Subject to the approval of the city manager, the city engineer is hereby authorized and directed to promulgate rules, regulations, standards, and specifications for the construction, installation, design, location and arrangement of streets, curbs, streetlight street signs, alleys, utility layouts, utility easements, gates for utility easements, sidewalks, water supply and water distribution systems, fire hydrants, sewage disposal systems, septic tanks, water wells, monuments, criteria for drainage easement requirements, drainage facilities, and crosswalk ways. He shall file same with the city secretary at least thirty (30) days before they become effective. Subject to the approval of the city manager, he may amend the same from time to time provided that an amendment must be filed with the city secretary at least thirty (30) days before it becomes effective. No such rules, regulations, standards and specifications shall conflict with design standards set forth below or any other ordinance of the city. All such improvements shall be constructed, installed, designed located and arranged by the subdivider in accordance with such rules, regulations, standards, and specifications.
(Ordinance adopted 3/19/98, sec. 1)
(1) 
Conformity to arterial street standards.
The width and location of streets shall conform to such arterial street standards as provided herein and in the current design standards, both as to horizontal and vertical alignment and right-of-way widths, provided that the developer shall only be required to pay for that portion of the dedication and construction that are related in size to the size of his development as determined by the city engineer.
(2) 
Relation to adjoining street system.
The proposed street system shall extend all existing arterial streets and such existing collector and local streets as may be desirable for convenience of circulation. Where possible, the width and the horizontal and vertical alignment of extended streets shall be preserved, provided that the developer shall only be required to pay for that portion of the dedication and construction that are related in size to the size of his development as determined by the city engineer.
(3) 
Street jogs.
Where offsets in street alignment are, in the opinion of the planning commission, unavoidable, such offsets may be employed provided the distance between centerlines is not less than one hundred twenty-five (125) feet.
(4) 
Large lot subdivisions.
If the lots in the proposed, subdivision are large enough to suggest resubdivision in the future, or if part of the tract is not subdivided, consideration must be given to possible future street openings and access to future lots which could result from such resubdivision.
(5) 
Through traffic.
Local residential streets shall be designed so as to discourage high speed or through traffic.
(6) 
Topography.
The street system shall bear a logical relationship to the natural topography of the ground.
(7) 
Street widths.
Street width shall be measured from front lot line to front lot line of opposite lots and shall conform to the following minimum right-of-way widths, provided that the developer shall only be required to pay for that portion of the dedication and construction that are logically related in size to the size of his development.
(a) 
Local streets.
Local streets shall have a minimum right-of-way width of fifty-five (55) feet.
(b) 
Collector streets.
Collector (secondary or feeder streets) shall have a minimum right-of-way width of sixty (60) feet.
(c) 
Arterial streets.
The width of arterial streets shall be determined by the planning commission, the City of Brenham Thoroughfare Plan, and adopted standards. Arterial streets with a right-of-way width of less than one hundred (100) feet are to be increased to a width of one hundred (100) feet for a distance of one hundred fifty (150) feet at the approach to an arterial street intersection, with a transition back to normal right-of-way over a distance of an additional one hundred fifty (150) feet.
(8) 
Street alignment.
The maximum deflection in alignment permitted without use of curve shall be ten (10) degrees.
(9) 
Arterial street curves.
Curves in arterial streets shall have a centerline radius of two thousand (2,000) feet or more with exceptions to this standard granted only by the planting commission.
(10) 
Collector street curves.
Curves in secondary or feeder streets shall have a centerline radius of eight hundred (800) feet or more, with exceptions to this standard granted only by the planning commission.
(11) 
Local street curves.
Curves in local streets are to have a centerline radius of three hundred (300) feet or more, except for “loop” or partial “loop” streets.
(12) 
Reverse curves.
Reverse curves shall be separated by a minimum tangent of one hundred (100) feet.
(13) 
Pavement width and right-of-way.
Minimum width of streets shall be as follows provided that the developer shall only be required to pay for that portion of the dedication and construction that are logically related in size to the size of his development.
Classification
Minimum ROW Width
(feet)
Minimum Pavement Width, Back of Curb to Back of Curb
(feet)
Arterial streets
80–90
61
Collectors
60–70
39
Local streets
55
31
(14) 
Dead-end streets, cul-de-sacs:
(a) 
Turnaround.
