Editor's note— Ord. No. 00-11, adopted Oct. 3, 2000, repealed §§ 17.01—17.07, which pertained to subdivision regulations and derived from Ord. No. 98-5, adopted Sept. 1, 1998.

The preparation, submittal, review and approval of all subdivision plats shall proceed through the following steps:

A.

Pre-submission conference meeting between developer and public works director/building official.

B.

General development plan submitted by developer if required, for public works director's/building official approval.

C.

Preliminary plat approved by planning commission.

D.

Preliminary plat approved by city council.

E.

Final plat approved by planning commission.

F.

Fiscal requirements approved by city council.

(Ord. No. 94-7, 4-19-94; Ord. No. 94-13, Exh. A, 9-6-94)

This step is intended to be of mutual benefit to the subdivider and the community by determining the suitability and time of development of a tract of land in relation to availability of services and facilities. This step also involves considerable subdivision planning which precedes actual preparation of the preliminary plat. The developer's engineer, surveyor, or planner shall present the proposal to the public works director, who shall inform the developer's engineer, surveyor or planner of the details regarding platting procedures and requirements.

A.

Actions required by the subdivider.

1.

Sketch plans and ideas regarding land use, streets, lot arrangement, and size.

2.

Proposals regarding water supply, sewage disposal, drainage, streets and other improvements.

B.

Actions required of the public works director/building official.

1.

Determine existing zoning of the tract if within the city and determine if a zoning change is involved.

2.

Determine the adequacy of and possible effects on existing or proposed schools, parks and other public uses.

3.

Determine the relationship of the proposed development to such existing and proposed facilities as major streets, availability of utility systems, adequacy of accessibility and any unusual problems such as topography or flooding.

4.

Determine the need for preparation and review of a general development plan prior to considering a preliminary plat and if required, advise the developer that such plan is to be prepared and submitted for review and comment.

(Ord. No. 94-13, Exh. A, 9-6-94)

Only after acceptance of the general development plan, if required, by the public works director shall the preliminary plat(s) be prepared. If development is to take place in several phases, the general plan should be submitted as supporting data for each part.

(Ord. No. 94-13, Exh. A, 9-6-94)

A.

The developer is required to submit a preliminary plat of the subdivision to the city. Submittal shall include an application requesting approval accompanied by the required filing fees. See fee schedule.

B.

The purpose of the submittal is to allow the planning and zoning commission to review overall platting of the tract, water and sewer service and street patterns within the subdivision for conformance with the requirements of the city.

C.

The preliminary plat shall receive approval by the commission or conditional approval with review of the preparation prior to submittal of final plat.

(Ord. No. 94-13, Exh. A, 9-6-94)

The preliminary plat phase of land subdivision includes detailed subdivision planning, submittal, review, and approval of the preliminary plat. To avoid delay in processing his application, the subdivider's engineer or surveyor should provide the public works director with all information essential to determine the character and general acceptability of the proposed development.

(Ord. No. 94-13, Exh. A, 9-6-94)

Upon an agreeable completion of the pre-application conference step, the developer shall prepare and submit the preliminary plat to the public works director preferably, not less than 14 days prior to the commission meeting at which such plat is to be considered. The following information, certified by a State registered professional engineer, landscape architect or a registered public surveyor in accordance with the requirements of this Code, shall be submitted:

A.

Five copies of a preliminary plat showing the general features of the proposed development.

B.

This preliminary plat shall be drawn on a scale of one inch equals 100 feet or larger and shall show the following:

1.

The outline of the tract that is proposed to be subdivided, with boundary dimensions.

2.

The proposed plan of subdivision, showing streets, blocks, lots, alleys, easements, building lines, parks, etc., with principal dimensions. The preliminary plat shall cover all of the tract intended to be developed whether in total or by sections.

3.

The location, width, and name of existing streets and any blocks, lots, alleys, easements, building lines, water courses, flood plain, boundary of tree cover, or other natural features in the area affected, with principal dimensions, and any other significant information on all sides for a distance of not less than 200 feet.

4.

The names of proposed streets; the location of the nearest existing sewers, water and gas mains and other public utilities if any. If none near vicinity, so state.

5.

A proposed general plan for drainage and the limits of any flood plain either as designated by FEMA mapping or limits as may be determined by the owner's registered professional civil engineer.

6.

The proposed drainage plan shall include: a topographical map in sufficient detail showing all abutting drainage areas either contributing to the storm water flows within the proposed subdivision; preliminary plans for drainage improvements within the proposed subdivision; and all calculations relating to the design of the drainage plan and its impact on the downstream system.

7.

The name of the proposed subdivision, north point, scale and date.

8.

The name of the owner or owners and signature, date and seal of the registered public surveyor who has prepared the preliminary plat.

9.

A vicinity sketch or key map at a scale of not more than 1,000 feet to the inch which shall show all existing subdivisions, streets, and tracts of acreage in the area.

10.

The proposed plan of improvements and utilities to be constructed in the subdivision, prepared by a registered professional engineer, shall be shown with indication of street widths and utility line sizes. The accurate location of any existing utilities within the subdivision shall be shown on the preliminary plat.

11.

The following certificate shall be placed on the preliminary plat:

APPROVED PRELIMINARY PLAT

12.

One copy of the signed plat shall be returned to the developer upon approval.

13.

A copy of any protective or restrictive covenants whereby the subdivider proposes to regulate land use and construction in the subdivision shall be attached to his preliminary plat.

(Ord. No. 94-13, Exh. A, 9-6-94)

On receipt of the preliminary plat, the public works director shall:

A.

Review the preliminary plat for compliance with public objectives, giving special attention to design principles and standard; to streets and thoroughfares as related to the master street plan of the comprehensive plan and to neighborhood circulation; to existing and proposed zoning and land use of the tract and adjacent tracts; and to sites required for schools, parks and other public facilities.

B.

Distribute copies of the preliminary plat to the following offices for review:

1.

City departments.

2.

Public utilities.

3.

County engineer and/or school district (when concerned with a specific plat).

C.

