No preliminary or final plat shall be approved by the planning
commission and no completed improvements shall be accepted by the
city engineer unless they conform to the following standards and specifications.
All streets and alleys shall be dedicated to the public in accordance
with these requirements. No private streets will be permitted.
(1999 Code, art. 9.400)
(a)
Conformity with comprehensive master plan.
The subdivision
shall conform to the comprehensive plan of the city and the parts,
amendments and/or supplements thereof.
(b)
Provision for future subdivisions.
If a tract is subdivided
into parcels larger than ordinary building lots, such parcels shall
be arranged to allow opening future streets.
(c)
Reserve strips prohibited.
There shall be no reserve strips controlling access to land dedicated or intended to be dedicated to public use, except as required in section 10.04.003(f) of this article.
(d)
Ingress and egress.
All subdivisions shall have two
(2) public ingress and egress rights-of-way capable of handling emergency
vehicle weight, sizes and lengths.
(1999 Code, sec. 9.401)
(a)
Street layout.
Adequate streets shall be provided by
the subdivider and the arrangement, character, extent, width, grade,
and location of each shall conform to the comprehensive plan of the
city and shall be considered in their relation to existing and planned
streets, to topographical conditions, to public safety and convenience,
and in their appropriate relationship to the proposed uses of land
to be served by such streets. The street layout shall be devised for
the most advantageous development of the entire neighborhood.
(b)
Relation to adjoining street system.
Where necessary
to the neighborhood pattern, existing streets in adjoining areas shall
be at least as wide as such existing streets and in alignment therewith.
(c)
Projection of streets.
Where adjoining areas are not
subdivided, the arrangement of streets in the subdivision shall make
provision for the proper projection of streets into such unsubdivided
area.
(d)
Half-streets or adjacent streets.
In the case of minor
streets, no new half-streets shall be platted.
(e)
Street intersections.
(1)
Street intersections shall be as nearly at right angles as practicable,
giving due regard to terrain and topography. All streets, major, collector,
or minor, unless otherwise approved by the planning commission, shall
intersect at or near ninety (90°) degree angles.
(2)
All intersections shall have a minimum of twenty-five foot (25’)
radius at each corner.
(3)
Streets intersecting with or extending to meet an existing street
shall be tied to the existing street on centerline with distance and
angles to show relationship.
(f)
Dead-end streets.
Dead-end streets shall be prohibited
except to permit future expansion on abutting acreage tracts. All
dead-end streets shall be platted with a one-foot (1’) reserve
dedicated to the public in fee as a buffer separation between the
end of such dead-end street in the subdivision and the abutting adjacent
acreage, with the condition of such dedication being that when the
adjacent property is subdivided in a recorded plat, the one-foot (1’)
reserve shall thereupon become vested in the public for street right-of-way
purposes.
(g)
Cul-de-sacs.
In general, cul-de-sacs shall not exceed
six hundred feet (600’) in length, and shall have a turnaround
of not less than one hundred twenty feet (120’) in diameter
in residential areas, and not less than two hundred feet (200’)
in diameter in commercial and industrial areas.
(h)
Marginal access streets.
Where a subdivision has frontage
on an arterial street, the planning commission may require marginal
access streets be provided on both sides or on the subdivision side
of the arterial street, if the arterial street borders the subdivision,
unless the adjacent lots back up to the arterial street, or unless
the planning commission determines such marginal access streets are
not desirable under the facts of a particular case for adequate protection
of the lots and separation of through and local traffic.
(i)
Streets on comprehensive plan.
Where a subdivision embraces
a street as shown on the comprehensive plan of the city, such street
shall be platted in the location and of the location and of the width
indicated by the comprehensive plan. All major arterial, secondary,
or collector street location, alignment, right-of-way width and cross-section
shall be determined by the planning commission in accordance with
its adopted major street plan.
(j)
Street pavement.
All streets shall be constructed according to the minimum construction standard as given in article 10.05 of this chapter, with concrete curbs, gutters and streets.
(k)
Minor streets.
Minor streets shall be laid out so as
to discourage their use by through traffic.
(l)
Right-of-way widths.
Widths of rights-of-way shall be
as follows:
(1)
Major streets shall have a minimum right-of-way width of at least
eighty feet (80’) or preferably one hundred feet (100’).
Curves in major streets shall have centerline radius of five hundred
feet (500’) or more with exceptions to the standard granted
by the planning commission. Curves in major streets shall be separated
by a minimum tangent of one hundred feet (100’).
