7.01.01
Conformance to Applicable Rules and Regulations.
In
addition to the requirements established in this Ordinance, all subdivision
plats shall comply with the following laws, rules, and regulations:
A.
All
applicable federal and state statutory provisions.
B.
The
City of Navasota Zoning Ordinance, building and housing codes, and
all other applicable laws, ordinances and regulations of the appropriate
jurisdictions.
C.
The
Comprehensive Plan, and the Capital Improvements Program of the City
of Navasota.
D.
The
special requirements of these regulations and any rules of the Grimes
County Health Department and/or appropriate state or sub-state agencies.
E.
The
rules of the Texas Department of Transportation if the subdivision
or any lot contained therein abuts a state highway or connecting street.
F.
The
standards and regulations adopted by the City of Navasota Development
Officer and all boards, commissions, agencies, and officials of the
City of Navasota.
G.
City
of Navasota standard specifications as approved by City Council for
utilities, streets and storm drainage.
H.
Plat
approval may be withheld if a subdivision is not in conformity with
the above laws, regulations, and policies as well as the purposes
of these regulations.
7.01.02
Adequate Public Facilities.
No preliminary plat shall
be approved unless the Planning Commission determines that adequate
public facilities and services are available to support and service
the proposed subdivision. The applicant shall, at the request of the
Planning Commission, submit sufficient information and data on the
proposed subdivision to demonstrate the expected impact on and use
of public facilities by possible uses of said subdivision. Public
facilities and services to be examined for adequacy will include,
but not be limited to, streets, sewerage, water, gas, electricity,
telecommunications, and cable.
A.
Impact
Analysis to be Prepared and Regularly Updated.
Periodically
the City Council may establish by resolution or ordinance, after public
hearing, standards for the determination of the adequacy of public
facilities and services. To provide the basis for the standards, the
Planning Commission shall prepare an analysis of current growth and
the amount of additional growth that can be accommodated by future
public facilities and services. The Planning Commission shall also
recommend any changes in plat approval criteria it finds appropriate
in the light of its experience in administering these regulations.
B.
Informational
Requirements.
The applicant for a preliminary plat shall,
at the request of the Planning Commission, submit sufficient information
and data regarding the proposed subdivision to demonstrate the expected
impact on and use of public facilities and services by possible uses
of said subdivision.
C.
Comprehensive
Plan Consistency Required.
Proposed public improvements
shall conform to and be properly related to the City of Navasota comprehensive
plan and all applicable capital improvements plans, ordinances, and
regulations.
D.
Water.
All habitable buildings and buildable lots shall be connected
to a public water system capable of providing water for health and
emergency purposes, including adequate fire protection.
E.
Wastewater.
All habitable buildings and buildable lots shall be served by
an approved means of wastewater collection and treatment.
F.
Stormwater
Management.
Drainage improvements shall accommodate potential
runoff from the entire upstream drainage area and shall be designed
to prevent increases in downstream flooding. The City of Navasota
may require the use of control methods such as retention or detention,
and/or the construction of off-site drainage improvements to mitigate
the impacts of the proposed developments.
G.
Streets.
Proposed streets shall provide a safe, convenient, and functional
system for vehicular, pedestrian, and bicycle circulation; shall be
properly related to the comprehensive plan; and shall be appropriate
for the particular traffic characteristics of each proposed development.
H.
Extension
Policies.
All public improvements and required easements
shall be extended through the parcel on which new development is proposed.
Streets, water lines, wastewater systems, drainage facilities, gas
lines, electric lines, telecommunications lines, and cable lines shall
be constructed through new development to promote the logical extension
of public infrastructure. The City of Navasota may require the applicant
of a subdivision to extend off-site improvements to reach the subdivision
or oversize required public facilities to serve anticipated future
development as a condition of plat approval.
7.01.03
Self-Imposed Restrictions.
If the owner places restrictions
on any of the land contained in the subdivision greater than those
required by the Zoning Ordinance or these regulations, such restrictions
or reference to those restrictions shall be required to be indicated
on the subdivision plat.
7.01.04
Gateways and Entries.
The gateways and entries to a
subdivision, including all landscaping, shall be maintained by a properly
established homeowners’ association and shall not become the
property or the responsibility of the City.
7.01.05
Monuments.
The applicant shall place permanent reference
monuments in the subdivision as required in this Ordinance and as
approved by a registered professional land surveyor.
A.
Monuments
shall be located on street right-of-way lines, at street intersections,
angle points of curve and block corners. Monuments shall be spaced
so as to be within sight of each other, the sight lines being contained
wholly within the street limits.
B.
The
external boundaries of a subdivision shall be recorded in the field
by monuments of stone or concrete, not less than thirty (30) inches
in length, not less than four (4) inches square or five (5) inches
in diameter, and marked on top with a cross, brass plug, iron rod,
or other durable material securely embedded; or by iron rods or pipes
at least thirty (30) inches long and two (2) inches in diameter. These
monuments shall be placed not more than 1,400 feet apart in any straight
line and at all corners, at each end of all curves, at the point where
a curve changes its radius, at all angle points in any line, and at
all angle points along the meander line, those points to be not less
than twenty (20) feet back from the bank of any river or stream, except
that when such corners or points fall within a street, or proposed
future street, the monuments shall be placed in the side line of the
street.
C.
All
internal boundaries and those corners and points not referred to in
the preceding paragraph shall be recorded in the field by like monuments
as described above. These monuments shall be placed at all block corners,
at each end of all curves, at a point where a river changes its radius,
and at all angle points in any line.
D.
The
lines of lots that extend to rivers or streams shall be recorded in
the field by iron pipes at least thirty (30) inches long and seven-eighths
(7/8) inch in diameter or by round or square iron bars at least thirty
(30) inches long. These monuments shall be placed at the point of
intersection of the river or stream lot line, with a meander line
established not less than twenty (20) feet back from the bank of the
river or stream.
E.
All
monuments required by these regulations shall be set flush with the
ground and planted in such a manner that they will not be removed
by frost or other weather-related events.
F.
All
monuments shall be properly set in the ground and approved by a registered
professional land surveyor prior to the time the Planning Commission
considers approval of the final plat.
7.01.06
Character of the Land.
Land that the Planning Commission
finds to be unsuitable for subdivision or development due to flooding,
improper drainage, steep slopes, rock formations, adverse earth formations
or topography, utility easements, or other features that will reasonably
be harmful to the safety, health, and general welfare of the present
or future inhabitants of the subdivision and/or its surrounding areas,
shall not be subdivided or developed unless adequate methods are formulated
by the developer and approved by the Planning Commission, upon recommendation
of the Development Officer, to resolve the problems created by the
unsuitable land conditions. Such land shall be set aside for uses
as shall not involve any danger to public health, safety, and welfare.
7.01.07
Subdivision Name.
The proposed name of the subdivision
shall not duplicate, or too closely approximate phonetically, the
name of any other subdivision in the area covered by this Ordinance.
The Planning Commission shall have final authority to approve the
name of the subdivision, which shall be determined during preliminary
plat review.
(Ordinance 555-08 adopted 3/10/08)
7.02.01
Lot Arrangement.
The lot arrangement shall be such that
there will be no foreseeable difficulties, for reasons of topography
or other conditions, in securing building permits to build on all
lots in compliance with the Zoning Ordinance, building and housing
codes and regulations, and Grimes County Health Regulations, and in
providing driveway access to buildings on the lots from an approved
street.