The reviewing offices will transmit their recommendations to the public works director. The director will then summarize the recommendations of the reviewing offices and present them to the planning commission for their consideration in action on the preliminary plat.

(Ord. No. 94-13, Exh. A, 9-6-94)

If the requirements of this Code have been met, the commission shall render a decision thereon at the next regular meeting of the commission. Such decision may consists of approval, conditional approval or disapproval.

A.

The approval or conditional approval of a preliminary plat by the commission and council is the authorization to proceed with the preparation of the final plat and application to consider the final plat. Approval or conditional approval of a preliminary plat does not constitute the acceptance of a subdivision or the improvements placed therein.

B.

The conditional approval of a preliminary plat by the commission is the approval of the plat subject to compliance with all conditions prescribed by this code. All conditions prescribed by the commission shall be furnished in writing to the developer within 14 days of commission action. Compliance with the conditions imposed shall be reflected on the "approved preliminary plat" to be submitted following council approval, as set forth in subsection F below, and on the final plat and related documents required for consideration of the final plat.

C.

The disapproval of a preliminary plat by the commission shall be final. Written notice of the reasons for disapproval shall be provided to the developer within 14 days of commission action.

D.

Commission approval or conditional approval shall be valid for a period of 12 months from the date of commission action. If within the 12-month period no application is made for final plat consideration, the preliminary plat shall become null and void. The developer may request and the council at its discretion, may grant an extension of the time limit for a specified period of time.

E.

If the developer intends to develop a proposed subdivision in sections or phases, he shall at the time of application for preliminary plat consideration so state.

F.

Upon council approval of the preliminary plat, the developer shall provide to the city five copies of the plat with revisions needed to comply with a conditional approval, and bearing the following:

APPROVED PRELIMINARY PLAT

G.

One copy of the signed plat shall be returned to the developer.

H.

An approved preliminary plat shall be valid approval for application for final plat consideration provided that application for final plat consideration for the first section or phase is made within 12 months of commission approval and provided that the final plat for each section or phase substantially conforms to the approved preliminary plat. Any substantial deviation in street layout or alignment, lot size or configuration, utility and/or drainage layout or easement shall require submittal for consideration of a new preliminary plat.

I.

The city council shall act on the plat with 30 days after the date that the plat is approved by the planning commission. A plat is considered approved by the city council unless it is disapproved within this period, subject to final approval of the planning commission.

J.

The disapproval of a preliminary plat by the city council shall be final. Written notice of the reasons for disapproval shall be provided to the planning and zoning commission and developer within 14 days of council action.

(Ord. No. 94-13, Exh. A, 9-6-94)

A.

The developer or his engineer shall submit to the city for review, the final plat and complete construction plans, along with an application requesting approval of the plat and the required fees.

B.

The final plat shall require only the approval of the planning commission. The city council will be required to formally accept the fiscal requirements between the developer and city for infrastructure and other improvements required by ordinance. (This step includes the final design of the subdivision, engineering of public improvements, and submittal of the final plat by the subdivider.)

(Ord. No. 94-13, Exh. A, 9-6-94)

After the preliminary plat has been approved by the council and any or all conditions are complied with, the developer's engineer or surveyor shall prepare and file with the public works director/building official not less than 14 days prior to the meeting of the planning commission at which the plat is to be considered, a final plat which shall comply with the requirements of this Code and shall include the following:

A.

The original final plat and five copies printed from the original. The original and copies shall be clearly legible. The original plat shall be drawn to a scale of one inch equals 100 feet (1" = 100') or larger in ink on mylar or other acceptable permanent material with all figures and letters legible. One copy of the original shall be on mylar or other acceptable permanent material.

B.

The final plat shall be proper for filing for record in the office of the county clerk with the following information given:

1.

The name or names of the owner and developer.

2.

The name of the licensed land surveyor or registered professional engineer who prepared the plat.

3.

The name of the proposed subdivision and any adjacent subdivisions.

4.

The name of street (to conform whenever possible to existing street names).

5.

The numbers of lots and blocks in accordance with a systematic arrangement.

6.

The north point, date, acreage being subdivided and scale. All plats shall be on a scale of one inch equals 100 feet (1" = 100 feet) or larger.

7.

An accurate boundary survey of the property, with bearings and distances referenced to the corner of an existing survey or established subdivisions, with complete and accurate field notes of said boundaries. The lines with dimensions of all adjacent lands and alleys and easement in adjacent subdivisions shall be shown in dashed lines.

8.

The location of proposed lots, streets, alleys, easements, building setback lines (both front and side streets) and other features.

9.

All necessary dimensions, including linear, angular and curvilinear and other surveying information necessary to reproduce the Plat on the ground with the linear and curvilinear dimensions shown in feet and decimals of a foot.

10.

The angular dimensions shall be shown by true bearings. The length of all straight lines, deflection angles, radii, tangents, central angle of curves shall be shown. All curve information shall be shown for the center line of the street. Dimensions shall be shown from all angle points and points of curve of lot lines. All lots on curves shall be shown with curve length dimensions based on are definitions.

11.

All survey monuments shall be shown on the plat. (See Section 17.50.C)

12.

All deed restrictions that are to be filed with the plat.

13.

Certification by a registered public surveyor, licensed by the State of Texas, placed on the plat as follows:

KNOW ALL MEN BY THESE PRESENTS:

THAT I, _______, do hereby certify that I prepared this Plat from an actual and accurate survey of the land and that the corner monuments shown thereon shall be properly placed under my personal supervision, in accordance with the Development Code regulations of the City of Bridge City, Texas.

(SEAL)

14.

Certificate of approval by the planning commission to be placed on plat in manner that will require only the filling in of the certificate:

I hereby certify that the above and foregoing Final Plat of _______ Addition to the City of Bridge City was approved this _______ day of _______, 19_______, by the Planning and Zoning Commission of the City of Bridge City, Texas.

___________
Chairman

___________
Secretary

Said addition shall be subject to all the requirements of the Development Code of the City of Bridge City, Texas.

Witness my hand this _______ day of _______, 19_______.

_______, City Secretary

15.