(2)
Collector or secondary streets shall have a right-of-way of at least
sixty feet (60’) or preferably seventy feet (70’). Curves
in secondary or collector streets shall have a centerline radius of
three hundred feet (300’) or more with exceptions to this standard
granted by the planning commission. Curves in secondary streets are
to be separated by a minimum tangent of seventy-five feet (75’).
(4)
Residential streets shall have a right-of-way of at least sixty feet
(60’). Curves in minor streets shall be a minimum centerline
radius of three hundred feet (300’). Curves in minor streets
shall be separated by a minimum tangent of fifty feet (50’).
(m)
Curbs and gutters.
Curbs and gutters shall be installed by the subdivider on both sides of all interior streets, and on the subdivision side of all streets forming part of the boundary of the subdivision in accordance with construction standards given in article 10.05. Roll over curbs may be used on interior streets of a subdivision.
(n)
Street names.
Names of new streets shall not duplicate
or cause confusion with names of existing streets, unless the new
streets are a continuation of or in alignment with existing streets,
in which case names of existing streets shall be used. Street markers
shall be purchased through the city. Temporary markers may be installed
by the developer during construction, with the city making permanent
installation of the markers when all construction and grading is completed.
Developer pays installation costs.
(o)
Streetlights.
(1)
Streetlights shall be installed at all street intersections, cul-de-sacs,
and other locations as determined by the planning commission, within
the subdivision. Streetlights shall be ordered through the city and,
if ornamental poles with underground service is requested, Houston
Lighting and Power Company will provide the engineering and installation
at the time the other electrical service is installed.
(2)
The developer shall pay monthly operating costs of these lights until
seventy-five percent (75%) of the lots are occupied and on the city
tax rolls.
(1999 Code, sec. 9.402; Ordinance 2729 adopted 12/14/15)
(a)
Width and paving.
Alleys of not less than twenty feet (20’) in right-of-way width and pavement width shall be installed by the subdivider in all business and industrial areas. Alleys are optional in residential areas but where alleys are provided, shall be not less than twenty feet (20’) in right-of-way width, with a topped surface in accordance with the city standards of construction as contained in article 10.05 of this chapter. Alleys shall be approximately parallel to the frontage of the streets.
(b)
Intersecting alleys or utility easements.
Where two
(2) alleys or utility easements intersect or turn at a right angle,
a cut-off of not less than ten feet (10’) from the normal intersection
of the property or easement line shall be provided along each property
or easement line.
(c)
Dead-end alleys.
Dead-end alleys shall not be permitted.
(d)
Alleys which do not connect on a straight course.
If
alleys are not themselves straight within each block, or if the same
do not connect on a straight course with the alleys of adjoining blocks,
then an easement shall be provided for the placing of guy wires on
lot division lines in order to support poles set on curving or deviating
rights-of-way of alleys.
(1999 Code, sec. 9.403)
(a)
Each block that does not contain an alley as provided for in section 10.04.004 of this article shall have a utility easement at the rear of all lots reserved for the use of all public utility lines, conduits, and equipment. These utility easements shall be sixteen feet (16’) in width, taking eight feet (8’) from each lot where the rear of two (2) lots abut each other, and shall be continuous for the entire length of the block. These easements shall parallel as closely as possible the street line frontage of the block.
(b)
The location and width of sanitary sewer system, water, storm sewer,
electrical, anchor, or other city utility easements shall be determined
by the city engineer.
(c)
Where easements are required for other than public utilities, then
the location and width shall be acceptable to the private utility
company concerned with the approval of the planning commission.
(d)
Where any public or private utility line is required to be adjusted
in location or elevation, then the developer shall cause such changes
to be made with the approval of the city engineer.
(e)
Where the proposed subdivision adjoins an unplatted area, and a utility
easement is dedicated on the unplatted property, then the owner and/or
lienholder shall join in the dedication of the easement.
(f)
Normal curb exposure shall be required where utility easements intersect
streets.
(g)
Where utility easements are not themselves straight with each block,
or if the same do not connect on a straight course with the utility
easements of adjoining blocks, then an additional easement shall be
provided for the placing of guy wires on lot division lines in order
to support poles set on curving or deviating rights-of-way or alleys.
