1. All legislative applications (See Division 8-4, Legislative Approvals) prior to final decisions on all other applications;
2. Variance applications (See Sec. 8-5-2, Variances) prior to final decisions on subdivision or administrative applications; 
3. Subdivision applications (See Division 8-6, Subdivision Review Procedures) prior to final decisions on administrative applications; and
4. Administrative applications pursuant to Division 8-3, Administrative Approvals.

1. Form Updates.  The responsible official shall promulgate and periodically revise forms for each type of application required by this UDC.
2. Information Required.  Application forms shall include specific information that is required to process each type of application in accordance with the requirements of this UDC and any necessary contact information for the applicant.

1. Administrator Responsibility. The Administrator shall review all development review submittals to determine if the application is complete.
2. Meaning of Complete.  The Administrator shall deem a submittal complete that contains:
   1. All of the submittal information required in the application form;
   2. Documents or drawings that are prepared and certified by qualified professionals (where such certifications are required);
   3. The application fee; and
   4. Any additional information that is necessary to demonstrate compliance with all of the applicable requirements of this UDC.

1. The contents of the submittal are accurate or that they comply with the standards of this UDC;
2. The application will receive a positive recommendation or final decision from the applicable review body; or
3. During the review, additional clarification or information will not be needed.

1. If the Administrator determines a submittal not to be complete, the Administrator shall:
   1. Notify the applicant in writing with a list of all missing or incomplete items; and
   2. Provide 10 business days for the applicant to resubmit the missing or incomplete items.
2. If the missing or incomplete items are not submitted within the 10-day period, then the Administrator shall deem the application rejected, shall not accept the application for filing, and shall make the submittal and application fee available to the applicant for retrieval. 
3. Incomplete or rejected applications are not considered "filed​​​​​​" or "submitted" for the purposes of Texas Local Government Code (TLGC) Chapter 212, TLGC Chapter 245, or for any other purpose.

1. Review and Comment. Review the application and provide comments to the applicant, which may include  required revisions;
2. Review and Decide. Review and make a final decision on the application; or
3. Distribute. Distribute the application to the appropriate review body or outside agency, including, but not limited to, utilities and school districts, for recommendation or final decision.

1. Comments. During the application review process, the Administrator may provide comments from the review bodies, where applicable, to the applicant. The applicant shall revise and resubmit the application with requested changes.
2. Resubmittal. Upon receipt of the resubmittal, the Administrator may refer the application to agencies again if the changes substantially affect the interests of the agency in ways not anticipated by the agency's original comments, or require the agency's technical expertise for appropriate review.

1. Administrative Applications. If the application is for a review procedure addressed in Division 8-3, Administrative Approvals, then the City staff member denoted in Table 8-3-1-1, Administrative Approvals, shall approve, conditionally approve, or deny the application, as appropriate.
2. Legislative, Quasi-Judicial, and Subdivision Applications. If the application is for a review procedure addressed in Division 8-4, Legislative Approvals, Division 8-5, Quasi-Judicial Approvals, or Division 8-6, Subdivision Review Approvals, the applicable City staff member shall forward a report concerning the application to the applicable review body who will consider it for further recommendation or final decision.   

1. Process to Inactivity. An unapproved application becomes inactive after 45 days from receiving review comments if the applicant fails to completely address the City's comments and allow further processing of the application, unless the Administrator determines that the applicant is actively pursuing action to address such comments. If the Administrator makes this determination and the applicant still fails to completely address the comments, then the application will become inactive 90 days after the date of receipt of the comments.
2. Null and Void. If the applicant fails to take action or to request an extension of time, inactive applications will automatically expire and become null and void without further notice 30 days after the date when they became inactive.

1. Prior to the expiration of an inactive plat, the application may be extended for up to six months upon written request of the applicant for cause only; and
2. If the City amends this Chapter or adopts other regulations during the period of time when the application was inactive, the application shall:
   1. Not be subject to compliance to the new regulations until the original application is considered to be voided; and
   2. The application shall be subject to the new regulations and ordinances if the period of time to request an extension lapses.
3. An inactive application shall expire after a six-month extension lapses and if an extension was not requested.