An instrument of dedication, signed and acknowledged by the owner or owners and by all other parties who have a mortgage or lien interest in the property, showing all restrictions, reservations, and/or easements, if any, to be imposed and reserved in connection with the addition. Such restrictions shall include the following provisions:

"No house, dwelling unit or other structure shall be constructed on any lot in this addition by the owner or any other person until:

(a)

Such time as the developer and/or owner has complied with all requirements of the Development Code of the city regarding improvements within the area so platted, including the actual installation of streets with the required base and paving, curb and gutter, drainage structures, storm sewers, alleys, and water and sewer utilities, all according to the specifications of the city; or

(b)

The developer files with the city secretary either a corporate surety bond, escrow deposit, or irrevocable letter of credit in a sum equal to the cost of such improvements for the designated area guaranteeing the installation of improvements thereon within the time period established by the city for completion of said improvements. The developer shall execute an agreement authorizing the city to make or complete said improvements in the event the developer fails or refuses to make or complete said improvements within the time so stated for completion thereof. The corporate surety bond, escrow or irrevocable letter of credit shall comply with the following:

(1)

The sum equal to the cost of improvements shall include all construction costs, the cost for construction staking, and engineering services related to construction including but not limited to periodic administration and preparation of as-built plans. The cost estimate for construction and related administration shall be prepared by the developer's engineer based on currently prevailing private commercial rates and approved by the city manager.

(2)

An escrow deposit shall be in the form of a cashier's check payable to the "City of Bridge City Escrow Account for _______ Addition." The City shall open an interest bearing escrow account bearing the subdivision name with the City's depository bank. All interest accrued by said account shall be deposited to the account. The City shall have the right to use the principal of the escrow deposit and all accrued interest to make or complete construction of subdivision improvements as provided by this Code. The developer may reduce the amount of escrow deposit equal to the cost, less ten (10) percent thereof, of each major phase of improvements as such phases are completed and satisfactorily pass all applicable test inspections. The major phases are: (1) water and sewer utilities and (2) streets and drainage. The release of any portion of escrow deposit shall not include any accrued interest and shall not constitute final acceptance of the improvements by the City. Upon final completion and final acceptance of all improvements, the City shall release to the developer the remaining balance of escrow deposit for the subdivision along with interest accrued and paid on same.

(3)

An irrevocable letter of credit shall be in a form ad drawn from a bank satisfactory to the city and in an amount equal to the cost of improvements as defined heretofore. The amount of the irrevocable letter of credit may be reduced by the developer upon completion of each major phase of construction in the same manner applicable to an escrow deposit.

(4)

These restrictions, with respect to improvements are made to insure the installation of such improvements and to give notice to each owner and each prospective owner of lots in the subdivision that no house or other building can be constructed on any lot in the subdivision until said improvements are actually made or provided for on the entire block on the street and/or streets on which the property abuts as described herein.

(c)

Until the developer and/or owner files a corporate surety bond with the city secretary in a sum equal to the cost of such improvements for the designated area guaranteeing the installation thereof within the time stated in the bond, which time shall be fixed by the city council of the city.

(d)

In specific circumstances, a developer may desire to obtain a building permit prior to final completion of a subdivision. The building official may be authorized to release specific permits for lots as requested by the developer, or as may be modified by the city council in their approval of the developer's written request. When such request is approved, the developer will be required to provide sufficient security for completion of the subdivision as set forth in this section.

C.

A certificate of dedication of all streets, alleys, and other land intended for public use, signed by the owner or owners and by all other parties who have a mortgage of lien interest in the property and acknowledged before a notary public.

D.

A waiver of claim for damages against the city occasioned by the establishment of grades or the alteration of the surface of any portion of existing streets and alleys to conform to the grades established in the subdivision.

E.

Receipt showing that all taxes are paid. The final plat submitted to the planning commission and to be filed for record with the county clerk shall not show construction of physical features unless so unusual as to be of significance; except that the shoreline of water areas shall be shown with the date surveyed.

F.

Two copies of the following:

1.

Construction plans and specifications for subdivision improvements.

2.

Report of soil test and pavement designs.

3.

Drainage study report as required in subsection 17.15. B.5 of this appendix.

4.

Executed copies of paving and utility contracts before commencing construction.

5.

Soil erosion prevention plan.

6.

Report on possible effects on existing sewer system.

(Ord. No. 94-13, Exh. A, 9-6-94)

A.

Upon filing of said final plat with the public works director/building official by the developer, the commission shall render a decision thereon within 30 days. Said decision may consists of approval or disapproval. Reasons for disapproval shall be stated by the commission in writing within 14 days. The final plat is considered approved by the planning commission unless it is disapproved within this period.

B.

After the final plat has been approved and has been fully and properly endorsed, the city secretary shall file the plat with the county clerk of Orange, County, Texas.

(Ord. No. 94-13, Exh. A, 9-6-94)

A.

A public hearing is required on all replats when the previous plat is not vacated. Vacation procedure shall be followed as set forth in Chapter 212, Vernon's Texas Civil Statutes, Local Government Code.

B.

If the previous plat is not vacated and the areas proposed for replatting was zoned for residential use for not more than two residential units per lot or deed restricted for same (within preceding five years), then the following procedure is required:

1.

Notice by planning and zoning commission (or governing body) for a public hearing must be published 15 days in advance of the hearing.

2.

Written notice of the public hearing must be forwarded to the owners of all lots in the current plat at least 15 days prior to the hearings; however, if the preceding plat contains more than 100 lots, the notice shall be mailed to those owners within 200 feet of the parcel to be replatted.

3.

If 20 percent or more of the owners of lots in the current plat file a written protest, the planning and zoning commission or governing body shall require the written approval of 66-⅔ percent of the owners of all lots in such plat; or those lots within 200 feet of the property to be replatted if the current plat contains more than 100 lots.

4.

Correction of error and omissions on plat shall follow procedures set forth in Chapter 212, Article 974a, Vernon's Texas Civil Statutes, Local Government Code.

(Ord. No. 94-13, Exh. A, 9-6-94)

Procedures as set forth in this article shall be followed in replatting of platted property or the abandonment of a recorded subdivision.