7.02.02
Lot Dimensions.
Lot dimensions shall comply with the
minimum standards of the Navasota Zoning Ordinance. Where lots are
more than double the minimum required area for the zoning district,
the Planning Commission may require that those lots be arranged so
as to allow further subdivision and the opening of future streets
where they would be necessary to serve potential lots, all in compliance
with the Zoning Ordinance and this Ordinance. In general, side lot
lines shall be at right angles to street lines (or radial to curving
street lines) unless a variation from this rule will give a better
street or lot plan. Dimensions of corner lots shall be large enough
to allow for erection of buildings, observing the minimum front-yard
setback from both streets. Depth and width of properties reserved
or laid out for business, commercial, or industrial purposes shall
be adequate to provide for the off-street parking and loading facilities
required for the type of use and development contemplated, as established
in the Zoning Ordinance and other applicable ordinances and regulations.
7.02.03
Lot Orientation.
The lot line common to the street right-of-way
shall be the front line. All lots shall face the front line and a
similar line across the street. Wherever feasible, lots shall be arranged
so that the rear line does not abut the side line of an adjacent lot.
7.02.04
Double Frontage Lots and Access to Lots.
A.
Double
Frontage Lots.
Double frontage and reversed frontage
lots shall be avoided except where necessary to provide separation
of residential development from traffic arterials or to overcome specific
disadvantages of topography and orientation.
B.
Access
from Major and Secondary Arterials.
Lots shall not, in
general, derive access exclusively from a major or secondary street.
Where driveway access from a major or secondary street may be necessary
for several adjoining lots, the Planning Commission may require that
such lots be served by a combined access drive in order to limit possible
traffic hazards on the street. Where possible, driveways shall be
designed and arranged so as to avoid requiring vehicles to back into
traffic on major and secondary arterials.
7.02.05
Soil Preservation, Grading, and Seeding.
A.
Soil
Preservation and Final Grading.
No certificate of occupancy
shall be issued until final grading has been completed in accordance
with the approved final subdivision plat and the lot pre-covered with
soil with an average depth of at least four (4) inches which shall
contain no particles more than two (2) inches in diameter over the
entire area of the lot, except that portion covered by buildings or
included in streets, or where the grade has not been changed or natural
vegetation seriously damaged. Topsoil shall not be removed from residential
lots or used as spoil, but shall be redistributed so as to provide
at least four (4) inches of cover on the lots and at least four (4)
inches of cover between the sidewalks and curbs, and shall be stabilized
by seeding or planting.
B.
Lot
Drainage.
Lots shall be laid out so as to provide positive
drainage away from all buildings, and individual lot drainage shall
be coordinated with the general storm drainage pattern for the area.
Drainage shall be designed so as to avoid concentration of storm drainage
water from each lot to adjacent lots.
C.
Lawn-Grass
Seed and Sod.
Lawn seed, sod or plugs shall be required
for each lot in a residential subdivision.
D.
All
unpaved public areas within a subdivision shall be seeded with lawn
seed.
7.02.06
Debris and Waste.
No cut trees, timber, debris, earth,
rocks, stones, soil, junk, rubbish, or other waste materials of any
kind shall be buried in any land, or left or deposited on any lot
or street at the time of the issuance of a certificate of occupancy,
and removal of those items and materials shall be required prior to
issuance of any certificate of occupancy on a subdivision. No items
and materials as described in the preceding sentence shall be left
or deposited in any area of the subdivision at the time of expiration
of any subdivision improvement agreement or dedication of public improvements,
whichever is sooner.
7.02.07
Water Bodies and Watercourses.
If a tract being subdivided
contains a water body, or portion thereof, lot lines shall be so drawn
as to distribute the entire ownership of the water body among the
fees of adjacent lots. The Planning Commission may approve an alternative
plan whereby the ownership of and responsibility for safe maintenance
of the water body is so placed that it will not become a City of Navasota
responsibility. No more than twenty-five percent (25%) of the minimum
area of a lot required under the Zoning Ordinance may be satisfied
by land that is under water. Where a watercourse separates the useable
area of a lot from the street by which it has access, provisions shall
be made for installation of a culvert or other structure, of design
approved by the City of Navasota Development Officer.
(Ordinance 555-08 adopted 3/10/08)
7.03.01
General Requirements
A.
Frontage
on Improved Streets.
No subdivision shall be approved
unless the area to be subdivided shall have frontage on and access
from an existing street as shown on the comprehensive plan, or unless
such street is:
1.
An existing state highway, county roadway, or city street; or
2.
A street shown upon a plat approved by the Planning Commission and
recorded in the official records of Grimes County. Such street or
highway must be suitably improved as required by all applicable rules,
regulations, specifications, or orders, or be secured as required
this Ordinance, with the width and right-of-way required herein. Wherever
the area to be subdivided is to utilize existing street frontage,
the street shall be suitably improved as required by the City of Navasota
Unified Design Guidelines, Unified Technical Specifications and Unified
Standard Construction Details.
|
Wherever the area to be subdivided is to utilize existing street
frontage, the street shall be suitably improved as required by this
Ordinance.
|
B.
Grading
and Improvement Plan.
Streets shall be graded and improved
and conform to the City of Navasota Unified Design Guidelines, Unified
Technical Specifications and Unified Standard Construction Details
and shall be approved as to design and specifications by the City
of Navasota Development Officer, in accordance with the construction
plans required to be submitted prior to final plat approval.
C.
Classification.
All streets shall be classified as Freeway/Feeders, Major Arterial,
Minor Arterial-Divided, Minor Arterial-Undivided, Major Collector,
Minor Collector, Residential Collector, Rural Collector, Rural Residential,
Residential, Alley, Cul-De-Sac and Sidewalk. In classifying streets,
the City of Navasota shall consider projected traffic demands after
twenty (20) years of development.
D.
Topography
and Arrangement.
1.
Streets shall be related appropriately to the topography. Local streets
shall be curved wherever possible to avoid monotony of lot appearance.
All streets shall be arranged so as to obtain as many building sites
as possible at, or above, the grades of the streets. Grades of streets
shall conform as closely as possible to the original topography. A
combination of steep grades and curves shall be avoided.
2.
All streets shall be properly integrated with the existing and proposed
system of thoroughfares and dedicated rights-of-way as established
by the Comprehensive Plan.
3.
All thoroughfares shall be properly related to special traffic generators
such as industries, business districts, schools, churches, and shopping
centers; to population densities; and to the pattern of existing and
proposed land uses.
4.
Residential streets shall be laid out to conform as much as possible
to the topography to discourage use by through traffic, to permit
efficient drainage and utility systems, and to require the minimum
number of streets necessary to provide convenient and safe access
to property.
5.
Reserved.
6.
Proposed streets shall be extended to the boundary lines of the tract
to be subdivided, unless prevented by topography or other physical
conditions, or unless in the opinion of the Planning Commission such
extension is not necessary or desirable for the coordination of the
layout of the subdivision with the existing layout or the most advantageous
future development of adjacent tracts.
7.
In business and industrial developments, the streets and other accessways
shall be planned in connection with the grouping of buildings, location
of rail facilities and other transportation facilities, and the provision
of alleys, truck loading and maneuvering areas, and walks and parking
areas so as to minimize conflict of movement between the various types
of traffic, including pedestrian traffic.
E.
Blocks.
1.
