CHAPTER 10.300 REQUIRED IMPROVEMENTS

Layout.

The arrangement, extent, character, width, grade and location of all streets shall conform to the major thoroughfare plan and comprehensive master plan. Minor residential streets shall provide adequate circulation within the neighborhood, but shall discourage excessive through traffic. The street layout shall be arranged to achieve the most desirable development of the entire neighborhood unit, with appropriate consideration of creeks, drainage channels, wooded areas and other topographical features, which lend themselves to special treatment. Streets forming the boundary line of a subdivision shall permit no setback from the property line.

Relation to adjoining streets.

Where appropriate to the neighborhood pattern, existing streets in adjoining areas shall be continued and tied into the proposed street layout. The width and alignment of such streets shall be as determined by the city.

Projection.

When adjoining areas are not subdivided, the arrangement of streets shall provide for the proper projection of streets into the adjoining unsubdivided areas as will be required to complete the neighborhood pattern or conform to the comprehensive plan.

Partial or half streets.

In the case of minor streets, no new half streets shall be platted. Where the proposed subdivision abuts upon an existing half street, the remaining half of the street shall be platted. In the case of secondary streets and major thoroughfares, half streets may be platted, if necessary, in conformance with the comprehensive master plan.

Dead-end streets and cul-de-sacs.

Dead-end streets shall be prohibited, except as short stubs, which are projected, to be continued in future subdivisions in conformance with subsection (c) of this section, or when designed as cul-de-sacs. Temporary turnarounds shall be provided on projected streets until such time as such streets are extended.

Cul-de-sacs shall not exceed 400 feet in length and shall have a turnaround of not less than 80 feet in diameter in single-family residential areas, 120 feet in multifamily areas and not less than 200 feet in diameter in commercial and industrial areas.

(f)

Alignment.

The alignment of all major thoroughfares and secondary streets shall conform to the comprehensive master plan.

(g)

Intersections.

All intersections on major thoroughfares and secondary streets shall be at least 90 degrees, except as shown on the comprehensive master plan or approved by the city. The intersections of minor streets shall be as nearly to 90 degrees as practicable.

(h)

Right-of-way and pavement widths.

All street and pavement widths shall conform to the comprehensive master plan, but in no case shall the right-of-way widths be less than the following:

Major thoroughfares, 80 feet;

Minor streets, 50 feet;

Secondary streets, 60 feet.

(i)

Names.

Names of new streets shall not duplicate the names of existing streets within the county unless the new street is a continuation of such existing street. Street names shall be chosen to avoid similarity or confusion with existing street names. Names of all new streets shall be subject to approval by the city and coordinated on an area-wide basis.

(j)

Construction.

All streets shall be paved with a minimum of two (2) inches of compressed hot mix with a minimum of eight (8) inches of base over a proper sub-base; provided that such shall be the minimum requirements and the subdivider shall comply with any higher standards established by the city, or

Concrete or alternative compressed hot mix designs may be considered but must comply with the minimum standards for durability and longevity, of the paving section stated above and must be approved by the City of Brady or City of Brady engineer consultant.

(k)

Curbs.

Curbs shall be installed by the subdivider on both sides of all interior streets, and on the subdivision side of all streets forming part of the boundary of the subdivision. The curb may be of ribbon curb design if channeling of water is not required. The curb must be of concrete a minimum of six (6) inches in depth and twenty-four (24) inches in width, with mild steel reinforcement. The City of Brady or the City of Brady engineer consultant retains the right of approval of any curb design.

(l)

Street lighting.

Street lighting shall be installed by the subdivider for all new streets within the jurisdiction of the city. Streetlights shall be installed by the subdivider at all street intersections within the subdivision, and at adjacent intersections on the north and east boundaries of the subdivision.

(m)

Street signage.

Street signs shall be installed by the subdivider at all intersections within and immediately adjacent to the subdivision, and shall be designed and constructed in accordance with city specifications.

(Ordinance 1057 adopted 5/5/10; Ordinance 1164 adopted 11/4/14)

§ 10.303 Water system.

Policy.

Subdividers shall be responsible for providing an approved public water supply system consistent with the Master Plan, this ordinance and the rules and regulations of the entity providing or to provide water to the subdivision.

Where an approved public water supply or distribution main is within a reasonable distance of the subdivision as determined by the commission, but in no case less than one-half (1/2) mile away and connecting to the system is both possible and permissible, the subdivider shall be required to bear the cost of connecting the subdivision to such existing water supply. In some instance[s], the city may request that the main water connection be oversized or rerouted to suit future water system improvements in that area. In such cases, the city will reimburse the subdivider the cost of oversizing or rerouting such connections.

The subdivider shall, consistent with all existing ordinances, make a pro-rata contribution to funding of needed storage facilities, treatment facilities, and specific distribution lines as determined necessary by the city. Under extraordinary circumstances, these provisions may be varied with the approval of the council and commission.

Design.