Turnarounds are to have a minimum right-of-way radius of fifty (50) feet for a single-family and two-family use and sixty (60) feet for other uses.
(b) 
Maximum length.
The maximum length of a dead-end street with a permanent turnaround shall be six hundred (600) feet, except in conditions of unusual topography or in the event said street accommodates rural lots in the extraterritorial jurisdiction, in which case the maximum length shall be eight hundred (800) feet.
(c) 
Temporary turnarounds.
Temporary turnarounds are to be provided at the end of streets more than four hundred (400) feet long that will be extended in the future. The following note should be placed on the plat: “Cross-hatched area is temporary easement for turnaround until street is extended (give direction) in a recorded plat.”
(15) 
Street intersections:
(a) 
Angle of intersection.
Except where existing conditions will not permit, all streets, major and minor, shall intersect at a ninety (90) degree angle. Variations of more than ten (10) degrees on minor streets and more than five (5) degrees on arterial or secondary streets must first be approved by the planning commission.
(b) 
Radius at acute corners.
Acute angle intersections approved by the planning commission are to have twenty-five-foot or greater radius at acute corners.
(c) 
Centerline tie with existing streets.
Each new street intersecting with or extending to meet an existing street shall be tied to the existing street on centerline with dimensions and bearings to show relationship.
(16) 
Reserve strips.
Provisional one foot reserves may be used along the side or end of streets that abut acreage tract, accompanied by a note on the plat as follows: “One foot reserve to become automatically dedicated for street purposes when adjacent property is subdivided in a recorded plat”.
(17) 
Street names.
New streets shall be named so as to provide continuity of name with existing streets and so as to prevent conflict with identical or similar names in other parts of the city.
(18) 
Access to arterial streets:
(a) 
No lot in any subdivision shall create any lot abutting a designated arterial street that has a lot width parallel to the arterial street right-of-way line of less than two hundred (200) linear feet unless one of the following conditions is met:
(i) 
Access to the lot is limited to streets other than arterial streets, except that commercial and industrial districts should not be given access on residential streets;
(ii) 
Access to the lot is provided jointly with other lots created as part of the same subdivision such that minimum driveway spacing, corner clearance and (presubdivision) property clearance requirements as provided in the design standards are met;
(iii) 
Access to the lot is provided jointly with adjacent lot(s) not part of the same subdivision such that no additional driveways are created, and provided that, to the extent possible, minimum driveway spacing, corner clearance and (combined) property clearance requirements as provided in the design standards are satisfied by the combination of lots served by the existing or relocated joint access driveway; or
(iv) 
Access to the lot is ultimately to be provided from a frontage road (paralleling the arterial) which has been planned and officially approved by the participating agencies, and right-of-way dedication along the arterial street adjacent to the lot totals at least one hundred (100) feet from the arterial street centerline or any other distance designated on the approved plans.
(b) 
Whenever a residential subdivision abuts or contains an existing or proposed arterial street, direct access to such arterial street shall be prohibited. One or more of the following means shall be utilized to limit access to the residential lots:
(i) 
Subdivision lots back onto the arterial and front onto a parallel local street. In such cases the words “Access Prohibited” shall be placed in the applicable areas on the face of the final plat and a six-foot opaque screening fence shall be erected along the property line of all residential lots abutting the arterial street.
(ii) 
Subdivision lots are on a series of cul-de-sacs, U-shaped streets, or short loops entered from and designed generally at right angles to a parallel local street, with the rear line of their terminal lots backing onto the arterial street. In such cases the words “Access Prohibited” shall be placed in the applicable areas on the face of the final plat and a six-foot opaque screening fence shall be erected along the property line of all residential lots abutting the arterial street.
(iii) 
An access or service road separated from the arterial by a planting or grass strip and having access thereto at suitable points.
(19) 
Low density rural streets.
Low-density rural streets may be provided in subdivisions within the corporate limits of the city where lots conform to the minimum requirements for low density residential lots (section 23-21(2)) and the current design standards or in subdivisions in the extraterritorial jurisdiction where lots conform to the minimum requirements for rural lots (section 23-21(3)) and the current design standards. A low-density rural street shall have a minimum sixty-foot right-of-way with a twenty-four-foot wide pavement. Curbs are not required and open road side ditches may be used for drainage. No parking shall be allowed along a low-density residential street right-of-way.