Blocks shall have sufficient width to provide for two (2) tiers of
lots of appropriate depths. Exceptions to this prescribed block width
shall be permitted in blocks adjacent to major streets, rail streets,
or waterways.
2.
The lengths, widths, and shapes of blocks shall be such as are appropriate
for the locality and the type of development contemplated, but block
lengths in residential areas shall not exceed twelve hundred (1,200)
feet or twelve (12) times the minimum lot width required in the zoning
district, nor be less than four hundred (400) feet in length. Wherever
practicable, blocks along major arterials and collector streets shall
be not less than one thousand (1,000) feet in length.
3.
In blocks having a length greater than 1,200 feet (Note: this is
intended to define a “long” block) the Planning Commission
may require the reservation of an easement through the block to accommodate
utilities, drainage facilities, or pedestrian traffic.
4.
Pedestrian ways or crosswalks, not less than ten (10) feet wide,
may be required by the Planning Commission through the center, or
reasonably close thereto, of blocks more than eight hundred (800)
feet long where deemed essential to provide circulation or access
to schools, playgrounds, shopping centers, transportation, or other
community facilities. Blocks designed for industrial uses shall be
of such length and width as may be determined suitable by the Planning
Commission for prospective use.
F.
Access
to Primary Arterials:
Where a subdivision borders on
or contains an existing or proposed primary arterial, the Planning
Commission may require that access to such streets be limited by one
of the following means:
1.
The subdivision of lots so as to back onto the primary arterial and
front onto a parallel local street; no access shall be provided from
the primary arterial, and screening shall be provided in a strip of
land along the rear property line of such lots.
2.
A series of cul-de-sacs, U-shaped streets, or short loops entered
from and designed generally at right angles to such a parallel street,
with the rear lines of their terminal lots backing onto the primary
arterial.
3.
A marginal access or service street (separated from the primary arterial
by a planning [planting] or grass strip and having access at suitable
points).
G.
Street
Names.
Street names shall be sufficiently different in
sound and spelling from other street names in the municipality so
as not to cause confusion. A street which is (or is planned as) a
continuation of an existing street shall bear the same name. The Planning
Commission shall have the authority to approve street names.
H.
Street
Regulatory Signs.
The applicant shall install all street
signs before issuance of certificates of occupancy for any residence
on the streets approved. Street name signs are to be placed at all
intersections within or abutting the subdivision, the type and location
of which to be approved by the City of Navasota Development Officer.
I.
Streetlights:
Streetlights shall be installed and maintained in accordance
with the following conditions:
1.
The developer, at its sole cost, or its authorized construction representative
shall install all streetlights required by this subsection. The design,
type, and installation of the streetlights shall comply with all city
and electric utility provider standards.
2.
Streetlights are required at all street intersections and accessways,
in cul-de-sacs, and at approximately three hundred foot (300') intervals
along tangent streets.
3.
All conduit installations shall be inspected for conformance with
the applicable utility specifications.
4.
Once installed, inspected, and approved the electric utility provider
with the Certificate of Convenience and Necessity (CCN) for the development
shall assume ownership of the streetlights and is responsible for
all maintenance of the streetlights. The City shall pay for the electric
energy supplied to the streetlights by the electric utility provider.
J.
Reserve
Strips.
The creation of reserve strips shall not be permitted
adjacent to a proposed street in such a manner as to deny access from
adjacent property to the street.
K.
Construction
of Streets and Dead-End Streets.
1.
Construction of Streets.
The arrangement of streets
shall provide for the continuation of principal streets between adjacent
properties when the continuation is necessary for convenient movement
of traffic, effective fire protection, for efficient provision of
utilities, and where the continuation is in accordance with the City
of Navasota Comprehensive Plan and all other applicable regulations.
If the adjacent property is undeveloped and the street must temporarily
be a dead-end street, the right-of-way shall be extended to the property
line. A temporary T- or L-shaped turnabout shall be provided on all
temporary dead-end streets, with the notation on the subdivision plat
that land outside the normal street right-of-way shall revert to abuttors
whenever the street is continued. The Planning Commission may limit
the length of temporary dead-end streets in accordance with the design
standards of these regulations.
2.
Dead-End Streets (Permanent).
Where a street does not
extend beyond the boundary of the subdivision and its continuation
is not required by the Planning Commission for access to adjoining
property, its terminus shall normally not be nearer to such boundary
than fifty (50) feet. However, the Planning Commission may require
the reservation of an appropriate easement to accommodate drainage
facilities, pedestrian traffic, utilities, or other facilities. A
cul-de-sac turnaround shall be provided at the end of a permanent
dead-end street in accordance with the City of Navasota Unified Design
Guidelines, Unified Technical Specifications and Unified Standard
Construction Details. For greater convenience to traffic and more
effective police, fire protection, and emergency medical services,
permanent dead-end streets shall, in general, be limited in length
in accordance with the design standards of this Ordinance and all
other applicable regulations.
7.03.02
Design Standards
A.
General:
In order to provide for streets of suitable location, width,
and improvement to accommodate prospective traffic and afford satisfactory
access to police, firefighting, emergency medical services, sanitation,
and street-maintenance equipment, and to coordinate streets so as
to compose a convenient system and avoid undue hardships to adjoining
properties, street design and construction standards shall be adopted
periodically by the Planning Commission and shall be made available
to the public by the Development Officer.
B.
Street
Surfacing and Improvements:
After sewer, water, and other
utilities have been installed by the developer, the developer shall
construct curbs and gutters and shall surface or cause to be surfaced
streets to the widths prescribed in the City of Navasota Unified Design
Guidelines, Unified Technical Specifications and Unified Standard
Construction Details. Unless otherwise specified in writing by the
City Engineer, all surfacing shall be of rigid pavement in accordance
with adopted Unified Design Guidelines and Unified Standard Construction
details as is suitable for the expected traffic and in harmony with
similar improvements in the surrounding areas. Adequate provisions
in accordance with the City of Navasota Unified Design Guidelines,
Unified Technical Specifications and Unified Standard Construction
Details, shall be made for culverts, drains, and bridges. All street
pavement, shoulders, drainage improvements and structures, curbs,
turnarounds, and sidewalks shall conform to all City of Navasota Unified
Design Guidelines, Unified Technical Specifications and Unified Standard
Construction Details.
C.
Excess
Right-of-Way:
Right-of-Way widths in excess of the standards
designated in the City of Navasota Unified Design Guidelines, Unified
Technical Specifications and Unified Standard Construction Details
shall be required whenever, due to topography, additional width is
necessary to provide adequate earth slopes. Such slopes shall not
be in excess of three-to-one ratio.
D.
Rail
streets and Limited Access Highways:
Rail street rights-of-way
and limited access highways where so located as to affect the subdivision
of adjoining lands shall be treated as follows:
1.
In residential districts a buffer strip at least twenty-five (25)
feet in depth in addition to the normal depth of the lot required
in the district shall be provided adjacent to the rail street right-of-way
or limited access highway. This strip shall be part of the platted
lot(s) and shall be designated on the plat: “This strip is reserved
for screening. The placement of any structure on this land, except
for screening or public facility purposes, is prohibited.”
2.
In districts zoned for business, commercial, or industrial uses the
nearest street extending parallel or approximately parallel to the
rail street right-of-way shall, wherever practicable, be at a sufficient
distance from the rail street right-of-way to ensure suitable depth
for commercial or industrial sites.
3.