The design and construction of a public water system shall comply with regulations covering extension of public water systems adopted by all appropriate state agencies. The system shall be of sufficient size to furnish adequate domestic water supply and fire protection services to all lots, and to conform to the requirements of the city.

Water systems shall be designed in an effort to eliminate the need for booster pumps and other similar devices and be located where maintenance can be accomplished with the least interference with traffic structures and other utilities.

Water mains shall be at least eight (8) inches in diameter, with consideration for six (6) inch pipe in cul-de-sacs and looped streets.

Water systems shall be acceptable to the State Fire Insurance Commission and the following flows shall be required:

Principal mercantile and industrial areas	3,000 gpm
Light mercantile areas	1,500 gpm
Residential areas	750 gpm
Scattered residential areas	500 gpm

Provision required.

Every lot in a subdivision shall be provided with an approved supply of water, either by the construction of a distribution system connected to an adequate approved public water system or, if such public source is not available, by construction of a complete water system, including a safe, adequate water source, proper treatment facilities, pumps, storage facilities and distribution system, approved by the appropriate state and federal agencies.

Fire hydrants.

Fire hydrants must be approved by the American Water Works Association and must meet the city’s measuring requirements and be approved by the city engineer, fire chief and utility department.

Fire hydrants must have a minimum spacing of 500 feet for residential subdivisions. Minimum spacing for nonresidential areas shall be within 300 feet of all sides. Fire hydrants must be placed at the end of all cul-de-sac streets or similar dead-end water distribution lines. Fire flow shall be calculated at 35-pound residual pressure.

Fire hydrants shall include valves on each hydrant lead, at each intersection of two (2) or more mains, and valve spacing so that no more than 30 customers will be without water during a shutoff.

(4)

Fire hydrants shall be designed and constructed in accordance with city details and specifications and must comply with all applicable rules, regulation[s] and policies of the entity that will provide water service to the subdivision.

§ 10.304 Wastewater utility improvements.

The design of private water systems shall include backflow prevention assemblies for domestic and fire protection systems that are directly or indirectly connected to the city potable water distribution system.

(Ordinance 1057 adopted 5/5/10)

Policy.

Subdividers shall be responsible for providing an approved wastewater system, consistent with the Master Plan, this ordinance and the rules and regulations of the entity providing or to provide wastewater service to the development, such that all lots, parcels, or tracts of land will be capable of connecting to the wastewater system except as otherwise provided herein.

Where an approved public wastewater collection main is within reasonable distance of the subdivision as determined by the commission, but in no case less than one-half (1/2) mile away and connection to the system is both possible and permissible, the subdivider shall be required to bear the cost of connecting the development to such existing wastewater system. In some instance[s], the city may request that the main wastewater connection be oversized or rerouted to suit future wastewater system improvements in that area. In such cases, the city will reimburse the subdivider the costs of oversizing or rerouting such connections.

The subdivider shall, consistent with all existing ordinances, make a pro-rata contribution to funding of needed lift station facilities, treatment facilities, and specific collection lines as determined necessary by the city. Under extraordinary circumstances, these provisions may be varied with the approval of the council and commission.

Design.

The design and construction of wastewater collection systems, lift stations, inverted siphons and septic systems shall comply with regulations covering extension of public wastewater systems, and other applicable regulations, adopted [by] the appropriate state agencies. Under extraordinary circumstances, these provisions may be varied with the approval of the council and the commission.

All new public wastewater systems shall be designed and constructed to operate on a gravity flow basis by taking advantage of natural topographic conditions and thereby reducing the need for lift stations and force mains.

Flow determinations should include generally accepted criteria for average daily flow, inflow and infiltration, peaking factors, minimum slopes and minimum flow velocities.

The minimum size of any public wastewater line will be six (6) inches in diameter. Minimum grades shall be sufficient to produce a velocity of two feet per second.

(4)

Public wastewater lines shall be located where maintenance can be accomplished with the least interference with traffic, structures and other utilities. Minimum separation distance from water utilities shall be in accordance with the rules adopted by the appropriate state agencies.

(5)

Manholes shall be located so as to facilitate inspection and maintenance, including intersections, horizontal alignment changes, vertical grade changes, changes in pipe size or material, and force main discharge points.

(6)

All wastewater appurtenances shall be designed and constructed in accordance with city standard detail[s] and specifications.

(7)

All wastewater systems shall be designed and constructed to comply with all applicable rules, regulations and policies of the entity that will provide wastewater service to the subdivision.

(8)

Lift stations shall be furnished, where necessary, and shall be of such size and design as determined by the city. All lift stations must have an emergency generator and a backup pump with an alarm system.

(9)

All gravity sewers shall be cast iron, PVC SDR 35 with rubber gaskets and pushed together joints, or concrete wastewater pipe with delta seal or equal coupling conforming to American Society for Testing Materials (ASTM) standard, and installed in conformance with the specifications of the city.

(10)

All wastewater lines must be bedded as follows:

Soils without rock are to be bedded with No. 6 sand, pea gravel or crushed rock over the pipe and on top of the pipe.