(20) 
Private streets.
Private streets are permitted provided that they meet the same standards as provided for public streets. A developer agreement shall be provided to ensure ongoing maintenance of said private streets in accordance with section 23-32 of this chapter.
(21) 
Street lights.
Street lights which meet the current design standards of the city shall be installed at all street intersections and at intervals of not more than three hundred (300) feet along streets, except that they may be spaced at an average of six hundred (600) feet between intersections on low-density residential streets.
(Ordinance adopted 3/19/98, sec. 1)
Alleys are encouraged in townhome developments to facilitate the design of garages and parking to the rear of lots.
(Ordinance adopted 3/19/98, sec. 1; Ordinance O-24-027 adopted 10/3/2024)
(1) 
Drainage easements.
Where a subdivision is traversed by a watercourse, drainage way, natural channel or stream, there may be required a drainage easement or right-of-way conforming substantially to the limits of such watercourse, plus additional width to accommodate maintenance or future needs as determined by the city engineer. There shall be no construction, including fences, in any drainage easement or natural watercourse. Such easement shall not be considered part of the lot area for purposes of minimum lot size requirements of the zoning ordinance. Drainage easements may be used as utility easements.
(2) 
Utility easements.
Utility easements shall be retained for poles, wires, conduits, storm sewers, sanitary sewers, water lines, gas lines, or other utilities.
(a) 
Utility easements shall not be less than twenty (20) feet in width unless such width is determined to be excessive by the city engineer.
(b) 
Utility easements located along the rear or side of lots which abut each other shall be twenty (20) feet in width, taken ten (10) feet from each lot line.
(c) 
Where a proposed subdivision adjoins an unplatted area, the full twenty-foot width of easement may be required along the side of the lots adjoining the unplatted area.
(d) 
Utility easements may be fenced if unlocked gates are provided to allow free movement of excavating machines, maintenance equipment, and personnel through the full length of the easement.
(Ordinance adopted 3/19/98, sec. 1)
(1) 
In a residential subdivision, sidewalks shall be installed so as to provide pedestrian access to schools, parks and other public facilities. The location of sidewalks shall be determined by the planning and zoning commission.
(2) 
The location of all sidewalks required by the planning and zoning commission shall be shown on the plat and on the construction plans for the subdivision.
(3) 
Where sidewalks are required in a subdivision, each property owner shall install the portion of the sidewalk on his lot prior to the issuance of a certificate of occupancy for any structure on such lot. Property owners shall install sidewalks on vacant lots when three (3) years time has elapsed following the date that ninety (90) percent of the lots where sidewalks were required have been built upon. Upon written notice from the city engineer, the property owner must begin the installation within thirty (30) days and completed within thirty (30) days thereafter.
(4) 
Prior to the approval of the final plat of a subdivision, the developer shall verify to the planning and zoning commission that provisions have been made in the subdivisions’s deed restrictions for the construction of the sidewalks in the locations required by the planning and zoning commission.
(5) 
Sidewalks shall be located so as to allow for a planting strip between the sidewalk and the curb. Standards for the width of the planting strip are provided in the current design standards.
(6) 
Where sidewalks intersect street curbs, they shall be constructed so as to comply with the requirements set forth in the most recent edition of the Americans With Disabilities Act Handbook.
(Ordinance adopted 3/19/98, sec. 1)
(1) 
Permitted purposes.
No land contained in the proposed subdivision shall be reserved for any use other than a use permitted by the zoning ordinance for the district in which the land to be reserved is located.
(2) 
Designation on plat.
The specific use for which each piece of land is to be reserved must be shown by appropriate label or description on the subdivision plat. Provision for future abandonment of a reservation as may be appropriate must likewise be shown on said plat.
(Ordinance adopted 3/19/98, sec. 1)
All lots shown on any plat will be for residential purposes unless otherwise noted.
(1) 
Urban lots.