When streets parallel to the rail street right-of-way intersect a
street which crosses the rail street right-of-way at grade, they shall,
to the extent practicable, be at a distance of at least one hundred
and fifty (150) feet from the railroad right-of-way. Such distance
shall be determined with due consideration of the minimum distance
required for future separation of grades by means of appropriate approach
gradients.
E.
(Reserved)
F.
[Reserved.]
G.
Bridges.
Bridges of primary benefit to the applicant, as determined by
the Planning Commission, shall be constructed at the full expense
of the applicant without reimbursement from the City of Navasota.
The sharing expense for the construction of bridges not of primary
benefit to the applicant as determined by the Planning Commission
will be fixed by special agreement between the City, as approved by
the City Council, and the applicant. The cost of bridges that do not
solely benefit the developer shall be charged to the developer pro
rata based on the percentage obtained by dividing the service area
of the bridge into the area of the land being developed by the subdivider.
7.03.03
Road Dedications and Reservations.
A.
New
Perimeter Streets:
Street systems in new subdivisions
shall be laid out so as to eliminate or avoid new perimeter half-streets.
Where an existing half-street is adjacent to a new subdivision, the
other half of the street shall be improved and dedicated by the subdivider.
The Planning Commission may authorize a new perimeter street where
the subdivider improves and dedicates the entire required street right-of-way
width within its own subdivision boundaries.
B.
Widening
and Realignment of Existing Streets.
Where a subdivision
borders an existing narrow road or street, or when the Comprehensive
Plan Official Map, or zoning setback regulations indicate plans for
realignment or widening a road or street that would require use of
some of the land in the subdivision, the applicant shall be required
to improve and dedicate at its expense those areas for widening or
realignment of those roads and streets. Frontage roads and streets
as described above shall be improved and dedicated by the applicant
at its own expense to the full width as required by these subdivision
regulations when the applicant’s development activities contribute
to the need for the road or street expansion. Land reserved for any
road or street purposes may not be counted in satisfying yard or area
requirements of the Zoning Ordinance whether the land is to be dedicated
to the City of Navasota in fee simple or an easement is granted to
the City.
(Ordinance 555-08 adopted 3/10/08; Ordinance 747-14 adopted 10/27/14; Ordinance
862-18 adopted 10/8/18; Ordinance 1041-24 adopted 4/8/2024)
7.04.01
General Requirements:
The Planning Commission shall
not approve any plat of a subdivision that does not make adequate
provision for storm and flood water runoff channels or basins. The
stormwater drainage system shall be separate and independent of any
sanitary sewer system. Storm sewers, where required, shall be designed
according to the design standards approved by the City and as approved
by the Planning Commission. A copy of design computations shall be
submitted along with the plans. The Planning Commission may allow
variances to these regulations with the recommendation of the City
Engineer. Inlets shall be provided so that surface water is not carried
across any intersection, or for a distance of more than six hundred
(600) feet in the gutter. When calculations indicate that curb capacities
are exceeded at a point, no further allowance shall be made for flow
beyond that point, and basins shall be used to intercept flow at that
point. Surface water drainage patterns shall be shown for each and
every lot and block. Variances to these provisions of this Ordinance
may be made by the Planning Commission upon recommendation of the
City Engineer.
7.04.02
Nature of Stormwater Facilities:
A.
Location.
The applicant may be required by the Planning Commission to
carry away by pipe or open ditch any spring or surface water that
may exist either previously 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.
B.
Accessibility
to Public Storm Sewers.
1.
Where a public storm sewer is accessible, the applicant shall install
storm sewer facilities, or if no outlets are within a reasonable distance,
adequate provision shall be made for the disposal of stormwaters,
subject to the specifications of the Development Officer. However,
in subdivisions containing lots less than 15,000 square feet in area
and in business and industrial districts, underground storm sewer
systems shall be constructed throughout the subdivisions and be conducted
to an approved outfall. Inspection of facilities shall be conducted
by the Development Officer.
2.
If a connection to a public storm sewer will be provided eventually,
as determined by the Development Officer and the Planning Commission,
the developer shall make arrangements for future stormwater disposal
by a public utility system at the time the plat receives final approval.
Provision for such connection shall be incorporated by inclusion in
the subdivision improvement agreement required for the subdivision
plat.
C.
Accommodation
of Upstream Drainage Areas:
A culvert or other drainage
facility shall in each case be large enough to accommodate potential
runoff from its entire upstream drainage area, whether inside or outside
the subdivision. The Development Officer shall determine the necessary
size of the facility, based on the provisions of the construction
standards and specifications assuming conditions of maximum potential
watershed development permitted by the Zoning Ordinance.
D.
Effect
on Downstream Drainage Areas:
The Development Officer
shall also study the effect of each subdivision on existing downstream
drainage facilities outside the area of the subdivision. City of Navasota
drainage studies together with such other studies as shall be appropriate,
shall serve as a guide to needed improvements. Where it is anticipated
that the additional runoff incident to the development of the subdivision
will overload an existing downstream drainage facility, the Planning
Commission may withhold approval of the subdivision until provision
has been made for the expansion of the existing downstream drainage
facility. No subdivision shall be approved unless adequate drainage
will be provided to an adequate drainage watercourse or facility.
E.
Areas
of Poor Drainage:
Whenever a plat is submitted for an
area that is subject to flooding, the Planning Commission may approve
such subdivision provided that the applicant fills the affected area
of the subdivision to an elevation sufficient to place the elevation
of streets and lots at a minimum of twelve (12) inches above the elevation
of the one hundred (100) year floodplain, as determined by the City
of Navasota Development Officer. The plat of the subdivision shall
provide for an overflow zone along the bank of any stream or watercourse,
in a width that shall be sufficient in times of high water to contain
or move the water, and no fill shall be placed in the overflow zone
nor shall any structure be erected or placed in the overflow zone.
The boundaries of the overflow zone shall be subject to approval by
the Development Officer. The Planning Commission may deny subdivision
approval for areas of extremely poor or unacceptable drainage.
F.
Floodplain
Areas:
The Planning Commission may, when it deems it
necessary for the health, safety, or welfare of the present and future
population of the area and necessary to the conservation of water,
drainage, and sanitary facilities, prohibit the subdivision of any
portion of the property that lies within the floodplain of any stream
or drainage course. These floodplain areas shall be preserved from
any and all destruction or damage resulting from clearing, grading,
or dumping of earth, waste material, stumps, or other debris, except
at the discretion of the Planning Commission.
7.04.03
Dedication of Drainage Easements:
A.
General
Requirements:
When a subdivision is traversed by a watercourse,
drainageway, channel, or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially to the
lines of such watercourse, and of such width and construction as will
be adequate for the purpose. Wherever possible, it is desirable that
the drainage be maintained by an open channel with landscaped banks
and adequate width for maximum potential volume of flow.
B.
Drainage
Easements:
1.
Where topography or other conditions are such as to make impractical
the inclusion of drainage facilities within street rights-of-way,
perpetual, unobstructed easements at least fifteen (15) feet in width
for drainage facilities shall be provided across property outside
the street lines and with satisfactory access to the street. Easements
shall be indicated on the plat. Drainage easements shall extend from
the street to a natural watercourse or to other drainage facilities.
2.
When a proposed drainage system will carry water across private land
outside the subdivision, appropriate drainage rights must be secured
and indicated on the plat.
3.
The applicant shall dedicate, either in fee or by a drainage or conservation
easement, land on both sides of existing watercourses to a distance
to be determined by the Planning Commission.
4.
