AN ORDINANCE AMENDING CHAPTER 9 OF THE BASTROP CITY CODE, BY
REVISING EXHIBIT "A", SUBDIVISIONS, TO PROVIDE FOR DEFINITIONS
APPLICABLE TO AND RULES AND REGULATIONS ESTABLISHING STANDARDS FOR THE
DEVELOPMENT OF SUBURBAN SUBDIVISIONS, TO BE ENTITLED "SECTION 7
- SUBURBAN SUBDIVISION STANDARDS"; MOVING AND RENUMBERING THE NOW
EXISTING CHAPTER 9, SECTION 7, ENTITLED "SURVEY REQUIREMENTS"
TO BECOME CHAPTER 9, SECTION 14; PROVIDING A SAVINGS CLAUSE; AND PROVIDING
A SPECIFIC EFFECTIVE DATE.
WHEREAS, the rules and regulations of the City established
by ordinance, governing plats and subdivision of the land, in the corporate
limits of the City of Bastrop apply to all of the area under the extraterritorial
jurisdiction of said City, as provided for in the laws enacted by the
State of Texas and, including Local Government Code Chapter 212, et
seq., and
WHEREAS, the existing Chapter 9 of the City's Subdivision
Code, covering subdivisions, has been found to be lacking in standards
and regulations applicable to development of suburban subdivisions within
the jurisdiction of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF BASTROP, TEXAS:
PART 1: That Chapter 9 of the 1995 Revised Code of Ordinances
of the City of Bastrop, Subdivision Ordinance, Exhibit "A",
shall be, and it is hereby, amended so that Exhibit "A"
shall hereafter read as follows:
SECTION 2 DEFINITIONS
[The following definitions applicable to Suburban Subdivision Standards
shall be added as amendments to Section 2.10, in the appropriate alphabetical
location.]
Homeowners Association shall mean an incorporated or unincorporated
association that is designated as the representative of the owners
of the property in the Suburban Subdivision that: (1) has a membership
primarily consisting of the owners of the property covered by the
dedicatory instrument for the Suburban Subdivision and (2) manages
and/or regulates the Suburban Subdivision for the benefit of the owners
of property in the subdivision.
Suburban Subdivision shall mean a subdivision in which the
minimum lot width is one hundred and twenty-five feet (125) and the
minimum lot size is one (1) acre, if on-site sewer facilities are
to be used on the lot, or the minimum lot size is 0.6 acres if the
public sewer collection and treatment system serves the lot.
OSSF shall mean on-site wastewater disposal systems and
facilities, commonly referred to as septic systems, whether of a traditional
or `engineered' design.
Public Wastewater Treatment and Collection System shall
mean a system that is installed and maintained by an entity which
holds a wastewater CCN from the State and is served by a wastewater
Treatment Facility which holds a discharge permit from the TCEQ, or
successor entity.
Texas Department of Transportation and/or TxDOT shall mean
the state agency authorized by the State Legislature, or its successor
agency, to regulate matters related to highway and road construction.
[Note: When any TxDOT standard, "Item" regulation, definition
or other matter is referenced, utilized, or adopted herein, the City
also specifically adopts by this note of reference, and shall automatically
apply without further amendment to this Code, the applicable successor
TxDOT standard(s), "Item(s)'; regulation(s), definition(s) or
other matter(s), as amended by State law over time.]
SECTION 7
SUBURBAN SUBDIVISION STANDARDS
7.10 General. The standards contained herein are applicable
for subdivision intended to offer a suburban environment.
A. Subdivisions developed under the Suburban Subdivision Standards
shall comply with the platting procedures, financial security, and
other standard subdivision regulations of the City Subdivision Ordinance,
Chapter 9, Ordinance 99-23, as follows:
(a) Section 1, entitled "GENERAL"
(b) Section 2, entitled "DEFINITIONS""
(c) Section 3, entitled "PURPOSE, AUTHORITY AND JURISDICTION"
(d) Section 4, entitled "PLATTING PROCEDURE"
(e) Section 5, entitled "STANDARD SUBDIVISION DESIGN REQUIREMENTS"
(f) Selected provisions from Section 6, entitled "RURAL SUBDIVISION
DESIGN REQUIREMENTS" as follows:
· Section 6.10 - including, 6.10.1, 6.10.2., 6.10.3 (a)(b)
and (c), and 6.10.4;
· All provisions of Section 6.30;
· Section 6.40, excludinq 6.40.1 and 6.40.2;
· Section 6.50, including specifically 6.50.1, 6.50.2(A) 6.50.4,and
6.50.5
· Section 6.70(A)
(g) Section 6.120, entitled "STREET SIGNS"
(h) Section 8, entitled "RESERVATIONS"
(i) Section 9, entitled "VARIANCES"
0) Section 10, entitled "AS BUILT DRAWINGS"
(k) Section 11, entitled "FILING FEES AND SECURITY" (I)
Section 12, entitled "PENALTY"
(m)Section 13, entitled "ACCEPTANCE BY CITY"
(n) Section 14, entitled "SURVEY REQUIREMENTS"
B. Homeowners Associations Required. All Subdivisions platted
and developed under the Suburban Subdivision Standards shall create
a Homeowners Association, which shall be responsible for the duties
and future maintenance responsibilities of the subdivision as specified
herein.
