There shall be one concrete monument per subdivision, inscribed
with the elevation, and iron pins encased in concrete placed at angle
points, points of curve, lot lines and all corners of boundary lines
of the subdivision.
(Ordinance 1057 adopted 5/5/10)
(a) 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.
(b) 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.
(c) 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.
(d) 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.
(e) Dead-end
streets and cul-de-sacs.
(1) 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.
(2) 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:
(1) Major
thoroughfares, 80 feet;
(3) 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)
(a) 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.
(b) 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.
(1) 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.
(2) 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.
(3) 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
|
(c) 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.
(d) Fire
hydrants.
(1) 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.
(2) 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.
(3) 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.
(e) 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)
(a) 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.
(b) 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.
(1) 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.
(2) Flow
determinations should include generally accepted criteria for average
daily flow, inflow and infiltration, peaking factors, minimum slopes
and minimum flow velocities.
(3) 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.
(c) 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)
(a) 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.
(b) 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.
(c) 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.
(d) 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.
(e) 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)
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)
(a) 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.
(b) Completion
of improvements.
Such guarantee shall take one of the
following forms:
(1) 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.
(2) 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.
(3) 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.
(c) 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.
(d) 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.
(e) Inspection
and acceptance of improvements.
The city engineer shall
inspect all required improvements, to insure compliance with city
requirements and construction plans.
(Ordinance 1057 adopted 5/5/10)