(Ord. No. 94-13, Exh. A, 9-6-94)

A minor plat may be approved by the city manager or his designee. A minor plat is a final plat that consists of four or fewer lots fronting on an existing street and not requiring the creation of any new streets or the extension of municipal facilities. A minor plat shall comply with all the regulations of the subdivision and the zoning ordinances. The city manager or his designee may, for any reason, elect to present the plat to the planning and zoning commission to approve the plat. The city manager or his designee shall not disapprove a minor plat, but shall refer any plat which he refuses to approve to the planning and zoning commission within 30 days of submission of the plat in his office. See Ordinance 94-7, approved 4/19/94.

(Ord. No. 94-13, Exh. A, 9-6-94)

Local Government Code Section 212.016. Amending plat:

(a)

The municipal authority responsible (planning and zoning commission) for approving plats may approve and issue an amending plat, which may be recorded and is controlling over the preceding plat without vacation of that plat if the amending plat is signed by the applicants only and is solely for one or more of the following purposes:

(1)

To correct an error in a course or distance shown on the preceding plat;

(2)

To add a course or distance that was omitted on the preceding plat;

(3)

To correct an error in a real property description shown on the preceding plat;

(4)

To indicate monuments set after the death, disability, or retirement from practice of the engineer or surveyor responsible for setting monuments;

(5)

To show the location or character of a monument that has changed in location or character or that is shown incorrectly as to location or character on the preceding plat;

(6)

To correct any other type of scrivener or clerical error or omission previously approved by the municipal authority responsible for approving plats, including lot numbers, acreage, street names, and identification of adjacent recorded plats;

(7)

To correct an error in courses and distances of lot lines between two adjacent lots if:

(A)

Both lot owners join in the application for amending the plat;

(B)

Neither lot is abolished;

(C)

The amendment does not attempt to remove recorded covenants or restrictions; and

(D)

The amendment does not have a material adverse effect on the property rights of the other owners in the plat;

(8)

To relocate a lot line to eliminate an inadvertent encroachment of a building or other improvement on a lot line or easement;

(9)

To relocate one or more lot lines between one or more adjacent lots if:

(A)

The owners of all those lots join in the application for amending the plat;

(B)

The amendment does not attempt to remove recorded covenants or restrictions; and

(C)

The amendment does not increase the number of lots; or

(10)

To make necessary changes to the preceding plat to create six or fewer lots in the subdivision or a part of the subdivision covered by the preceding plat if:

(A)

The changes do not affect applicable zoning and other regulations of the municipality;

(B)

The changes do not attempt to amend or remove any covenants or restrictions; and

(C)

The area covered by the changes is located in an area that the municipal planning commission or other appropriate governing body of the municipality has approved, after a public hearing as a residential improvement area.

(b)

Notice, a hearing, and the approval of other lot owners are not required for the approval and issuance of an amending plat.

(Ord. No. 94-13, Exh. A, 9-6-94)

Where it is proposed to develop and plat a unified residential, commercial, industrial and/or institutional project under the provisions of planned development zoning, the planning and zoning commission may recommend to the city council the variance of specific requirements of this Code based upon a detailed site development plan which is to be followed at time of preliminary and final platting.

Such modification shall be governed by the amending planned development ordinance standard for granting such modification from normal standards. Planned development zoning is an optional zoning and subdivision process intended to provide an avenue to apply new and innovative planning concepts that are not readily accommodated by traditional regulations.

In reviewing planned development plans, traditional standards are utilized as the base standard for comparison and guidance. Any modification of those standards shall meet all of the following criteria:

A.

The modified proposal shall conform to the Comprehensive Plan.

B.

The modification will not have the effect of preventing the orderly subdivision of other land in the area.

C.

The need must exist for a variance of requirements to accomplish a unique project design as distinguished from a need for a variance for personal convenience.

D.

The proposed development cannot be readily accomplished through standard zoning districts or subdivision processes.

E.

The proposed modification must substantially accomplish the intent of the standard and improve the overall development design.

(Ord. No. 94-13, Exh. A, 9-6-94)

A.

Concurrent with the final plat, the developer shall submit construction plans for the development of all public improvements proposed in the subdivision or section thereof.

B.

Said construction plans are to be submitted to the public works director/building official.

C.

Upon approval of the above plans and any required agreements between the city and subdivider, appropriate construction documents for all facilities will be filed with the city.

D.

Upon completion of all subdivision improvements, the following shall be submitted to the public works director/building official. Two sets "as-built" construction plans, a maintenance bond covering all improvements in the amount of 100 percent of the total construction cost and be in effect for a period of one year from date of acceptance of improvements, any pro rata contracts, a listing of final quantities for any city costs for participation in oversized facilities.

E.

Following the completion of the subdivision improvements and final inspections, the subdivision improvements shall be submitted for approval and acceptance by the public works director/building official who shall notify developer in writing of said final acceptance.

(Ord. No. 94-13, Exh. A, 9-6-94)

Construction plan and profile sheets for all public improvements shall be reviewed prior to construction and approval of the final plat. Construction plans and profiles shall be drawn on sheets measuring 24 by 36 inches. Each sheet shall include north point, scale and date. Bench mark description to sea level datum shall be included with the plans.

A.

Each sheet shall show the seal and signature of the registered professional engineer licensed by the State of Texas who prepared the plans and shall include the following, unless specifically approved otherwise by the public works director.

1.

A plan and profile of each street with top of curb grades shown. Scale shall be 1"=20' horizontally, and appropriate vertical scale.

2.

The cross section of proposed streets, alleys and sidewalks showing the width and type of pavement, base and subgrade and location within the right-of-way.

3.

A plan and profile of proposed sanitary sewers with grades and pipe size indicated and showing locations of manholes, cleanouts and other appurtenances, and a cross section of embedment.

4.

A plan of the proposed water distribution system showing pipe sizes and location valves, fire hydrants, fittings and other appurtenances, with a section showing embedment.

5.