Low-lying lands along watercourses subject to flooding or overflowing
during storm periods, whether or not included in areas for dedication,
shall be preserved and retained in their natural state as drainageways.
Such land or lands subject to periodic flooding shall not be computed
in determining the number of lots to be utilized for average density
procedures nor for computing the area requirement of any lot.
(Ordinance 555-08 adopted 3/10/08)
7.05.01
General Requirements:
A.
When
a public water main is not accessible, the developer shall take necessary
action, subject to the approval of the City, to extend the public
water main or create a water-supply district or make other acceptable
provisions for water service for the purpose of providing a water-supply
system capable of providing for domestic water use and fire protection.
B.
When
a public water main is accessible, the developer shall install adequate
water facilities (including fire hydrants) subject to the specifications
of state or local authorities. All water mains shall be at least six
(6) inches in diameter.
C.
Water
main extensions shall be approved by the Development Officer.
D.
The
location of all fire hydrants, all water supply improvements, and
the boundary lines of proposed districts, indicating all improvements
proposed to be served, shall be shown on the preliminary plat, and
the cost of installing same shall be borne by the developer and included
in any applicable subdivision improvement agreement and security to
be furnished by the developer.
7.05.02
Individual Wells and Central Water Systems.
A.
In
zoning districts with a density of one unit per acre or less and when
a public water system is not available, in the discretion of the Planning
Commission, individual wells may be used or a central water system
provided in a manner so that an adequate supply of potable water will
be available to every lot in the subdivision. Water samples shall
be submitted to the Grimes County Health Department for its approval,
and individual wells and central water systems shall be approved by
the Grimes County Health Department. Approvals shall be submitted
to the Planning Commission prior to final subdivision plat approval.
B.
If
the Planning Commission requires that a connection to a public water
main be eventually provided as a condition to approval of an individual
well or central water system, the applicant shall make arrangements
prior to receiving final plat approval for future water service. Performance
or cash bonds may be required to ensure compliance.
7.05.03
Fire Hydrants.
Fire hydrants shall be required for all
subdivisions. Fire hydrants shall be spaced and located in accordance
with the International Fire Code (IFC). To eliminate future street
openings, all underground utilities for fire hydrants, together with
the fire hydrants themselves, and all other supply improvements shall
be installed before any final paving of a street shown on the subdivision
plat.
(Ordinance 555-08 adopted 3/10/08)
7.06.01
General Requirements:
The applicant shall install sanitary
sewer facilities in a manner prescribed by the City of Navasota construction
standards and specifications. All plans shall be designed and approved
in accordance with the rules, regulations, and standards of the City
of Navasota.
7.06.02
High-Density Residential and Nonresidential Districts:
Sanitary sewerage facilities shall connect with public sanitary sewerage
systems. Sewers shall be installed to serve each lot and to grades
and sizes required by the Development Officer. No individual disposal
system or treatment plants (private or group disposal systems) shall
be permitted. Sanitary sewerage facilities (including the installation
of laterals in the right-of-way) shall be subject to the specifications,
rules, regulations, and guidelines of the City of Navasota.
7.06.03
Low- and Medium-Density Residential Districts:
Sanitary
sewerage systems shall be constructed as follows:
A.
When
a public sanitary sewerage system is reasonably accessible, the applicant
shall connect with same and provide sewers accessible to each lot
in the subdivision.
B.
When
public sanitary sewerage systems are not reasonably accessible but
will become available within a reasonable time, not to exceed fifteen
(15) years, the applicant may choose one of the following alternatives:
1.
Central sewerage system with the maintenance cost to be assessed
against each property benefited. Where plans for future public sanitary
sewerage systems exist, the applicant shall install the sewer lines,
laterals, and mains to be in permanent conformance with such plans
and ready for connection to such public sewer mains; or
2.
Individual disposal systems provided the applicant shall install
sanitary sewer lines, laterals, and mains from the street curb to
a point in the subdivision boundary where a future connection with
the public sewer main shall be made. Sewer lines shall be laid from
the house to the street line, and a connection shall be available
in the home to connect from the individual disposal system to the
sewer system when the public sewers become available. Such sewer systems
shall be capped until ready for use and shall conform to all plans
for installation of the public sewer system, where such exist, and
shall be ready for connection to such public sewer main.
C.
When
sanitary sewer systems are not reasonably accessible and will not
become available for a period in excess of fifteen (15) years, the
applicant may install sewerage systems as follows:
1.
Medium-Density Residential Districts.
Only a central
sewerage system may be constructed. No individual disposal system
will be permitted. Where plans exist for a public sewer system to
be built, for a period in excess of fifteen (15) years, the applicant
shall install all sewer lines, laterals, and mains to be in permanent
conformance with such plans and ready for connection to such public
sewer main.
2.
Low-Density Residential District:
Individual disposal
systems or central sewerage systems may be used.
7.06.04
Mandatory Connection to Public Sewer System:
If a public
sanitary sewer is accessible and a sanitary sewer is placed in a street
or alley abutting upon property, the owner of the property shall be
required to connect to the sewer for the purpose of disposing of waste,
and it shall be unlawful for any such owner or occupant to maintain
upon any such property an individual sewage disposal system.
7.06.05
Design Criteria for Sanitary Sewers:
A.
General
Guidelines:
These design criteria are not intended to
cover extraordinary situations. Deviations will be allowed and may
be required in those instances when considered justified by the Planning
Commission.
B.
Design
Factors:
Sanitary sewer systems should be designed for
the ultimate tributary population. Due consideration should be given
to current zoning regulations and the Navasota Comprehensive Plan.
Sewer capacities should be adequate to handle the anticipated maximum
hourly quantity of sewage and industrial waste together with an adequate
allowance for infiltration and other extraneous flow. The design of
sewer systems shall be in accordance with design and construction
specifications adopted by the City. Said specifications shall be made
available to the public by the Development Officer.
(Ordinance 555-08 adopted 3/10/08)
7.07.01
Required Improvements:
A.
Sidewalks
shall be included within the dedicated non-pavement right-of-way of
all streets.
B.
Concrete
curbs are required for all streets when sidewalks are required by
this Ordinance or when required in the discretion of the Planning
Commission.
C.
Sidewalks
shall be improved as required in the City of Navasota Unified Design
Guidelines, Unified Technical Specifications and Unified Standard
Construction Details.
7.07.02
Pedestrian Accesses:
The Planning Commission may require
perpetual unobstructed easements at least twenty (20) feet in width,
in order to facilitate pedestrian access from streets to schools,
parks, playgrounds, or other nearby streets. Such easements shall
be indicated on the plat.
7.07.03
Fee-in-Lieu of Sidewalks:
Except for development located
in the Central Business District, a developer may request the Planning
and Zoning Commission approve the payment of a fee in lieu of constructing
the required sidewalk(s) as set forth below:
A.
The
Planning and Zoning Commission may authorize a fee in lieu of sidewalk
construction when it determines that one or more of the following
conditions exist:
1.
An alternative pedestrian sidewalk, nature trail or multi-use path
has been or will be provided;
2.
The presence of unique or unusual topographic, vegetative, or other
natural conditions exist so that strict adherence to the sidewalk
requirements contained herein is not physically feasible or is not
keeping with the purpose and goals of the City’s Comprehensive
Plan;
3.
A capital improvement project is imminent that will include construction
of the required sidewalk. Imminent shall mean the project is funded
or projected to commence within twenty-four (24) months.