All lots, tracts and reserves within the city limits of Brenham shall conform to the minimum area requirements for the relevant use as provided for zoning districts within the city, including buffer yard requirements. In the extraterritorial jurisdiction, lots created for residential purposes shall conform to the applicable minimum requirements for single-family detached housing, townhomes, zero lot line housing and multifamily as provided for zoning districts in the zoning ordinance for the City of Brenham. Lots created for commercial or industrial use within the extraterritorial jurisdiction shall have sufficient area and dimensions to provide for the off-street parking and loading facilities and driveways, based upon the zoning requirements for same within the City of Brenham for the type of use and development proposed.
(2) 
Low-density residential lots.
The minimum requirements for low-density residential lots are as follows:
a. 
Minimum width: 110 feet.
b. 
Minimum depth: 200 feet.
c. 
Minimum area: 22,000 square feet.
d. 
Minimum setback from property line to building line:
i. 
Front yard: 35 feet.
ii. 
Side yard: 15 feet/35 feet on corner lots.
iii. 
Rear yard: 25 feet.
(3) 
Rural lots.
Notwithstanding provisions for urban lots as provided in subsection (1), rural lot subdivisions may be approved in the extraterritorial jurisdiction for residential development that is to be served by individual water wells, by an individual sewage disposal system or by county roads, provided said development conforms to applicable state law, and other applicable codes and ordinances of the City of Brenham and Washington County. Standards that apply to rural residential lots are as follows:
a. 
Minimum width: One hundred twenty-five (125) feet. Radial lots to have minimum width of one hundred (100) feet with a minimum width of one hundred twenty-five (125) feet at the building line.
b. 
Minimum depth: 200 feet.
c. 
Minimum area: 43,560 square feet.
d. 
Minimum set backs from property line to building line shall be as follows:
i. 
Front yard: 50 feet.
ii. 
Side yard: 15 feet/25 feet on corner lot. iii. Rear yard: 25 feet.
(Ordinance adopted 3/19/98, sec. 1)
All residential lots within the city and its extraterritorial jurisdiction shall conform to the general provisions provided below:
(1) 
Lots on arterial and collector streets.
Building setback lines for property located within the city are established in Appendix A, Zoning. For property located in the city extraterritorial jurisdiction (ETJ) the building setback line shall not be closer than twenty-five (25) feet from the side of a lot which abuts an arterial street and not closer than fifteen (15) feet from the side of a lot which abuts a collector street.
(2) 
Lot width.
The lot width is the average of the front and rear lot dimensions.
(3) 
Lot shape.
Lots should be rectangular insofar as practicable, except as permitted for cluster housing. Sharp angles between lot lines should be avoided. The ratio of depth to width should not ordinarily exceed two and one-half (2-1/2) to one (1), except as provided for townhome lots and cluster housing.
(4) 
Lot lines.
Side lot lines should be perpendicular or radial to street frontage and the following note may be used in lieu of bearings: “All side lot lines are either perpendicular or radial to street frontage unless otherwise noted.”
(5) 
Lot facing:
a. 
Street frontage.
Each lot shall be provided with adequate access to an existing or proposed public street by frontage on such street.
b. 
Double frontage.
Double front lots are prohibited except when backing on arterial streets.
c. 
Front facing.
Wherever feasible, each lot should face the front of a similar lot across the street. In general, an arrangement placing adjacent lots at right angles to each other should be avoided.
(6) 
Lot numbering.
All lots are to be numbered consecutively within each block. Lot numbering may be cumulative throughout the subdivision if the numbering continues from block to block in a uniform manner that has been approved on an overall preliminary plat.
(7) 
Driveway restrictions.
Rear and side driveway access to arterial streets shall be prohibited.
(Ordinance adopted 3/19/98, sec. 1; Ordinance O-19-006, sec. 1, adopted 2/7/19)
(1) 
Within the City of Brenham, building lines shall conform to applicable regulation as currently set forth for the zoning district in which the subject property is located.
(2) 
Within the extraterritorial jurisdiction of the City of Brenham, building lines for single-family detached units shall conform to those currently set forth for single-family dwelling units in the City of Brenham zoning ordinance for the R-1 District. Building line setbacks for commercial properties shall be a minimum of twenty-five (25) feet from public street right-of-way and shall be set back a minimum of fifteen (15) feet from any side of a lot adjoining a side street. No interior side yard is required except as required for bufferyards as provided in section 23-26 below.