A plan to scale of all areas contributing storm water runoff or drainage with and surrounding the proposed subdivision. Such plan shall indicate size of areas, storm frequency and duration data, amounts of runoff, points of concentration, and other data necessary to adequately design drainage facilities for the area.

6.

A plan and profile of proposed storm sewers, showing hydraulic data, pipe grades and sizes, manholes, inlets, pipe connections, culverts, outlet structures, bridges and other structures.

7.

Profile views of individual improvements shall have no more than two improvements on one sheet unless specifically approved by the public works director. The project engineer is responsible for the accuracy, completeness, and conformance to city standards.

B.

The purpose of the city review is to assure conformance to city policies and standards. However, the city review is limited to facts as presented on submitted plans. The city takes no project engineering responsibility. The engineer certifying the plans is the engineer responsible for the accuracy and completeness of the documents submitted for review and actual construction.

C.

The city reserves the right to require plan corrections when actual conditions in the field which are found to be contrary to or omitted from the previously submitted plan.

(Ord. No. 94-13, Exh. A, 9-6-94)

The purpose of this article is to outline the general design standards and policies for development within the city. It is intended that these standards set the basic development policies for the city and be used with the guidelines set forth in the design manual.

Street Standards Policy

A.

Street standards shall conform to the major thoroughfare plan and criteria for the right-of-way, pavement width, and general alignment of major thoroughfares shall be as set forth in major thoroughfare plan. The major thoroughfare plan may be amended as needed by the city council as recommended by the planning and zoning commission.

B.

A property shall be required to dedicate street right-of-way as shown in the officially adopted thoroughfare plan when the property is contiguous or traversed by a designated major thoroughfare or collector street.

C.

Residential (single or two-family) or local streets shall have 50 feet of right-of-way and paved surface of 26 feet.

D.

Streets in apartments, commercial, or industrial area shall have 65 feet of right-of-way with minimum of 33 feet paving. A collector serving the above uses shall have 75 feet of right-of-way with a minimum of 44 feet of paving.

(Ord. No. 94-13, Exh. A, 9-6-94)

A.

The following design guidelines shall be followed. Interpretation of street need classification shall be governed first by the approved thoroughfare plan. If outside the detail of the thoroughfare plan, street classification shall be interpreted on the basis of need as determined by a study of the neighborhood area in which the subdivision is proposed and the intensity of the area's future development.

B.

If a circumstance or existing topographic feature prohibits the reasonable use of the following specified design requirements, consideration will be given for a variation. A written request for such a variation must be made to the planning and zoning commission or shown on the proposed subdivision, and sufficient data submitted to analyze the variation.

DESIGN STANDARDS

STREET COST AND CITY PARTICIPATION

The owner shall be responsible and pay all costs for the design and construction of all streets within his development except streets over 44 feet in width as required by the city as defined below. The developer shall build these streets in accordance with city standards. The city will participate in the paving cost only (excavation, sub-grade, preparation, base and wearing surface, and subject to funds available and approval of city council) on street paving costs above a pavement section of 44 feet on streets required by the city, above and beyond the traffic needs of the proposed development.

(Ord. No. 94-13, Exh. A, 9-6-94)

The proposed street system shall extend all existing major streets and such collector streets up to logical termination points according to the preceding criteria. Local access streets are to be extended as may be desirable for public safety and convenience of circulation. The width and the horizontal and vertical alignment of extended streets shall be preserved.

(Ord. No. 94-13, Exh. A, 9-6-94)

Where offsets (jogs) in street alignment are unavoidable, in the opinion of the planning and zoning commission, such offsets may be employed provided the distance between center lines is not less than one hundred 125 feet.

(Ord. No. 94-13, Exh. A, 9-6-94)

Any subdivision being platted in the extraterritorial Jurisdiction of the city shall provide for the following improvements or plans prior to approval of final plat.

A.

Streets. Construction plans shall be required to be prepared for the construction of streets in accordance with this Code.

B.

Drainage. Construction plans shall be required to be prepared for the construction of drainage improvements needed to accommodate the subdivision plat in conformance with this Code.

C.

Water. Subdivisions being platted shall submit plans and construct the water distribution system with appropriate appurtenances for fire protection.

D.

Sanitary sewer. Construction plans shall be prepared for sanitary sewer facilities and off-site line extended to major out fall line.

E.

Requirements. The requirements of subsection C and D herein may be deleted from said construction plans upon approval of the planning commission with the concurrence of the city council based on the density of the lots, provided that such lots are one acre or more in size, and whether or not the subdivision's water and/or sewer will be effectively regulated by another governmental agency in the proposed subdivision; and/or any other relevant factors the planning commission may wish to consider. The reasons for such deletion shall be delivered by the planning commission to the city council, with the preliminary plat of said subdivision submitted to the city council. The city council shall approve the deletions prior to said deletions being effective.

(Ord. No. 94-13, Exh. A, 9-6-94)

A.

The maximum length of a cul-de-sac or dead-end street with a permanent turnaround shall not be greater than 400 feet, except under unusual conditions and with the approval of the planning and zoning commission.

B.

Turnarounds are to have (1) a minimum right-of-way width of 100 feet and (2) a minimum 40-foot outside radius for single-family and two-family uses, and a minimum right-of-way width of 120 feet and a minimum 50-foot outside radius for all other uses.

C.

Temporary dead-end streets may be approved by the planning and zoning commission if adequate, all-weather turnaround is provided. "Adequate, all-weather turnaround" is defined as a turnaround that is of sufficient size to accommodate fire, sanitation and school vehicles and is of a construction quality comparable to standard road cross-sections.

(Ord. No. 94-13, Exh. A, 9-6-94)

Except where existing conditions will not permit, all streets shall intersect as a 90 degree angle. Variations of more than ten degrees on residential or local streets and more than five degrees on collectors and thoroughfares must have the approval of the planning and zoning commission.

(Ord. No. 94-13, Exh. A, 9-6-94)

1.

In all developments, the planning and zoning commission may postpone the required improvements of an unimproved street by the developer should it be determined that such improvements are not feasible or desirable at the time of development. If such improvements are postponed, the developer shall either:

a.