1. Required Notice. Table 8-2-7-1, Required Notice, sets out the specific notice requirement for each type of application where notice is required.
2. Open to Public. All public hearings shall be open to the public except as otherwise provided in Texas Local Government Code (TLGC) Chapter 551, Open Meetings. However, not all decisions require public hearings.

1. Publication Notice. When required, shall be provided by publication in accordance with the requirements of the TLGC, Chapter 211. 
2. Mail. When required, mailed notice shall be provided to each owner, as indicated by the most recently approved municipal tax roll of real property.

Submittal Process.

1. Pre-Application Conference. Concept plans, while not required, are recommended to be submitted to the Administrator in conjunction with the pre-application conference.  See Sec. 8-2-2, Pre-Application Conference.

2. Review and Recommendation by the Administrator. The Administrator shall review the concept plan in conformance with the procedures established in Div. 8-2, Standard Review Procedures and the applicable standards of this UDC.  

Elements to be Included for Review. The concept plan for the proposed development is recommended to include the following:

1. A general plan showing the location and relationship of the various land uses permitted in the development; 

2. A range of proposed building heights; 

3. A written statement addressing the drainage development of the site;

4. The general location of detention/retention ponds and other major drainage structures;

5. The general location of building and parking areas;

6. Open spaces, parkland, conservation areas, greenways, parks, trails, and other special features of the development; and

7. Buffer areas or a statement indicating buffering proposed;

1. All Buildings. The Administrator shall not issue a building permit for any building unless:
   1. A final plat has been approved and recorded; or
   2. The standards of this UDC have been met. 
2. Principal Structures. The Administrator shall not issue a building permit for any principal building unless: 
   1. The subject property is part of a plat recorded with the Brown County Clerk; or
   2. Required or proposed improvements associated with an approved final plat have been either installed or guaranteed in accordance with Sec. 4-3-2, Guarantees.

1. The applicable standards of ARTICLE 4, Subdivision Standards; and
2. The specifications contained in the City's Engineering Design Manual. The Administrator may require plans, specifications or drawings of such improvements to be made.

1. Occupancy and use of a new building hereafter erected or structurally altered existing building;
2. Change in use of an existing building to a use of a different classification;
3. Occupancy and use of vacant land; or
4. Change in the use of land to a use of a different classification.

1. Filing. An application for a certificate of occupancy for a new building shall be filed at the same time as the application for the building permit. 
2. Timing. If the application conforms with all provisions of this UDC, the inspection  will occur  within three business days after submittal.
3. Issuance. Upon the passing of the inspection the certificate of occupancy will be issued. 

1. Plans in duplicate drawn to scale showing the location, dimensions, and elevation of proposed landscape alterations, existing and proposed structures, including the placement of manufactured homes, and the location of the foregoing in relation to areas of special flood hazard;  
2. Elevation (in relation to mean sea level), of the lowest floor (including basement) of all new and substantially improved structures; 
3. Elevation in relation to mean sea level to which any nonresidential structure shall be flood proofed; 
4. Description of the extent to which any watercourse or natural drainage will be altered or relocated as a result of proposed development; and
5. If applicable a certificate from a registered professional engineer or architect that the nonresidential flood proofed structure shall meet the flood proofing criteria of Sec. 5-2-2.C, Non-Residential Construction.

1. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner is minimal;
2. The danger that materials may be swept onto other lands to the injury of others is minimal; 
3. The proposed use is compatible with existing and anticipated development;
4. The property is safely accessible in times of flood for ordinary and emergency vehicles;
5. The costs of providing governmental services during and after flood conditions including maintenance and repair of streets and bridges, and public utilities and facilities such as sewer, gas, electrical and water systems are reasonable; 
6. The expected heights, velocity, duration, rate of rise, and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site are manageable; 
7. A waterfront location is necessary for the facility, where applicable;
8. Alternative locations, not subject to flooding or erosion damage, are not available for the proposed use; and
9. The danger to life and property due to flooding or erosion damage is minimal.

Generally. A sign permit is required for any person to place, construct, or alter the size or shape of any sign or to thereafter make use of a sign without having first obtained a sign permit from the City, except as otherwise provided in this Section and Sec. 3-4-3, Signs Not Requiring a Permit.