Where soil in the trenches is wet, No. 6 crushed rock one inch to 1-1/2 inches in size over the pipe and No. 6 sand on top of the pipe shall be used.

When trenches are rocky, No. 6 sand, pea gravel or small crushed rock over the pipe and No. 12 sand, pea gravel or crushed rock on top of pipe shall be used.

(11)

All wastewater lines, when completed, must be tested with water or air so that no water will infiltrate into the wastewater system.

(12)

All wastewater lines installed that connect to the city wastewater system must be inspected by the city.

(13)

When the wastewater line is completed, all manholes and cleanouts must be set flush with the finished grade or paving.

(14)

All wastewater lines must have a manhole every 300 feet and at each change of direction of 45 degrees or greater. All cement work in the bottom of a manhole must be finished so there is no obstruction to the water flow. Joints and connections in the manhole must be watertight so that no water will infiltrate into the wastewater system.

Septic tanks.

In any subdivision in which immediate connection to a wastewater system cannot be made, a septic tank of at least 500 gallons’ capacity, with a drainfield of at least 150 feet, shall be installed on each lot in accordance with the regulations of the appropriate health authorities.

(Ordinance 1057 adopted 5/5/10)

§ 10.305 Drainage.

Adequate facilities required.

No lot in any subdivision, which is subject to flooding by rainfall, shall be approved until drainage facilities, which are adequate to carry off such rainfall, have been provided, as determined by computations by the engineer. The system shall ensure drainage at all points along streets and provide positive drainage away from buildings and on solid waste disposal sites. All facilities shall be in compliance with the city’s floodplain requirements.

Installation.

All necessary storm drainage facilities, including enclosed storm sewers, bridges, culverts and watercourse improvements, to carry off stormwater within the subdivision and to integrate such subdivision drainage with the overall urban drainage system shall be installed in accordance with official city and county drainage plans. The city may require a primarily underground system to accommodate larger, less frequent floods.

Roof drainage in commercial areas.

In commercial areas, all roof drainage shall be piped directly into an underground storm sewer, where a storm sewer exists.

Floodprone areas.

If a section of a lot is in the floodprone areas, as designated by the National Flood Insurance Program, an approved type of floodproofing must be installed.

§ 10.307 Assurances for completion of improvements.

Uses in floodplain areas.

No use, including landfill, may be permitted within a floodplain area having special flood hazards unless the subdivider has demonstrated that the proposed use, when combined with all other existing and anticipated uses, will not increase the water surface elevation of the 100-year flood more than one foot at any point.

(Ordinance 1057 adopted 5/5/10)

§ 10.306 Gas and electric systems.

Subdividers shall be responsible for providing gas and electrical systems consistent with the rules and regulations of the city or the entity providing gas and electrical service to the subdivision.

(Ordinance 1057 adopted 5/5/10)

Policy.

Upon approval of a final plat and prior to it being signed by the city, and before it shall be allowed to be recorded, the applicant shall provide a surety instrument guaranteeing construction of all improvements required.

Completion of improvements.

Such guarantee shall take one of the following forms:

Performance bond.

The subdivider shall post a performance bond with the City, in an amount equal to one hundred ten percent (110%) of the estimated construction costs for all required improvements, using the standard city form.

Escrow account.

The subdivider shall deposit cash, or other instrument readily convertible into cash at face value, with the city or in escrow with a bank or savings and loan institution. The use of any instrument other than cash shall be subject to the approval of the city. The amount of the deposit shall be one hundred ten percent (110%) of the estimated construction costs for all required improvements. The subdivider shall file with the city an agreement between the financial institution and the subdivider guaranteeing that the funds of said escrow account shall be held in trust until released by the city and may not be used or pledged by the subdivider as security in any other matter during that period and that in the case of a failure on the part of the subdivider to complete improvements, the financial institution shall immediately make the funds available to the city for use in the completion of the improvements. Such escrow account agreement shall be prepared using the standard city form.

Letter of credit.

The subdivider shall provide a letter of credit from a bank or other reputable institution. This letter shall be submitted to the city and shall certify that the creditor does guarantee funds equal to one hundred ten percent (110%) of the estimated construction costs for required improvements; that, in the case of failure of the subdivider to complete the specified improvements within the required time period, the creditor shall pay to the city immediately, and without further action such funds as are necessary to finance the completion of the improvements; and that the letter of credit may not be withdrawn, or reduced in amount, until approved by the city. Such letter of credit shall be prepared using the standard city form.

(4)

Cost estimates.

A registered professional engineer licensed to practice in the State of Texas shall furnish estimates of the costs of all required improvements to the city engineer who shall review the estimates in order to determine the adequacy of the guarantee instrument.

Time limit for completing improvements.

The period within which the required improvements must be completed shall be incorporated in the surety instrument and shall not in any event, without prior approval of the city, exceed one (1) year from the date of final plat approval.

Failure to complete improvements.

In those cases where a surety instrument has been required and improvements have not been completed within the terms of the surety instrument, the city may declare the subdivider and/or the surety to be in default and require that all the improvements be installed.