Post an approved performance bond acceptable to the city for one and one half the current estimated cost of construction and enter into a written agreement with the city obligating the developer to pay for such costs.

b.

Place his pro-rata share (half the total cost of paving for the unimproved street) in an escrow account with a county bank acceptable to the city and enter into a written agreement obligating the developer to pay such pro-rata share. Said interest from such an escrow account shall be made payable to the city to offset inflationary costs of construction. If the funds are not used within nine years, the city shall hold a public hearing to show clear intent to improve the road within one year; if no such intent is shown the funds and interest will be returned.

c.

Any developer who builds one half the street and desires to provide ultimate drainage facilities for the whole street will be able to collect up to one half of the cost of the drainage improvements when adjacent properties develop by signing an appropriate pro-rate agreement with the city.

(Ord. No. 94-13, Exh. A, 9-6-94)

New streets shall be named so as to provide continuity of name with existing streets and to prevent conflict with identical or similar names in other parts of the city and be approved by the fire marshal.

(Ord. No. 94-13, Exh. A, 9-6-94)

Private streets shall be prohibited except in planned development zoning districts as approved by the city council.

(Ord. No. 94-13, Exh. A, 9-6-94)

If the lots in the proposed subdivision are large enough to suggest resubdivision in the future or if a part of the tract is not subdivided, consideration must be given to possible future street openings and access to future lots which could result from such re-subdivision.

(Ord. No. 94-13, Exh. A, 9-6-94)

For estate subdivision as herein defined, two-acre lots with 200 feet or more frontage for single-family use, a pavement width of 22 feet without curbs is allowed in a 60 feet right-of-way. Pavement quality must meet the minimum quality of the city standard specifications.

(Ord. No. 94-13, Exh. A, 9-6-94)

1.

Water and sewer utilities standards.

A.

Basic policy [for water systems]. Water systems shall be provided with a sufficient number of outlets and shall be of sufficient size to furnish adequate domestic water supply and to furnish fire protection to all lots and to conform to the master water plan and standard specifications of the city.

B.

Basic policy [for sewer facilities]. Sanitary sewer facilities shall be provided to serve the subdivision adequately and to conform to the master sewer plan and standard specifications of the city.

2.

Oversized mains. When oversized mains are required to serve property beyond the boundary of the subdivision, the developer shall be required to install the oversized line and the city will participate in the oversize costs if funds are available.

3.

Extensions of water and sewer mains.

Required extensions:

A.

All new subdivisions and other developments shall be required to extend across the full width of the subdivision in such an alignment that it can be extended to the next property in accordance with the master sewer and water plans for the city.

B.

Properties already served by water and sewer shall not be required to install additional facilities unless:

1.

The current lines are not of adequate capacity to serve the proposed development; in which case the developer will be required to install adequate facilities.

2.

The current lines are not of adequate capacity to serve the zoning of a property that has been rezoned to a more intense use since the time of the original utility installation.

4.

Utilities easement requirements. All utilities shall be provided in street or alley rights-of-way except when special circumstances require lines or facilities to be placed outside rights-of-way for providing adequate service.

All utility easements shall be a minimum of 15 feet in width unless special circumstances warrant additional or reduced easements widths.

(Ord. No. 94-13, Exh. A, 9-6-94)

1.

General policy.

A.

The planning and zoning commission shall not recommend for approval any plat of subdivision which does not make adequate provision for storm or flood water runoff. Drainage provision shall ensure the health and safety of the public and property in times of floods; and such facilities shall not cause excessive increases in flood heights or velocities, particularly to adjacent and downstream properties.

B.

The applicant may be required by the planning and zoning commission to carry away by pipe or open ditch any spring or surface water that exists either previous to or as a result of the subdivision. Such drainage facilities shall be located in the road right-of-way where feasible, or in perpetual unobstructed easements of appropriate width, and shall be constructed in accordance with the construction standards and specifications of the city.

2.

General design standards. The general drainage design and construction standards and policies of the city are set forth in the Code.

3.

Drainage easements.

A.

Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights-of-way, perpetual unobstructed easements for such drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall be carried from the road to a natural water course or to other drainage facilities.

B.

When proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat or other instrument as approved by the city attorney. In the case of clear public interest, the city shall participate in easement acquisition by power of condemnation.

C.

The applicant shall dedicate an appropriate drainage easement either in fee or by drainage easement or by conservation easement of land on both sides of existing watercourses to a distance to be determined by the planning and zoning commission.

4.

Modification of flood plains. No land shall be changed which lies in any 100 year flood drainage ways as defined by FEMA mapping until a drainage study has been prepared, submitted and approved by the FEMA and the city and any other agencies having jurisdiction.

5.

Construction. The developer and/or his contractors assume full responsibility for compliance and conformance of practices and safety measures required for trenching and excavation.

(Ord. No. 94-13, Exh. A, 9-6-94)

Adoption. The Construction Manual for Public Works Improvements is herein adopted as a part of this Code.

Design standards, streets and alleys. Streets and alleys shall be platted and constructed in accordance with the master thoroughfare plan or other plans approved by the city council, shall be of concrete construction and shall conform to the following general requirements and standard specifications: residential streets shall be a two course surface treatment; collector streets shall be six-inch reinforced concrete.

A.

Thoroughfares shall generally be constructed as required in the master thoroughfare plan. The developer will be responsible for up to a 44-foot pavement width. Pavement shall be in conformance with city standard specifications.

B.

Collector streets shall generally be constructed within a 75-foot right-of-way and shall consists of 44-foot roadway. Pavement shall be in conformance with city standard specifications. The developer shall construct at his own cost, the entire width of roadway if it is located in the interior of the subdivision.

C.

Residential streets shall generally be constructed within a 50-foot right-of-way and shall consist of a 26-foot wide roadway. Pavement shall be in conformance with city standard specifications. The developer shall construct the entire width of pavement.

D.

Other street sections may be used if approved by the city council.

E.

The subsoil shall be worked to a depth of six inches and brought to a firm foundation. A four-inch base shall be provided of a material acceptable to the director of public works.