(Ordinance adopted 3/19/98, sec. 1)
(1) 
Townhouse building lines.
The following minimum setbacks shall apply to townhouse building lots and shall take precedence over conflicting sections of this chapter:
(a) 
Plat boundaries.
Building setback lines of ten (10) feet shall be required on all lots siding upon a plat boundary. Building setback lines of fifteen (15) feet shall be required on all lots backing upon a plat boundary.
(b) 
Open spaces.
Where townhouse lots and dwelling units are designed to face upon an open space rather than upon a public street, no front setback shall be required provided the open space shall be at least forty (40) feet wide and not more than two hundred (200) feet long, measured from the public street upon which the court must open. Said open space may not include vehicular drives, parking area, or required yards in front of dwelling units.
(2) 
Zero-lot line building lines and special easements.
The following setbacks shall apply to zero-lot line building lots and shall take precedence over conflicting sections of this chapter:
(a) 
Plat boundaries.
Building setback lines of ten (10) feet shall be required on all lots siding upon a plat boundary. Building setback lines of fifteen (15) feet shall be required on all lots backing upon a plat boundary.
(b) 
Wall-maintenance easements.
A perpetual five-foot wall-maintenance easement shall be provided on the lot adjacent to the zero-lot line property line, which, with the exception of walls and/or fences, shall be kept clear of structures. This easement shall be shown on the plat and incorporated into each deed transferring title to the property. The wall shall be maintained in its original color and treatment unless otherwise agreed to in writing by the two (2) affected lot owners. Roof overhangs may penetrate the easement on the adjacent lot a maximum of twenty-four (24) inches, but the roof shall be so designed that water runoff from the dwelling placed on the lot line is limited to the easement area.
(3) 
Cluster housing.
Cluster housing provisions are provided for the development of areas within the city zoned for cluster home subdivisions where flexibility is required due to special features of the land, such as the topography, drainage requirements or easements, open space, or other considerations that are consistent with the comprehensive plan and the zoning requirements of the city. Plats shall be approved for cluster housing provided that the average lot area equivalent as defined in section 23-3 does not result in densities that exceed those permitted for the applicable category of residential use (single-family, townhomes or zero lot line housing) for the zoning district in which they are located, and provided that the plat conforms to all other applicable regulations of the city.
In the extraterritorial jurisdiction, cluster housing provisions are provided for development, where flexibility is required due to special features of the land, such as the topography, drainage requirements or easements, open space, or other considerations that are consistent with the purposes of this chapter. Plats shall be approved for cluster housing provided that the average lot area equivalent as defined in section 23-3 does not exceed seven thousand (7,000) square feet and provided that the plat conforms to all other applicable regulations of the city.
(a) 
Application procedure.
The submittal of an application for a cluster housing plat shall be as provided for preliminary plats (section 23-9) and final plats (section 23-10) and shall meet all other applicable requirements of this chapter except that deviations may be approved by the planning commission for minimum lot sizes, lot dimensions, and side and rear yard requirements as provided in this section.
(b) 
Special platting requirements.
Deviation from more conventional platting that is based upon the subdivision of land into individual lots to accommodate one house per lot is permitted for cluster housing subdivisions provided the plat conforms to the following requirements:
(i) 
Minimum site area: Three (3) acres.
(ii) 
Deviation from side and rear yard requirements: No building line of any structure within the cluster housing subdivision shall be closer than ten (10) feet to any side lot line of a residential lot in an adjacent subdivision developed in accordance with conventional lot standards. No corner lot within the cluster housing subdivision shall have a building line less than fifteen (15) feet from the right-of-way of the adjacent side street.
Within the interior of the cluster housing subdivision, a minimum distance of eight (8) feet shall be maintained between the side building lines of adjacent units and a minimum distance of thirty (30) feet shall be maintained between rear building lines of adjacent units.
(Ordinance adopted 3/19/98, sec. 1)
(1) 
Generally.
Special platting requirements are provided to ensure that mobile home and/or manufactured homes located within the city in areas zoned for such use or located within the extraterritorial jurisdiction of the City of Brenham are placed in parks or subdivisions that are designed and developed to maximize the public health and general welfare, to prevent undue concentration of population, to reduce fire hazards or other hazards that may result from natural causes in the environment, to reduce the impact on drainage and natural waterways and to maintain and stabilize the value of property within the subdivision and surrounding areas.