B.
The
dollar amount of the fee in lieu of sidewalk construction shall be
calculated using a square foot cost formula as determined by the City
Manager or his designee which shall be based on current estimated
costs of sidewalk construction. The square foot cost formula shall
be kept on file in the Office of Planning and Development Services
and made available to the public upon request. The square foot cost
formula shall be reviewed at least annually by the City Manager or
his designee.
C.
The
City shall create a Sidewalk Fund and all fees received by the City
in lieu of sidewalk construction shall be deposited into said fund.
The fees deposited into the Sidewalk Fund shall only be used for construction,
reconstruction, or land acquisition costs associated with sidewalks,
and other non-vehicular rights-of-way inside the city limits of the
City of Navasota.
(Ordinance 555-08 adopted 3/10/08; Ordinance 747-14 adopted 10/27/14; Ordinance
843-18 adopted 5/14/18)
7.08.01
Required Facilities:
Gas lines, electrical lines, telecommunication
lines and cable lines shall be provided in every subdivision.
7.08.02
Location:
All utility facilities, including but not
limited to gas, electric power, telecommunication, and CATV cables,
shall be located underground throughout the subdivision. Whenever
existing utility facilities are located above ground, except when
existing on public streets and rights-of-way, they shall be removed
and placed underground. All utility facilities existing and proposed
throughout the subdivision shall be shown on the preliminary plat.
Underground service connections to the street property line of each
platted lot shall be installed at the subdivider’s expense.
At the discretion of the Planning Commission, the requirement for
service connections to each lot may be waived in the case of adjoining
lots to be retained in single ownership and intended to be developed
for the same primary use.
7.08.03
Easements:
A.
Easements
centered on rear lot lines shall be provided for utilities (private
and municipal) and such easements shall be at least ten (10) feet
wide. Proper coordination shall be established between the subdivider
and the applicable utility companies for the establishment of utility
easements established in adjoining properties.
B.
When
topographical or other conditions are such as to make impractical
the inclusion of utilities within the rear lot lines, perpetual unobstructed
easements at least ten (10) feet in width shall be provided along
side lot lines with satisfactory access to the road or rear lot lines.
Easements shall be indicated on the plat.
7.08.04
Utility Location Standards:
When a development necessitates
the installation of public utility improvements all taps must be installed
within a utility easement and constructed as set forth below:
A.
All
taps must be installed within four feet (4') of side lot lines.
B.
Sanitary
sewer taps installed for dual service must be six inches (6") minimum
unless otherwise determined in writing by the city engineer.
C.
Top
of water meter boxes containing water taps must be at final grade
following final site grading.
|
Exhibit 1.
 |
 |
7.08.05
Underground Public Improvements:
As part of the “as
built” plans the developer shall submit to the City GIS line
data showing GPS accurate locations of sewer, water, gas and storm
main lines and service lines installed within any rights-of-way or
public utility easements for GIS mapping purposes.
(Ordinance 555-08 adopted 3/10/08; Ordinance 921-20 adopted 3/23/20; Ordinance 1041-24 adopted 4/8/2024)
7.09.1
The subdivision developer shall make every effort to preserve existing
features that would add value to residential development or to the
City of Navasota as a whole, such as trees, watercourses, historic
spots, and similar irreplaceable assets.
(Ordinance 555-08 adopted 3/10/08)
7.10.01
General:
If a proposed subdivision includes land that
is zoned for commercial or industrial purposes, the layout of the
subdivision with respect to the land shall make provision as the Planning
Commission may require. A nonresidential subdivision shall also be
subject to all the requirements of site plan approval set forth in
the Zoning Ordinance. Site plan approval and nonresidential subdivision
plat approval may proceed simultaneously at the discretion of the
Planning Commission. A nonresidential subdivision shall be subject
to all the requirements of this Ordinance, as well as such additional
standards required by the Planning Commission, and shall conform to
the proposed land use and standards established in the Comprehensive
Plan and Zoning Ordinance and the City of Navasota Unified Design
Guidelines, Unified Technical Specifications and Unified Standard
Construction Details.
7.10.02
Standards:
In addition to the principles and standards
in this Ordinance, which are appropriate to the planning of all subdivisions,
the applicant shall demonstrate to the satisfaction of the Commission
that the street, parcel, and block pattern proposed is specifically
adapted to the uses anticipated and takes into account other uses
in the vicinity. The following principles and standards shall be observed:
A.
Proposed
industrial parcels shall be suitable in area and dimensions to the
types of industrial development anticipated.
B.
Street
rights-of-way and pavement shall be adequate to accommodate the type
and volume of traffic anticipated to be generated thereupon and in
accordance with the City of Navasota Unified Design Guidelines, Unified
Technical Specifications and Unified Standard Construction Details.
C.
Special
requirements may be imposed by the City of Navasota with respect to
street, curb, gutter, and sidewalk design and in accordance with the
City of Navasota Unified Design Guidelines, Unified Technical Specifications
and Unified Standard Construction Details.
D.
Special
requirements may be imposed by the City of Navasota with respect to
the installation of public utilities, including but not limited to
water, sewer, and stormwater drainage.
E.
Every
effort shall be made to protect adjacent residential areas from potential
negative effects of a proposed commercial or industrial subdivision,
including the provision of extra depth in parcels backing up on existing
or potential residential development and provisions for a permanently
landscaped buffer strip when appropriate.
F.
Streets
carrying nonresidential traffic, especially truck traffic, shall not
normally be extended to the boundaries of adjacent existing or potential
areas.
(Ordinance 555-08 adopted 3/10/08; Ordinance 747-14 adopted 10/27/14)
7.11.01
Purpose:
This section is intended to provide for recreational
areas in the form of neighborhood park facilities as a function of
subdivision and site development in the City of Navasota.
It is hereby declared by the City Council that recreational
areas in the form of neighborhood parks are necessary and promote
the public welfare, and that the only adequate procedure to provide
for neighborhood parks is by integrating such a requirement into the
procedure for planning and developing property or subdivisions in
the City.
Neighborhood parks are those parks providing for a variety of
outdoor recreational opportunities and located within convenient distances
from a majority of the residences to be served thereby. The park zones
established by the City and shown on the official Comprehensive Plan
of the City of Navasota shall be prima facie proof that any park located
therein is within such a convenient distance from any residence located
therein. The primary cost of neighborhood parks should be borne by
the ultimate residential property owners who, by reason of the proximity
of their property to such parks, shall be the primary beneficiaries
of such facilities.
Therefore, the following requirements are adopted to effect
the purposes stated above and shall apply to any land to be used for
residential purposes:
7.11.02
General Requirements:
The City Manager or his designee shall administer this Section 7.11 with certain review, recommendation and approval authorities being assigned to the Planning Commission and the Parks and Recreation Board as specified herein.
Dedications shall cover both land acquisition and development
costs for neighborhood parkland for all types of residential development.
Dedications shall be based on actual dwelling units for the entire
development. Increases or decreases in final unit count prior to final
plat will require an adjustment in fees paid or land dedicated. If
the actual number of dwelling units exceeds the original estimate
additional parkland shall be dedicated in accordance with the requirements
in this Section with the filing of a final plat.
The methodology used to calculate fees and land dedications is provided for in Section 7.12 of this Ordinance. Fees paid pursuant to Section 7.12 may be used only for development or acquisition of a neighborhood park located within the same park zone as the development.
A.