(h)
Where the dedicated easements are included as a part of any of the
lots within the subdivision, the owners of such lots may construct
fences across the easements; provided such fence shall have an opening
with a gate not less than three feet (3’) wide at each end of
the easement where the boundary line of the owner's lot crosses the
easement to provide ingress and egress along such easement to maintain
utility services within the easement.
(1999 Code, sec. 9.404)
Sidewalks of minimum four foot (4’) width (ADA compliant), in accordance with article 10.05 of this chapter, must be installed by the developer as follows:
(1)
On the subdivision side, or sides, of all major thoroughfares, or
arterial streets.
(2)
On the subdivision side, or sides, of all secondary or collector
streets.
(3)
On the residence side, or sides, of all marginal service streets
where such service streets parallel major thoroughfares, or arterial
streets, adjacent to or within a subdivision.
(4)
As deemed necessary by the planning commission in commercial, industrial,
public grounds, and multifamily dwelling areas.
(1999 Code, sec. 9.405)
(a)
Water supply and distribution.
All subdivisions shall be provided with water supply and water distribution systems approved by the city engineer in accordance with article 10.05 of this chapter.
(b)
Fire hydrants.
Standard fire hydrants shall be installed as part of the water distribution system per specifications of the state department of insurance and in accordance with article 10.05 of this chapter.
(c)
Marking water service locations.
All water services
must be marked to indicate their location by marking the concrete
curb with a stamped “W” or other method approved by the
office of public works.
(1999 Code, sec. 9.406)
(a)
Sanitary sewer disposal system.
All subdivisions shall be provided with an approved sewage disposal system approved by the city engineer in accordance with article 10.05 of this chapter.
(b)
Marking sanitary sewer service locations.
All sanitary
sewer services must be marked to indicate their location by marking
the concrete curb with a stamped “S” or other method approved
by the office of public works. This marking is in addition to the
required 4” x 4” post.
(1999 Code, sec. 9.407)
All utility lines that pass under a street or alley shall be
installed before the street or alley is paved. When it is necessary
that utility lines pass under the street or alley pavement, they shall
be installed to a point at least three feet (3’) beyond the
edge of the pavement.
(1999 Code, sec. 9.408)
(a)
All block corners, angle points, and points of curve, and all corners
of boundary lines of the subdivision, shall be marked with concrete
monuments.
(b)
The exact intersection point on the monument shall be marked by a
three-fourths inch (3/4”) diameter galvanized iron pipe three
feet (3’) in length with the top of the pipe flush with the
top of the concrete which shall be flush with the existing ground
surface.
(1999 Code, sec. 9.409)
(a)
Easement.
Where a subdivision is traversed by a watercourse,
drainageway, natural channel or stream, there shall be provided an
easement or right-of-way conforming substantially to the limit of
such watercourse, plus additional width to accommodate future needs.
Drainage easements shall be determined by the city engineer both as
to location and width.
(b)
Drainage facilities.
Drainage facilities shall be provided and constructed as specified by the city engineer in accordance with article 10.05 of this chapter.
(c)
Participation by developer.
If the existing drainage
facilities are not adequate to accommodate the additional flow of
water resulting from the subdivision of said lands, the developer
and city engineer shall determine the capabilities of the drainage
facility as now constructed and the additional flow which will result
from the construction of the subdivision. The developer shall be required
to participate with the city in the construction of the additional
improvements required to accommodate the flow resulting from developer's
subdivision on the basis of the percentage increase in such drainage
load resulting from the subdivision. The payments required to be made
by developer hereunder shall be handled in the same manner as the
construction cost of streets within such subdivision.
(1999 Code, sec. 9.410)
Blocks may include up to sixteen (16) lots on each side of the
street; however, block length shall not exceed one thousand two hundred
feet (1200’) from center to center of streets except under special
conditions determined by the planning commission.
(1999 Code, sec. 9.411)
Crosswalk ways six feet (6’) in width shall be dedicated
where deemed necessary by the planning commission to provide circulation
or access to schools, playgrounds, shopping centers, and transportation
and other community facilities, or to provide pedestrian circulation
within the subdivision. Crosswalk ways shall be provided with a concrete
sidewalk six feet (6’) wide.
(1999 Code, sec. 9.412)
(a)
Rectangular residential lots shall have a width of at least seventy-five
feet (75’).
(b)
Rectangular business lots platted before April, 2001 and located
in the “Old Katy District” only can have a width of twenty-five
feet (25’). Business lots must meet the seventy-five (75) ft.
width and one hundred fifteen (115) feet depth for a total square
footage of eight thousand six hundred twenty-five (8,625).