Permit Exemptions. A sign permit is not required to:

1. Demolition. Removal of a sign if the applicant obtains a demolition permit in accordance with Chapter 6, Building and Building Regulations, of the City's Code of Ordinances for the structure on which the sign is mounted;

2. Maintenance. Repaint a sign or to restore a sign to its original condition if the sign otherwise complies with this UDC; or

3. Changing Copy. Periodic changes to the letters, numbers or message portion of a lawful sign specifically designed for that purpose.

Issuance of Permits. If the plans and specifications for a sign set forth in any application for a permit conform to all of the requirements of this UDC, and any other applicable city regulations, the City Administrator shall issue the appropriate permit.

Duration. Unless earlier revoked, a sign permit to construct, erect, locate, or place is valid for 180 days from the date of issuance.

Applicability. 

1. Prior to development of any use or structure other than the exemptions listed below in Subsection C, a site plan shall be approved in accordance with this Section prior to any development commencing on the property.

2. All improvements reflected on approved site plans must be constructed at the time of development in accordance with this UDC.

1. Construction of single-family dwelling; and

2. Any emergency activity that is immediately necessary for the protection of life, property, or natural resources.

Submittal Requirements.

1. Format. The site plan shall be submitted in the following format:

   1. Scale. One inch equals 100 feet.

   2. Size. 24 x 36 inches.

2. Locations Identified. The following showing items shall be accurately depicted on the plan:

   1. All existing or proposed buildings, structures, or improvements (including temporary structures);

   2. All existing front, side, and back setback locations;

   3. All proposed modifications to the external configuration of each building, structure, or improvement (including all carports);

   4. Open spaces and landscaped areas; and

   5. Parking and loading with vehicular and pedestrian circulation.

3. Supplemental Plans Required.

   1. Site Work Permit. A site work permit in conformance with Sec. 8-3-9, Site Work Permit, shall be submitted in conjunction for a site plan for those properties where site work has not yet been completed.

   2. Engineering Plan. An engineering plan for the water, sewer, and other utilities, as well as street(s) and parking construction shall be submitted in accordance with Sec. 4-2-4, Construction Standards, and the City's Engineering Design Manual.

   3. Landscaping Plan. A landscaping plan showing the how the applicant with comply with Sec. 3-3-2, Development Landscaping, and any additional buffering requirements per Sec. 3-3-3, Buffering or Sec. 2-2-3, Limited Use Standards.

   4. Lighting Plan. All new nonresidential developments shall submit a plan including light fixture details to demonstrate conformance with Sec. 3-5-2, Lighting Design. Lighting plans are not required to be designed by a licensed engineer.  

4. Exception. A site plan is not required for the following activities any emergency activity that is immediately necessary for the protection of life, property, or natural resources.

Site Plan Review Criteria. To be approved, a site plan must provide for those items listed below. The City Administrator may request changes to the site plan to accomplish the following requirements.

1. Safe and convenient traffic control, handling, and vehicle queuing;

2. Assured pedestrian safety which may include the provision of sidewalks along the perimeter of the property;

3. Efficient and economic public utilities;

4. Public road or street access;

5. Safe and efficient internal access including public, private, or emergency;

6. Adequate parking and maneuvering areas;

7. Noise and emission control or dispersion that complies with Article III, Division 4, Noxious Odors, Excessive Noises, of the City's Code of Ordinances;

8. Runoff, drainage, and flood control; and

9. Visual screening of areas offensive to the public or adjacent developments such as detention areas, retaining walls, utilities and solid waste facilities.

Decision Procedures. 

1. Approval. If the proposed site plan is determined to be consistent with all applicable provisions of this UDC, the Administrator shall approve or conditionally approve the site plan. Conditional approval must entail corrections or changes that are ministerial and explicitly spelled out.

2. Disapproval. A determination that all such requirements and provisions have not been satisfied shall result in disapproval of the site plan and notice of such disapproval shall be given to the applicant in writing.