Parkland
Dedication
For single-family developments the area of land to be dedicated
for parkland purposes shall be equal to one (1) acre for each (*)
dwelling units.
For duplex and other multifamily development this area shall
be equal to one (1) acre for each (*) dwelling units.
* See Section 7.12.
The total amount of land dedicated for the development shall
be dedicated in fee simple by plat:
1.
Prior to the issuance of any building permits for multifamily development;
2.
Concurrently with the final plat for a single phase development;
3.
For a phased development the entire park shall be either platted
concurrently with the plat of the first phase of the development;
or
4.
The developer may provide the City with financial security against
the future dedication by providing a bond, irrevocable letter of credit,
or other alternative financial guarantee such as a cash deposit in
the amount of the appraised value of the parkland. The amount of the
financial guarantee is calculated by multiplying the number of acres
of parkland required to be dedicated by the average value of an acre
of land in the subdivision. The average value of an acre of land in
the subdivision is calculated by dividing the fair market value of
the land in the subdivision by the number of acres in the subdivision.
To make this calculation, the subdivider may select one of the following
fair market value determinations:
a.
the current fair market value of the land as determined by a qualified
real estate appraiser at the subdivider’s expense, if the City
Manager or designee approves the appraiser and certifies that the
appraisal fairly reflects the land value; or
b.
the current fair market value of the land as determined by a qualified
real estate appraiser employed by the City.
|
The financial guarantee will be released to the developer, without
interest, upon the filing of the final plat for the subsequent phase
that dedicates the required parkland.
|
B.
Fee-in-Lieu
of Parkland
The amount of the Fee-in-Lieu of Parkland (“Fee”)
shall be set at an amount sufficient to cover the costs of the acquisition
of neighborhood parkland.
A landowner may elect to meet the requirements of this section
in whole or in part, by paying a fee in the amount set forth below.
Before making this election, for any required dedication greater than
three (3) acres, or for any development containing floodplain or greenway,
the landowner must satisfy all of the following requirements:
1.
Obtain a recommendation from the Parks and Recreation Board.
2.
Obtain approval from the Planning Commission pursuant to the plat
approval procedures of this Ordinance.
The fee shall be calculated as follows:
4.
Fees may be used only for acquisition or development of a neighborhood
park facility located within the same park zone as the development.
5.
The Planning Commission is authorized to accept fee-in-lieu dedication
for projects of less than one hundred (100) acres.
C.
Park
Development Fee
In addition to the land dedication, there shall also be a fee
established that is sufficient to develop the land to meet the City
of Navasota requirements for Neighborhood Park Improvements to serve
the park zone in which such development is located.
This fee shall be computed on the basis of (*) dollars per dwelling
unit for single-family developments and (*) dollars for duplex and
multifamily development.
* See Section 7.12
The total fee shall be paid upon submission of each final plat
or upon application for a building permit, whichever is applicable.
D.
Park
Development Option in Lieu of Fee
A landowner may elect to construct the neighborhood park improvements
in lieu of paying the Park Development Fee under the following terms
and conditions:
1.
A park site plan, developed in cooperation with City staff, must
be submitted to the City Manager or his designee for review. A site
plan approved by the Parks and Recreation Board is required upon submission
of each final plat or upon application for a building permit, whichever
is applicable.
2.
Within twelve (12) months from the date of said submission or application
the landowner shall submit detailed plans and specifications in compliance
with the site plan to the City Manager or his designee for review
and approval.
3.
All plans and specifications shall meet or exceed the Manual of Neighborhood
Park Improvement Standards in effect at the time of the submission.
4.
If the improvements are constructed on land that has already been
dedicated to and/or is owned by the City, then the developer must
post payment and performance bonds to guarantee the payment to subcontractors
and suppliers and to guarantee that the developer completes the work
in accordance with the approved plans, specifications, and applicable
ordinances.
5.
The construction of all improvements must be completed with [within]
one (1) year from the date of the approval of the plans and specifications.
A final, one-time extension of twelve (12) months may be granted by
the Development Officer upon demonstration that said improvements
are at least fifty percent (50%) constructed at the time of the extension
request.
6.
Completion and Acceptance - Park development will be considered complete
and a Certificate of Completion will be issued after the following
requirements are met:
7.
Upon issuance of a Certificate of Completion, the developer shall
warrant the improvements for a period of one (1) year as per the requirements
in the Manual of Neighborhood Park Improvements Standards.
E.
Reimbursement
for City-Acquired Parkland
The City may from time to time acquire land for parks in or
near an area of actual or potential development. If the City acquires
parkland in a park zone, the City may require subsequent parkland
dedications for that park zone to be in Fee-in-Lieu of Parkland only.
This will be to reimburse the City for the cost(s) of acquisition.
Once the City has been reimbursed entirely for all such parkland within
a park zone, this Section shall cease to apply except to the extent
that the other provisions of this Section require additional parkland
dedication beyond the amount of land for which the City is reimbursed.
7.11.03
Comprehensive Plan Considerations
The Navasota Comprehensive Plan is intended to serve as a guide
for this Section of this Ordinance. The actual location, size, and
number of parks will be determined when development occurs. The Comprehensive
Plan will also be used to locate desirable park sites before development
occurs, and those sites may be acquired by the City or received as
donations.
Park zones are established by the City’s Comprehensive
Plan and are configured to indicate service areas for neighborhood
parks.
7.11.04
Special Fund; Right to Refund
All parkland fees will be deposited in a fund referenced to
the park zone involved. Funds deposited into a particular park zone
fund may only be expended for land or improvements in that zone.
The City shall account for all fees-in-lieu of land paid under
this Section with reference to the individual plat(s) involved. Any
fees paid for such purposes must be expended by the City within five
(5) years from the date received by the City for acquisition and/or
development of a neighborhood park as defined herein. Such funds shall
be considered to be spent on a first-in, first-out basis. If not so
expended, the landowners of the property on the expiration of such
period shall be entitled to a prorated refund of such sum, computed
on a square footage of area basis. The owners of such property must
request such refund within one (1) year of entitlement, in writing,
or such right shall be deemed to have been waived.
7.11.05
Parkland Guidelines and Requirements
Parks should be easy to access and open to public view so as
to benefit area development, enhance the visual character of the city,
protect public safety and minimize conflict with adjacent land uses.
The following guidelines and requirements shall be used in designing
parks and adjacent development.
A.
Any
land dedicated to the City under this Section must be suitable for
park and recreation uses. The dedication shall be free and clear of
any and all liens and encumbrances that interfere with its use for
park purposes. The City Manager or his designee shall determine whether
any encumbrances interfere with park use. Minerals may be reserved
from the conveyance provided that there is a complete waiver of the
surface use by all mineral owners and lessees. A current title report
must be provided with the land dedication. The property owner shall
pay all taxes or assessments owed on the property up to the date of
acceptance of the dedication by the City. A tax certificate from the
Grimes County Tax Assessor shall be submitted with the dedication
or plat.
B.
Consideration
will be given to land that is in the floodplain or may be considered
“floodable” even though not in a federally regulated floodplain
as long as, due to its elevation, it is suitable for park improvements.
Sites should not be severely sloping or have unusual topography which
would render the land unusable for organized recreational activities.
C.
Land
in floodplains or designated greenways will be considered on a two
(2) for one (1) basis. Two (2) acres of floodplain or greenway will
be equal to one (1) acre of parkland
D.
Where
feasible, park sites should be located adjacent to greenways and/or
schools in order to encourage both shared facilities and the potential
co-development of new sites.