(c)
All lots shall have depth of at least one hundred fifteen feet (115’),
inclusive of utility easements, unless otherwise approved by the planning
commission.
(d)
Radial residential lots shall have a minimum width of fifty feet
(50’) frontage on the street; business lots shall have at least
twenty-five feet (25’).
(e)
Residential lots shall have a minimum of eight thousand six hundred
twenty-five square feet (8,625 sq. ft.) per lot.
(f)
Corner residential lots shall have a minimum width ten feet (10’)
greater than the adjacent lot except on a major street, then they
shall have a width fifteen feet (15’) greater than the width
of the adjacent lot.
(g)
Lots facing a major street shall be at least ten feet (10’)
deeper than average interior lot depths facing a minor street.
(h)
In general, lots on one (1) side of a street shall not be offset
from the lots on the opposite side of the street.
(i)
Each lot shall front upon a public street. Lots of irregular shape
shall have a frontage of at least thirty-five feet (35’) unless
otherwise approved by the planning commission.
(j)
Side of lot lines shall be substantially at right angles to straight
street lines and radial to curved street lines.
(k)
Residential lots in private street subdivisions shall have a width
of at least seventy feet (70’).
(l)
Residential lots in private street subdivisions shall have a minimum
of ten thousand square feet (10,000 sq. ft.) per lot.
(Ordinance 2536 adopted 6/25/12)
Building lines or setback lines shall be established and so
indicated on all subdivision plats as below stipulated:
(1)
Single-family and multifamily residential lots.
(A)
Corner lots.
(i)
A minimum building setback of twenty-five feet (25’) shall
be provided on the front and fifteen feet (15’) on the side
of all corner single-family and multifamily residential lots where
such lots side upon minor streets.
(ii)
A minimum building setback of twenty-five feet (25’) shall
be provided on the front and twenty feet (20’) on the side of
all corner single-family and multifamily residential lots where such
lots side upon major streets.
(B)
Interior lots.
A minimum building setback of twenty-five
feet (25’) shall be provided on the front of lots facing minor
streets, thirty-five feet (35’) setbacks on those facing major
streets, and seven and one-half feet (7-1/2’) on each side of
all interior single-family and multifamily residential lots facing
on minor and secondary streets.
(2)
Commercial and industrial lots in outlying areas other than central
business, industrial and shopping center districts.
(A)
Corner lots.
(i)
A minimum building setback of twenty-five feet (25’) shall
be provided on the front and fifteen feet (15’) on the side
of all corner commercial and industrial lots that side upon minor
streets.
(ii)
A minimum building setback of twenty-five feet (25’) shall
be provided on the front and twenty feet (20’) on the side of
all corner commercial and industrial lots that side upon secondary
streets unless specific building lines are otherwise established by
ordinance upon a designated secondary street.
(iii)
A minimum building setback of twenty-five feet (25’) shall
be provided on the front and twenty-five feet (25’) on the side
of all corner commercial and industrial lots that side upon major
streets unless specific building lines are otherwise established by
ordinance upon a designated major street.
(B)
Interior lots.
A minimum building setback of twenty-five
feet (25’) shall be provided on the front of all interior commercial
and industrial lots that front upon minor, secondary, or major streets
unless specific building lines are otherwise established by ordinance
upon a designated secondary or major street.
|
FIGURE I
 |
(1999 Code, sec. 9.414)
Where the proposed subdivision constitutes a unit of a larger
tract owned by the subdivider, which is intended to be subsequently
subdivided as additional units of the same subdivision, the preliminary
and final plats shall be accompanied by a layout of the entire area,
showing the tentative proposed layout of streets, blocks, drainage,
water, sewage, and other improvements for such area. The overall layout,
if approved by the planning commission, shall be attached to and filed
with a copy of the approved subdivision plat in the permanent files
of the city engineer. Thereafter, plats of subsequent units of such
subdivision shall conform to such approved overall layout, unless
changed by the planning commission. However, except where the subdivider
agrees to such change, the planning commission may change such approved
overall layout only when the planning commission finds:
(1)
That adherence to the previously approved overall layout will hinder
the orderly subdivision of other land in the area in accordance with
the provisions of this article; or
(2)
That adherence to the previously approved overall layout will be
detrimental to the public health, safety or welfare, or will be injurious
to other property in the area.
(1999 Code, sec. 9.415)