1. Any excavation, fill, or earthmoving involving an earthwork volume greater than 10 cubic yards;
2. Construction, paving, or re-paving of any driveway, private street, parking lot, sidewalk, or path;
3. Construction of any paved surface larger than 100 square feet in area;
4. Construction or installation of any sewer, pipe, swale, or ditch for drainage purposes, except footing tiles or roof drainage interior to a structure;
5. Construction or installation of any fence that complies with the requirements of Subsection 3-1-8.D, Fence and Wall Regulations; or
6. Installation of any exterior lighting for any non-residential use (See Table 2-2-2-2, Non-Residential Uses), that complies with the requirements of DIVISION 3-5, Outdoor Lighting, of this UDC, and Chapter 6, Article X, Electrical Code, of the City's Code of Ordinances.

1. All applicable requirements of this UDC and the City's Code of Ordinances have been met; and
2. If any State or Federal approvals are required, said approvals have been granted. To include but not limited to stormwater pollution prevention plan (SW3P). 

1. The applicant shall notify the City Administrator at least five days before beginning any land-disturbing activity;
2. The applicant shall maintain all road drainage systems, storm water drainage systems, and other facilities;
3. The applicant shall remove sediment resulting from land-disturbing activities from adjacent surfaces and/or drainage courses;
4. The applicant shall allow the City Administrator or designee to enter the site to verify compliance or to perform any work necessary to bring the site into compliance with the approved permit; and
5. The applicant shall submit a revised site work permit for approval if the nature of the project changes from that proposed under the approved permit.

1. Bond. Applicant shall post a $5,000.00 bond, refundable deposit, or other form of surety per model home to guarantee conversion of any office/display area to the approved residential use and for removal of any exterior items such as temporary parking, fencing, lighting and signage.
2. Building Permit. Applicant shall make application for a model home building permit which shall be subject to all applicable building, subdivision, zoning and all other codes in the same manner as any other residence. It shall also comply with all deed restrictions, drainage, and other construction plans of the given subdivision.
3. Impact on Utilities. Granting a model home permit in no way obligates the City to supply any utility or access to any model home until such utilities and roadways have been constructed and accepted by the City.  

1. Ensure that the use will be compatible with surrounding land uses and appropriate at the proposed locations as set out in Div. 2-1, Zoning Districts; or

2. Convert a nonconforming land use to become conforming per Sec. 6-2-5, Mitigation of Nonconformities.

1. The street address, location, legal description of the property affected, or a certified boundary survey, plat, or site development plan of land area subject to the Specific Use Permit;
2. Proof of ownership of the property or a letter from the property owner approving of the specific use requested;
3. A statement explaining the rationale for the Specific Use Permit relative to the approval criteria of Sec. 2-2-4, Specific Use Standards, and if applicable, Sec. 6-2-5, Mitigation of Nonconformities; and
4. Any plans, operating data, and expert evaluation to explain the proposed use and to demonstrate why the Specific Use Permit, if granted, would be compatible with surrounding development

Review by the Planning and Zoning Commission (P&Z) and City Council.

1. Public Meetings. The City shall satisfy the notification requirements and the P&Z shall first conduct a public meeting as established in Sec. 8-2-7, Public Notice and Public Meetings. Should the use be recommended to the City Council for approval, the issue will be placed on the City Council's agenda, who will then hold another public meeting which shall also be pursuant to Sec. 8-2-7, Public Notice and Public Meetings.

2. Conditions. The City Council may establish conditions of operation, location, arrangement, or other aspects of the land use deemed to be in the public interest and/or to assure compatibility with surrounding development as part of any approval for a specific use that is not explicitly stated as a requirement in this UDC.

3. Denial. If the City Council denies an application, the City shall adopt findings of fact citing specific approval criteria in accordance with Sec. 2-2-4, Specific Use Standards, that were not satisfied.

1. Potential Conflicts. The extent to which the proposed text amendment would conflict with any portion of this Chapter or any Chapter of the City's Code of Ordinances; 
2. Adverse Impact on Environment. The extent to which the proposed amendment would result in a significant adverse impact on the natural environment including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands, and the natural functioning of the environment; 
3. Community Need. The extent to which the proposed amendment addresses a demonstrated community need; and
4. Compatibility. The extent to which the proposed amendment is compatible with the City's adopted planning documents.

1. Correct spelling or punctuation errors;
2. Cross-reference changes (because another section of this UDC or the City's Code of Ordinances has been moved or changed);
3. Cross-reference errors; and
4. Updated graphics and images that do not change any substantive standards of this UDC.

P&Z Action.