F.

All construction shall be in accordance with the standard specification for street construction in the city.

(Ord. No. 94-13, Exh. A, 9-6-94)

The Hydraulic Manual prepared and compiled by the Texas highway department's bridge division, and dated September, 1970, with subsequent revisions may be used in cases not covered by these requirements.

In special cases, alternate studies and/or designs may be required. These cases shall be reviewed on an individual basis. Methods, criteria, etc. shall be preapproved by the department of public works. Additional documentation may be required to support the application.

Any design parameter or design criteria found in the manual may be waived by the department of public works only after a request for such waiver is made in writing to the department of public works and a determination has been made that there are circumstances meriting this waiver. All proposed waivers must be approved in writing by the department of public works. In most cases, the following parameters shall apply:

All storm drainage facilities shall be designed assuming fully developed conditions.

Drainage area shall conform to the natural topography of the watershed tributary to the proposed storm drainage facilities. If runoff is changed from its natural course, the change must be designed in such a manner [that] neither the upstream or downstream properties will receive a negative impact. When the change requires the regrading of land, a grading plan shall be included in the final plans for the affected areas and be subject to approval by the department of public works.

Pipe stubouts may be allowed. When allowed, pipe stubouts shall be designed with proper inlet facilities to serve the entire design subarea. The stubout pipe shall be extended to a point determined necessary to provide drainage facilities to all lots within the subarea. One hundred year overflows originating from stubout pipes into public rights-of-way or easements shall be limited to an amount which will not exceed the right-of-way or easement capacity. Overflow velocities shall be limited to facilities as determined by the department of public works. Stubout design subareas must be graded in a manner which is in conformance with the design and shall be shown as part of the construction plans.

A.

Storm drain facilities in street rights-of-way. Streets and storm drains within new developments shall be designed so that storm water runoff resulting from a design storm of 100 year frequency is contained within the available right-of-way and/or drainage easement. The capacity of the street and right-of-way and/or easement and the storm sewer pipe, working in combination, must be designed for a capacity to safely contain storm water from a design storm of 100 year frequency.

Storm drainage facilities in existing developed areas shall be designed to meet this criteria to the extent practical as determined by the department of public works.

Where curb and gutter streets are installed, the storm sewer system is to begin at the point where the storm water from a five-year frequency storm reaches curb depth, with the exception of collector streets on which storm sewer facilities must be designed to prevent one 12-foot wide lane in each direction from ponding. On future six-land divided roadways where four lanes will be constructed initially, one ten-foot wide lane in each direction shall remain dry unless waived by the department of public works.

1.

Storm sewers are to be designed to provide:

a.

Capacity for the five-year frequency storm runoff when combined with the surface flow capacity of the street (flow contained within the ditches, or providing for clear lanes as previously described), when curb and gutter streets are installed, and

b.

Capacity for the 100-year frequency storm runoff when combined with the surface flow capacity of the available right-of-way.

2.

At such point where the combined capacity of the street and storm drain system satisfies the five-year street capacity criteria (as previously described) but the 100 year frequency storm runoff cannot be contained within the right-of-way, additional pick-up points shall be provided along with an increase in storm sewer capacity so that the 100 year frequency storm runoff will be contained within the right-of-way.

3.

In sump conditions, the 100-year frequency storm capacity shall be provided for unless otherwise directed by the department of public works, the depth of ponding shall not exceed one foot measured from the normal top of pavement and shall be contained within the right-of-way and/or easement.

4.

At such point within a storm drain system that the 100 year frequency storm runoff requires the installation of a pipe greater than a 48-inch diameter storm drain (or some other shape with a cross sectional area of more than 12.6 square feet), to satisfy the above mentioned criteria, then storm drainage facilities shall be installed in open channels.

(Ord. No. 94-13, Exh. A, 9-6-94)

Culverts and bridges shall be designed for a design storm frequency of 100 years. Bridges shall require a two-foot freeboard between the low point of the bridge and the 100 year water surface election. Where the drainage facility crossing a street is an open channel or a natural creek, a culvert or a bridge as determined by the department of public works to be the most desirable, shall be constructed.

Where a culvert is determined to be the most effective option, the headwater shall be a minimum of one (1) foot below the adjacent pavement. Backwater zones shall be platted as floodplain easements.

(Ord. No. 94-13, Exh. A, 9-6-94)

Approval to develop in any area subject to wetlands must be obtained from the appropriate agency responsible for that particular wetlands before the city grants its approval. Agencies that should be contacted include the U. S. Army Corps of Engineers and the state water commission.

Regardless of approvals obtained from those agencies listed above, no filling, development or construction in any area subject to inundation by a lake shall occur without the approval of the department of public works and the department of public works may require any studies necessary to determine that filling, development or construction does not have any detrimental effect on adjacent, upstream or downstream properties and any building shall be protected. This section in no way diminishes from other requirements of this policy.

(Ord. No. 94-13, Exh. A, 9-6-94)

Open channels shall meet the following criteria and be designed in accordance with one of the following methods:

A.

Improved earthen channels.

1.

Storm flow velocities shall not exceed six feet per second unless the developer's engineer can show that the soils will sustain higher velocities without erosion. The engineer's findings (appropriately documented and sealed) less one foot per second shall be the maximum water velocity allowed so as to avoid erosion that could threaten life or property. The minimum roughness coefficient ("n") for improved earthen channels to be maintained by the city shall be 0.050.

2.

The channel shall have a trapezoidal shape with side slopes not steeper than a four to one ratio.

3.

Easement widths to allow for maintenance equipment shall be provided.

4.

One foot of freeboard above the 100-year frequency water surface elevation must be available within the designed channel at all locations.

5.

The appropriate use of the neighboring property or the health and safety of such persons affected will not be substantially injured.

[B.

Reserved.]

C.

Lined channels.

1.

Channels shall be trapezoidal in shape and lined with five inches of reinforced concrete with side slopes of two feet horizontal to one foot vertical or otherwise to such standards, shape and type of lining as may be approved by the department of public works. The lining shall extend to and include the water surface election of the 100-year design storm plus one foot freeboard above the 100-year water surface elevation.