E.
Neighborhood
park sites should be adjacent to residential areas in a manner that
serves the greatest number of users and should be located so that
users are not required to cross arterial roadways to access them.
F.
Sites
should have existing trees or other scenic elements.
G.
Detention/retention
areas will not be accepted as part of the required dedication, but
may be accepted in addition to the required dedication. If accepted
as part of the park, the detention/retention area design must be approved
by the City Manager or his designee and must meet specific parks specifications
in the Manual of Neighborhood Park Improvements Standards.
H.
Where
park sites are adjacent to greenways, schools [or] existing or proposed
subdivisions, accessways may be required to facilitate public access
to provide public access to parks.
I.
It
is desirable that fifty percent (50%) of the perimeter of a park should
abut a public street.
7.11.06
Consideration and Approval
Any proposal considered by the Planning Commission under this
Section shall have been reviewed by the Parks and Recreation Board
or the City Manager or his designee as provided herein, and a recommendation
given to the Planning Commission. The Planning Commission may make
a decision contrary to the recommendation by a majority vote.
7.11.07
Review of Land Dedication Requirements and Dedication and Development
Fee
The City shall review the Fees established and amount of land
dedication required at least once every three (3) years. The City
shall take into account increased values, inflation, and other factors
affecting land acquisition and park development costs as well as the
City’s targeted level of service for parkland per one thousand
(1,000) persons. Fees shall be set by an ordinance of the City Council
amending Section 12 [7.12] herein.
7.11.08
Warranty Required
All materials and equipment provided to the City shall be new
unless otherwise approved in advance by the City Manager or his designee
and that all work will be of good quality, free from faults and defects,
and in conformance with the designs, plans, specifications, and drawings,
and recognized industry standards. This warranty, any other warranties
express or implied, and any other consumer rights, shall inure to
the benefit of the City only and are not made for the benefit of any
party other than the City. All work not conforming to these requirements,
including but not limited to unapproved substitutions, may be considered
defective.
This warranty is in addition to any rights or warranties expressed
or implied by law. Where more than a one (1) year warranty is specified
in the applicable plans, specifications, or submittals for individual
products, work, or materials, the longer warranty shall govern.
This warranty obligation shall be covered by any performance
or payment bonds tendered in compliance with this Ordinance.
If any of the work is found or determined to be either defective
or otherwise not in accordance with this Ordinance, the designs, plans,
drawings or specifications within one (1) year after the date of the
issuance of a Certificate of Final Completion of the work or a designated
portion thereof, whichever is longer, or within one (1) year after
acceptance by the City of designated equipment, or within such longer
period of time as may be prescribed by law or by the terms of any
applicable special warranty required by this Ordinance, developer
shall promptly correct the defective work at no cost to the City.
During the applicable warranty period and after receipt of written
notice from the City to begin corrective work, Developer shall promptly
begin the corrective work. The obligation to correct any defective
work shall be enforceable under the City of Navasota Code of Ordinances.
The guarantee to correct the defective work shall not constitute the
exclusive remedy of the City, nor shall other remedies be limited
to the terms of either the warranty or the guarantee. If within twenty
(20) calendar days after the City has notified developer of a defect,
failure, or abnormality in the work, developer has not started to
make the necessary corrections or adjustments, the City is hereby
authorized to make the corrections or adjustments, or to order the
work to be done by a third party. The cost of the work shall be paid
by developer. The cost of all materials, parts, labor, transportation,
supervision, special instruments, and supplies required for the replacement
or repair of parts and for correction of defects shall be paid by
developer, its contractors, or subcontractors or by the surety. The
guarantee shall be extended to cover all repairs and replacements
furnished, and the term of the guarantee for each repair or replacement
shall be one (1) year after the installation or completion. The one
(1) year warranty shall cover all work, equipment, and materials that
are part of the improvements made under this Section of this Ordinance.
[1]
Editor's note - Renembered to follow sequence
(Ordinance 555-08 adopted 3/10/08)
I.
Current
Level of Service
125 Acres of Parkland
16.29 Acres Neighborhood & Community Parkland per 1,000
Population
7.26 Acres per 1,000 (Neighborhood Parks)
11.03 Acres per 1,000 (Community Parks) (these amounts individually
add up to 18.29 acres, not 16.29)
II.
Land
Requirements
Neighborhood Parks
7.26 Acres/1,000
1 Acre per 136 people
2000 CENSUS Figures - Total Population - 6,789
2.85 Persons per Household (PPH) for Single-Family and 2.63
Persons per Household for Multifamily based on census information
for owner and renter occupied units. The overall Average from the
Census is 2.76 persons per household (dwelling unit = DU).
|
SINGLE-FAMILY
|
MULTIFAMILY
|
|---|---|
|
136 people / 2.85 PPH = 48 DUs
|
136 people / 2.63 PPH= 52 DUs
|
|
1 Acre per 48 DUs
|
1 Acre per 52 DUs
|
III.
Neighborhood Park Acquisition Costs (Determines Fee in Lieu of Land)
(Assumption) 1 acre costs $15,000 to purchase
|
SINGLE-FAMILY ACQUISITION COST
|
|
$15,000 / 48 DUs = $313 per DU
|
|
MULTIFAMILY ACQUISITION COST
|
|
$15,000 / 52 DUs = $289 per DU
|
IV.
Neighborhood
Park Development Costs (Determines Fee for Development)
Cost of Average Neighborhood Park in Navasota is $50,000 based
on 3 acres.
One Neighborhood parks serves 680 people based on a Census population
of 6,789 being served by 20 parks (count includes 5 neighborhood parks,
7 mini parks, 4 community parks, 3 athletic parks, and 1 Special Use
Park).
$50,000 / (136 x 3 Acres = 408 people per Acre) = $123 per person
It costs $123 per person to develop an average intergenerational
neighborhood park.
|
SINGLE-FAMILY DEVELOPMENT COST
|
|
$123.00 x 2.85 PPH = $351 per DU
|
|
$MULTIFAMILY DEVELOPMENT COST
|
|
$123.00 x 2.63 PPH = $324 per DU
|
V.
Total
Fee
|
SINGLE-FAMILY
|
|
$313 - Single-Family Acquisition Cost
|
|
$351 - Single-Family Development Cost
|
|
$313 + $351 = $664 PER DWELLING UNIT
|
|
[MULTIFAMILY]
|
|
$289 - Multifamily Acquisition Cost
|
|
$324 - Multifamily Development Cost
|
|
$289 + $324 = $613 PER DWELLING UNIT
|
(Ordinance 555-08 adopted 3/10/08)
The City of Navasota has set-forth a standard regulating cluster
mailbox units areas.
A.
Developers
are required to meet the following conditions when constructing cluster
mailbox unit areas in new developments within the city:
1.
A
minimum of two-vehicle off the street access is required for safety
of pedestrians and traffic right-of-way, with connecting sidewalks.
2.
Wide
aprons at entrances from the street are required for safety of pedestrians
and traffic right-of-way.
3.
Cluster
mailbox units must be covered.
4.
Lighting
must be installed for security.
5.
Two
parcel lockers for package delivery security and privacy, per 16 residential
mail slots.
6.
Required
to face away from traffic, for safety.
7.
Trash
receptacles are encouraged but not required.
 |
 |
(Ordinance 848-18 adopted 6/11/18; Ordinance
1041-24 adopted 4/8/2024)