1. The P&Z shall hold a public hearing prior to taking action on the proposed zoning map amendment; and
2. The Commission shall make a recommendation regarding the proposed amendment to the City Council.

1. Compatibility. The range of uses and the character of development that is allowed by the proposed zoning district will be compatible with the properties in the immediate vicinity of the subject property and would not constitute a "spot zoning". 
2. Property Dimensions. The subject property has sufficient dimensions to accommodate reasonable development that complies with the requirements of this UDC.
3. Need. The pace of development and the amount of vacant land currently zoned for comparable development in the vicinity of the subject property suggests a need for the proposed zoning district to ensure an appropriate inventory of land to maintain a competitive land market that promotes economic development.
4. Changed Conditions. The character of the surrounding area is transitioning or being affected by other factors, such as traffic, a new school, adjoining uses, or environmental issues.
5. Effect on Natural Environment. Whether and the extent to which the proposed amendment would not result in significant adverse impacts on the natural environment including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning of the environment.
6. Benefit to Community. There will be benefits derived by the community and in the area where the amendment is proposed.

1. An accurate artistic representation of the proposed signage including color scheme and materials for each sign type; 
2. A detailed listing of the number of signs by type (temporary, permanent, way-finding, etc.); 
3. Inclusion of traffic control and public safety signage; and
4. A map indicating the proposed signage's location within the development. 

1. Special circumstances exist that are peculiar to the land or structure that are not applicable to other land or structures in the same zoning district;
2. These special circumstances are not the result of the actions of the applicant;
3. Literal interpretation and enforcement of the terms and provisions of this UDC would deprive the applicant of rights commonly enjoyed by other landowners in the same zoning district, and would cause an unnecessary and undue hardship;
4. The hardship incurred is not financial in nature;
5. Granting the variance is the minimum action that will make possible the use of the land or structure which is not contrary to the public interest, and which would carry out the spirit of this UDC;
6. Granting the variance will not adversely affect adjacent land in any material way; and
7. Granting the variance will be generally consistent with the purposes and intent of this UDC.

1. Generally. Issuance of a variance shall authorize only the particular variation which is approved in the variance permit.
2. Conforming Status. A variance permit shall run with the land. As such all properties with an approved variance will be deemed to be conforming and not in violation with the provisions of this UDC. 
3. Time Limit. Unless otherwise specified in the variance permit, an application to commence construction of the improvements that were the subject of the variance permit request must be applied for and approved within 12 months of the date of the approval of the variance permit, otherwise, the variance permit shall automatically become null and void. Permitted time frames do not change with successive owners. Upon written request, only one extension of the 12-month timeframe may be granted by the City Council for a period not to exceed 12 months for good cause shown.

1. Generally. Any variances granted in the floodplain requires the following in addition to the general variance requirements as shown above in this Section. 
2. Variance Prohibition. Floodplain variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.
3. Historic Structures.
   1. National Register and State Inventory. Floodplain Variances may be issued for the reconstruction, rehabilitation, or restoration of structures listed on the National Register of Historic Places or the State Inventory of Historic Places, without regard to the procedures set forth in this Section. 
   2. Decision Criteria. Variances may be issued for the repair or rehabilitation of historic structures upon a determination that: 
      1. The proposed repair or rehabilitation will not preclude the structure’s continued designation as a historic structure; and
      2. The variance is the minimum necessary to preserve the historic character and design of the structure.
4. Half-Acre Lots. Variances may be issued for new construction and substantial improvements to be erected on a lot of 1/2 acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level. As the lot size increases beyond 1/2 acre, the technical justification required for issuing the variance increases.
5. Conditions of Approval. Upon consideration of the factors in this Section, the City Council may attach such conditions to the granting of variances as it deems necessary to further the purpose and objectives of this UDC.
6. Prerequisites for Granting Variances. The City Council shall only issue a floodplain variance:
   1. Upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
   2. When there is a showing of a good and sufficient cause;
   3. Upon a determination that the granting of a variance will not result in:
      1. Increased flood heights;
      2. Additional threats to public safety;
      3. Extraordinary public expense;
      4. Create nuisances;
      5. Cause fraud on or victimization of the public; or
      6. Conflict with existing local laws or ordinances.
7. Additional Variance Requirements. The City Council may issue a floodplain variance for new construction and substantial improvements and for other development necessary for the conduct of a functionally dependent use provided that:
   1. The structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threats to public safety.
   2. The criteria outlined in Subsection G(6), above, are met; and
   3. A determination that failure to grant the variance would result in exceptional hardship to the applicant.
8. Notification. Any application to which a variance is granted shall be given written notice that the structure will be permitted to be built with the lowest floor elevation below the base flood elevation, and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation.