2.

A chainlink fence six feet in height, or other fence as approved by the department of public works, shall be constructed on each side of the concrete channel lining.

3.

Gabion or other forms of channel lining may be allowed in lieu of reinforced concrete lining with the approval of the department of public works.

(Ord. No. 94-13, Exh. A, 9-6-94)

On-site detention is the process of storing or retaining stormwater runoff and regulating its outflow in order to distribute the runoff over a longer period of time.

An on-site detention system may be allowed. The provision of either an adequate outfall condition or an on-site detention system shall be subject to the approval of the department of public works. For parking lots used as detention ponds, the maximum depth of ponding allowed shall not exceed one foot, and a maintenance indemnity/agreement may be required.

Sanitary sewer facilities shall be provided to adequately service the subdivision.

A.

Sewer pipe shall have a minimum internal diameter of six inches. Construction and materials shall conform to the standard specifications of the City of Bridge City and shall be PVC (SDR-35) or as approved by the director of public works.

B.

Sewer services for each lot shall be carried to the property line at the center of the lot.

C.

The developer shall construct all manholes, cleanouts, and other appurtenances as required by the public works director. Distance between manholes shall not exceed 500 feet. Manholes shall be placed at all grade changes and alignment changes.

D.

Should a lift station, either temporary or permanent, be necessary to provide a sanitary sewer service to the subdivision, the developer shall construct the station and all appurtenances at his own expense. If and when the lift station is no longer needed, the installation will remain the property of the City of Bridge City for disposal.

Water systems shall have a sufficient number of outlets and shall be of sufficient size to furnish adequate domestic water supply, [and] to furnish fire protection to all lots.

A.

Water pipe shall be a minimum of six inches nominal internal diameter. Construction and material shall conform to the standard specifications of the City of Bridge City and shall be PVC AWWA C-900, or as approved by the director of public works.

The size of pipe required to meet the demand shall be determined by the design engineer with the approval of the public works director. The public works director may require larger pipes than necessary to serve the proposed development to meet future system demands.

B.

Water services for each lot shall be stubbed out with an angle stop to the location required as shown on the standard details. A meter box conforming to the requirements of the city shall be installed over the end of each service.

C.

Valves and fire hydrants shall be located to satisfy the requirements of the public works department and spacing shall be 500 feet in residential areas and 300 feet in apartment and commercial areas.

A.

Street name signs policy. The developer shall install street name signs and any required traffic control devices concurrent with the improvements within the subdivision approved by the final plat.

Signs and markers shall be in accordance with the "Manual on Uniform Traffic Control Devices."

B.

Fire lanes. Where adequate access for firefighting purposes may not otherwise be provided, easements for fire lanes may be required. Fire lane easements shall be paved with either asphalt or concrete material of such strength to support fire vehicles; shall be a minimum of 16 feet in width; shall generally be within 50 feet of all exposed building walls; shall be maintained by the property owner; shall be marked as such on the ground; and shall be kept free and clear at all times, or have such obstacles that can easily be traversed by a fire truck (i.e., breakable chains, low level plant material), unless otherwise approved by the planning and zoning commission.

C.

Monuments and markers.

[1.]

Markers. Lot markers shall be a five-eighths-inch reinforcing bar, 18 inches long, or approved equal, and shall be placed at all lot corners flush with the ground or below ground if necessary in order to avoid being disturbed.

[2.]

Monuments. Monuments shall be set at any angle point in the perimeter boundary of the subdivision. Monuments shall be a concrete post four inches in diameter and four feet in length or other such type of monument as may be approved by the public works director. The precise point of intersection shall be indented on top of the monument.

D.

Benchmarks. A benchmark will be established on a boundary corner of the subdivision and within the subdivision not closer than 200 feet apart at a ratio of one benchmark per ten acres of subdivision area. Such benchmark shall be established to a sea level datum. The benchmark shall be established upon a permanent structure or may be set as a monument and shall be readily accessible and identifiable on the ground as well as on the subdivision plat.

It is the policy of the City of Bridge City that redevelopment on existing residential lots within the city shall be encouraged. This policy shall apply to lots that have been platted previously and/or developed and are not currently being redeveloped. For such area the existing community facilities of streets, water and sewer shall be considered the responsibility of the city and shall be upgraded as funds are available and/or during the regular assessment program. For areas where the existing community facilities of streets, water and sewer have not been provided, it shall be the responsibility of the developer to provide these facilities.

[1.]

Lots.

A.

Lot size. The size, width and depth of lots shall conform to the zoning requirements for the area.

B.

Access to street. Each lot shall be provided with adequate access to an existing or proposed public street (county or city) by frontage of not less than 20 feet on such street except frontage on a private street may be permitted in a planned development zoning district. Such private street shall be connected to the general network of public streets in the area. Development adjacent to existing public streets shall include the required improvements in accordance with the city's perimeter street policy.

C.

Facing. Wherever feasible, each lot should face the front of a similar lot across the street. In general, an arrangement placing facing lots at right angles to each other should be avoided.

D.

Common areas and facilities. Such areas shall be noted on the plat and also have filed covenants approved by the city attorney, or other arrangements for permanent maintenance of these areas and facilities as may be approved by the planning and zoning commission.

E.

Building across lot lines. No building, except buildings designed and constructed as two-family dwellings or one-family attached dwellings, shall be constructed on or across existing lot lines. Where buildings [are] designed and constructed on or across lot lines, the buildings shall be so located so that the common walls separating the individual living units are located on and along the common lot lines of the adjoining lots on which the buildings are located.

F.

[Screening of lots adjacent to major thoroughfares.] When lots back to major thoroughfares, a screening device shall be installed on the lot(s) limiting visibility between the trafficway and adjoining lots. Screening material shall be approved by the city council and shall be either of solid material or vegetative matter.

2.

Blocks.

A.

Block length for residential use should generally not exceed 1,200 feet, measured along the center of the block. Six hundred feet is a desirable minimum. The commission may require a pedestrian easement or a walk near the center of blocks over 1,000 feet.