(2) 
Application procedure.
The submittal of an application for a mobile home or manufactured home park or subdivision shall be as provided for preliminary plats (section 23-9) and final plats (section 23-10) and shall meet all other applicable requirements of this chapter except minimum lot sizes and lot dimensions as provided in this section.
(3) 
Minimum site size.
For each mobile home or manufactured home park or subdivision located within the city in areas zoned for such use, a minimum site area of four (4) acres and frontage of no less than two hundred (200) feet or more than four hundred (400) feet shall be provided. In the event that any parcel of land less than five (5) acres within the extraterritorial jurisdiction is to be used for two (2) or more mobile homes or manufactured homes, a plat shall be submitted to the city.
(4) 
Special platting requirements.
(a) 
Plats submitted for mobile home park or subdivision development shall provide mobile home spaces that are clearly defined or delineated. Each space shall have an area of not less than five thousand (5,000) square feet gross.
(b) 
Mobile homes shall be so located on each space that there shall be at least a twenty-foot clearance between mobile homes or manufactured homes; provided, however, that with respect to mobile homes parked end-to-end, clearance may not be less than twenty (20) feet. No mobile home or manufactured home shall be located closer than ten (10) feet to any building within the park or to any property line of the park which does not abut upon a public street or highway. No mobile home shall be located closer to any property line of the park abutting upon a public street or highway than twenty-five (25) feet or such other distance as may be established by ordinance or regulation as a front yard, or other setback requirement with respect to conventional buildings adjacent thereto.
(c) 
All driveways and walkways within the mobile home or manufactured home park or subdivision shall be paved and lighted at night.
(Ordinance adopted 3/19/98, sec. 1)
(1) 
Generally.
Bufferyards required within the city as provided in the zoning ordinance of the city shall be shown on the plat as bufferyard easements. In the event that a subdivision is proposed for development in the extraterritorial jurisdiction and is intended to be located adjacent to a subdivision or development that is legally existing but is a different type of development than the proposed subdivision, then it shall be the responsibility of the developer of the new subdivision to provide a bufferyard easement at the adjacent plat boundary in accordance with the following provisions:
Bufferyard easements standards–ETJ
New use category
Adjacent existing use category
SF
MF
MHP
COM
HI
Single-Family (SF)
none
20
20
50
125
Multifamily (MF)
20
none
none
25
125
Mobile Home Park (MHP)
20
none
none
25
125
Commercial (COM)
50
25
25
none
50
Industry (I)
125
125
125
50
none
(2) 
Screening/landscaping of bufferyards.
A screen shall be located at the boundary between the required bufferyard and the adjacent subdivision for which it is required as follows:
(a) 
A screening device shall consist of a barrier of stone, brick, pierced brick or block, uniformly colored wood, or other permanent material of equal character, density, and acceptable design, at least six (6) feet in height, where the solid area equals at least sixty-five (65) percent of the wall surface, including where applicable an entrance gate or gates. (Such screening device shall be continuously maintained.)
(b) 
An evergreen hedge which shall be at least six (6) feet in height when installed and shall be properly maintained.
To further minimize potential noise, drainage, glare or other potential incompatibilities between the subdivisions, at least twenty (20) percent of any bufferyard shall be landscaped, pervious surface, said twenty (20) percent to be located at the outermost edge or perimeter of the bufferyard. The remaining land constituting a bufferyard may be used for on-site parking.
(Ordinance adopted 3/19/98, sec. 1)
(1) 
Block length:
(a) 
Residential.
Maximum block length for residential use shall be twelve hundred (1200) feet, measured along the center of the block. Six hundred (600) feet is a desirable minimum.
(b) 
Arterial street.
Maximum block length along a arterial street shall be sixteen hundred (1600) feet except under special conditions and upon approval of the planning commission.
(2) 
Block width.
Blocks shall be wide enough to allow two (2) tiers of lots of at least minimum depth, except when prevented by the size of the property or the need to back up to an arterial street.
(3) 
Block numbering.
Blocks are to be numbered consecutively within the overall plat and/or sections of an overall plat as recorded.
(Ordinance adopted 3/19/98, sec. 1)