1. Purpose. The purpose of the appeals process is to provide an opportunity for affected parties to seek review of a decision of a responsible official or the P&Z in a timely manner.
2. Pre-Approval. This section is for appeals of any application that has been denied by either the Administrator or P&Z. 
3. Administrative Appeals.  All procedures or appeals that are administrative in nature will be heard by either P&Z or City Council.
4. Citations or Ordinance Violations. When a citation or violation of City ordinance has been issued, the hearing, plea, or appeals will heard by the municipal court or other court of competent jurisdiction as established by the Texas Code of Criminal Procedure. The administrative case or process will continue through that administrative review procedures as established through the Unified Development Code.  

1. Administrative Decisions. All administrative decisions of the Administrator pertaining to this UDC may be appealed to the City Council.
2. Planning and Zoning Commission Decisions. All decisions of the Planning and Zoning Commission pertaining to this UDC may be appealed to the City Council.
3. City Council Decisions. All decisions of the City Council pertaining to this UDC, may be appealed to a court of competent jurisdiction.

1. Any person aggrieved by the  decision; or
2. Any officer, department, board, or bureau of the City affected by the decision.

1. Deadline to Appeal. All appeals must be fully completed and submitted to the City 20 days after an official decision by any City official, committee, or governing body.
2. Submittal Requirements. Such appeal shall be made by filing the appropriate form and delivering it via mail or in person to the City. All of the grounds for the appeal shall be stated in the application.
3. Stay of Proceedings. An appeal shall stay all proceedings in furtherance of the action appealed unless the Administrator certifies to the City Council that a stay would cause imminent peril to life or property.
4. Notice of Hearing. The City Council shall fix a reasonable time for the appellate hearing and shall mail notices of such hearing to the petitioner and to the owners of property lying within 200 feet of any point of the lot at issue. Depositing of such written notice in the mail shall be deemed sufficient compliance.
5. Decision by City Council. The City Council shall decide the appeal within a reasonable time. The City Council may reverse or affirm wholly or partly or may modify the determination as in its opinion ought to be made.

1. There are four or fewer lots being created;
2. All of the properties at issue front on an existing public street; 
3. Each lot has access to existing utilities; and
4. The lot has not been previously subdivided and thus distinguishing the procedure as different from a replat. See Sec. 8-6-5, Replat. 

1. Required. All applicants shall submit an application for preliminary plat approval in accordance with this Section, unless a subdivision exemption applies within state law or within this UDC.
2. Submittal Timeframe. A preliminary plat application should be submitted to the Administrator by 5:00 pm, 10 days prior to the Planning and Zoning Commission (P&Z) meeting at which they are to be considered for approval.

Form and Content of Preliminary Plats. All preliminary plats submitted to the P&Z shall contain the following:

1. The proposed name of the subdivision or development, which shall not be a duplicate of any subdivision or development of record in Brown County;
2. The legal description of the property proposed to be subdivided, including the identification of the property being in Brown County, a survey, and abstract number, together with reference to at least one established corner of a nearby recorded subdivision or the nearest public street right-of-way intersection;
3. Descriptive information of the property including the total acreage; total number of lots, blocks, and reserves; proposed use of the land; setbacks; open space; easements and rights-of-way; and pipelines, including setbacks, and available information on the content and what the pipeline is engineered for.
4. The name of the owner of the property. If the owner is other than a natural person, the name of the principal officer of the entity;
5. The name of the person or firm who prepared the plat;
6. The date on which the plat was drawn;
7. The north point. The drawing of the subdivision shall be oriented with north to the top of the drawing;
8. The scale for a preliminary plat shall be one-inch equals 100 feet, or for projects less than ten acres the scale acceptable for a preliminary plat shall be one-inch equals 50 feet;
9. A scale vicinity map shall be provided and made a part of the plat indicating the general location of the subdivision and its relationship with streets, railroads, watercourses, and similar features in all directions from the subdivision to a distance of at least one-half mile. The scale of the vicinity map shall be oriented with north to the top of the drawing;
10. The plat boundaries shall be drawn with heavy lines to indicate the subdivision with overall survey dimensions and bearings. Lines outside the subdivision shall be drawn as dashed lines;
11. The adjacent areas outside the subdivision shall be identified with the name of the adjacent subdivisions (including recording information), the names of the recorded owners, places of public assembly, schools, parks, bayous, drainageways, acreage, and all existing streets, easements, pipelines, and other restricted uses;
12. The location and approximate width of existing and proposed watercourses, ravines, drainage easements, and topographical elevations; and the boundaries of designated flood zones, as provided in the latest edition of the Federal Insurance Rate Map (FIRM) as published by the Federal Emergency Management Agency (FEMA). All such information shall be certified by a registered professional land surveyor or a registered professional engineer authorized to do business in the state;
13. Contours with intervals of five-tenths-foot, referred to sea level (U.S. Coast and Geodetic Survey) datum, are required to show at least two contours within and adjacent to the subdivision. If the change in elevation throughout the subdivision is less than one foot, then the plat shall show the outfall drainage plan and identify basis of control and temporary benchmark set within the subdivision;
14. The location and identification of all reserve tracts. If not a specific use, reserve tracts shall be identified as "unrestricted reserve." Specific uses shall be designated "restricted reserve." Specific uses include, but are not limited to, single-family residential, utility, places of public assembly, park, recreational, school, landscaping, sewage disposal, water plants, or drainage uses;
15. The location, widths, and names of all existing and proposed streets, roads, alleys, half-streets, and easements within the subdivision and immediately adjacent thereto, the location of all existing permanent buildings within the subdivision, and all existing easements and other important features, such as section lines, political subdivision, or corporate limit lines, on all sides for a distance of not less than 200 feet;
16. The names of all existing and proposed streets located within the subdivision and immediately adjacent thereto. If all or part of a street or major thoroughfare runs through the subdivision, the plat shall depict such street, and the plat shall contain a note that such street will be dedicated to the City. Furthermore, the developer shall build such street in accordance with the City's standards established in Sec. 4-2-2, Street Network and Design;
17. The location of all lots, blocks, building setback lines, and other features, within the subdivision, with approximate dimensions;
18. The proposed layout of the subdivision, showing streets, blocks, lots, alleys, easements, building lines, reserves, and parks with principal dimensions;
19. All open space and park dedications as set forth in Sec. 4-2-13, Open Space and Park Dedication​​​​​​; and
20. If phasing is proposed in accordance with Sec. 4-2-9, Development Phasing, then the boundary and extent of each phase shall be clearly delineated. 

Documents Required. A preliminary plat application shall contain the following documents:

1. Copies Required. A preliminary plat application shall contain three 24-inch by 36-inch paper prints of the original plat drawing, reproduced on white paper with blue or black lines, e Additionally, a preliminary plat application shall contain one electronic format of the original plat drawing in either PDF or CAD format.

2. Encumbrance Information. A preliminary plat application shall contain a statement or certificate, either in separate writing or on the plat, executed by the applicant or the person who prepared the plat, which certifies that all existing easements, rights-of-way, fee strips, and significant topographical features on the land being platted are shown and accurately identified on the plat.

3. Contiguous Land. The plat being submitted shall include all of the contiguous land that the subdivider owns, directly or indirectly, or any land that the property owner has a legal or beneficial interest in. If the subdivider has any of the aforementioned interests, the extent of such ownership and a boundary description of the contiguous land involved also shall be shown on the plat.

4. Notice to Utilities. A preliminary plat application shall contain notice letters to all utility companies that provide service to the area encompassed by the subdivision, whether public or private. Such notice letters shall contain a statement of the intent to subdivide, the intended use of the property within the subdivision, and shall have attached to such notice letter a copy of the preliminary plat that is filed with the City.

5. Water and Sewer Certification. A preliminary plat application shall contain a letter certifying that water and sewer service is available to the subdivision and that services will be provided from the appropriate utility provider, or a letter certifying that private water wells and septic systems approval have been granted for the subdivision.

6. State Department of Transportation. A preliminary plat application shall contain a permit or a no objection letter from the state department of transportation if the subdivision is adjacent to or ties into a state highway.

7. Transportation Impact Analysis (TIA). A TIA shall be required for any preliminary plat that, at build-out and according to the Institute of Traffic Engineers Traffic Engineering Handbook, can be expected to generate more than 500 vehicle trip ends during a single day and/or more than 100 vehicle trip ends during a single hour.

8. Special Studies. The applicant shall comply with all local, state, and federal laws pertaining to archeological, geological, and wetland sites, and endangered species applicable to the subdivision and shall provide any documents required by the city to evidence compliance.

9. Other Jurisdictions. A preliminary plat application shall contain approval documents from any other applicable governmental entity, district, or entity with jurisdiction in the subdivision; however, a preliminary plat application is not required to have Brown County approval.

10. Other Documents. A preliminary plat application shall contain any other documents the City may require to determine compliance with the standards of this UDC.

1. Review and Approval. The P&Z shall review each preliminary plat application and approve the preliminary plat if it is in compliance with all of the provisions of this Section; Article 4, Subdivision Standards; Division 8-2, Standard Review Procedures; and this UDC. Plats that qualify as an amending plat or a minor plat (See Sec. 8-6-2, Amending Plat / Minor Plat) do not require P&Z approval.     
2. Required Timeframe. The P&Z shall review and act on preliminary plat applications within 30 days from the date the preliminary plat application is postmarked or hand-delivered to the City as required by Texas Local Government Code, Chapter 212.​​​​​​ and Chapter 245. Within these time constraints, the P&Z shall take the following actions:
   1. Grant plat approval with or without conditions; or
   2. Disapprove any plat if the P&Z determines that such plat fails to comply with this UDC or other rules or regulations adopted by the City Council governing plats or the subdivision or land.
3. Certification for Disapproval. If the P&Z disapproves a preliminary plat a written certification stating the specific reasons for the disapproval shall be sent to the applicant.

1. Required. All applicants shall submit an application for preliminary plat approval in accordance with this Section, unless a subdivision exemption applies within state law or within this UDC.
2. Submittal Timeframe. A preliminary plat application should be submitted to the Administrator by 5:00 pm, 10 days prior to the Planning and Zoning Commission (P&Z) meeting at which they are to be considered for approval.

1. Copies Required. A final plat application shall contain eight 24-inch by 36-inch paper prints of the original plat drawing, reproduced on white paper with blue or black lines, each of which shall be folded to 8½ inches by 14 inches. Additionally, a final plat application shall contain one electronic format of the original plat drawing in either PDF or CAD format.
2. Title Report. The report shall include a legal description of the subdivision. The report shall be executed within 30 days before the date an application for final plat approval is submitted to the City.
3. Environmental Assessment. A final plat application shall contain a Phase 1 environmental assessment if the City Administrator determines such assessment necessary for the subdivision. If hazardous materials are found, appropriate remediation shall be performed in accordance with the Texas Commission on Environmental Quality (TCEQ).

1. Review and Approval. The P&Z shall review each final plat application. The P&Z shall approve a final plat if it is in compliance with this Section; Article 4, Subdivision Standards; Division 8-2, Standard Review Procedures; and this UDC.
2. Required Timeframe. The P&Z shall review and act on preliminary plat applications within 30 days from the date the preliminary plat application is postmarked or hand-delivered to the City as required by Texas Local Government Code, Chapter 212​​​​​​ and Chapter 245. Within these time constraints, the P&Z shall take the following actions:
   1. Grant plat approval with or without conditions; or
   2. Disapprove any plat if the P&Z determines that such plat fails to comply with this UDC or other rules or regulations adopted by the City Council governing plats or the subdivision or land.
3. Certification for Disapproval. If the P&Z disapproves a preliminary plat a written certification stating the specific reasons for the disapproval shall be sent to the applicant.

1. Is signed and acknowledged by only the owners of the property being replatted;
2. Is approved, after a public hearing on the matter, if required in Table 8-2-1-1, Table of Standard Review Procedures, by the Planning and Zoning Commission; and
3. Does not attempt to amend or remove any covenants or restrictions.