7.10.1 A Suburban Subdivision is one in which the minimum lot width
is 125' and overall lot size is a minimum of one acre if OSSF systems
are used, and 0.6 acres if public sewer collection and treatment system
is provided.
7.10.2 Layout Requirements. Required improvements are based
on the overall size and frontage width of lots.
A. Minimum lot width. Minimum lot width shall be one hundred and
twenty-five feet (125'). Lots fronting on cul-de-sac turnarounds shall
have a minimum lot width of one hundred feet (100'), measured along
the chord of the arc or the curve, at points along the side lot lines
not less than fifty feet (50'), nor more than one hundred feet (100')
from the front street right-of- way.
B. Minimum front setback for all structures is forty feet (40').
C. Minimum rear setback for primary structures is forty feet. (40').
D. Minimum side yard setback is twelve and one-half feet (12.5').
E. Lots which have frontage on more than one street shall have a
minimum setback of forty feet (40') from each right-of-way line.
F. Minimum lot depth is two hundred feet (200').
G. Lot depth to width ratio shall not exceed 3 tot.
H. Maximum block length shall be eighteen hundred feet (1,800')
I. Minimum block length (i.e., "short block length") shall
be four hundred feet (400').
J. Maximum length of a street that terminates in a dead-end or a
cul-desac shall be twelve hundred feet (1,200').
7.20 SUBURBAN RESIDENTIAL STREET DESIGN STANDARDS
| |
ARTERIAL |
MAJOR
COLLECTOR |
MINOR
COLLECTOR |
LOCAL
STREET |
| TRAFFIC
VOLUME: |
>8,000
VPD1 |
>3,000/<8,000
VPD |
<3,000
VPD |
<1,000
VPD |
| RIGHT-OF-WAY: |
120' |
60' |
60' |
60' |
| PAVEMENT*: |
2-22'
divided |
24'
[w/14' left turn bays] |
24'
|
22' |
*Pavement
widths to include a 1.5' ribbon.
*Pavement widths measured outside edge to outside edge. |
| GRADE-MAXIMUM: |
5% |
7%
|
7% |
10% |
| GRADE-MINIMUM: |
0.40% |
0.40% |
0.40% |
0.40% |
| SIGHT
DISTANCE*: |
50
MPH** |
40
MPH** |
40
MPH** |
30
MPH** |
| *MINIMUM
DESIGN |
|
|
|
|
| **SPEED,
AASHTO STANDARD2 |
|
|
|
| HORIZONTAL
CURVE*: |
1.000'
|
450' |
450'
|
200' |
| *MINIMUM
RADIUS |
|
|
|
|
| RADIUS
FOR CURB RETURN |
50' |
40' |
40' |
30' |
VPD = vehicles per day
AASHTO refers to the "American Association of State Highway and
Transportation Official Standards."
A. In designing collector streets, developer's engineer shall consider
potential future extensions of collectors both within and outside
of the proposed development, and design the intersections related
to the development to accommodate the future addition of left turn
bays when, in the opinion of the City's Planning Department traffic
volumes warrant this requirement. Left turn bays may be accomplished
within standard right-of-ways, if acceptable intersection grades and
drainage are provided. Otherwise, allowance for additional right-of-way
shall be provided by the developer. Pavement widths shall be as follows:
| |
ARTERIAL |
MAJOR
COLLECTOR |
MINOR
COLLECTOR |
LOCAL
STREET |
| PAVEMENT
WIDTH |
2-22'
divided |
24'
[w/14' left turn bays] |
24'
|
22' |
All Pavement Widths shown
above include a mandatory 1.5 foot concrete ribbon curbing. Further,
all pavement widths are measured from the outside edge to the outside
edge.
B. No arterial or collector street shall intersect any other arterial
or collector street at an angle of less than 80 degrees.
C. No local street shall intersect any other street at less than
60 degrees.
D. On occasion, the existing street patterns may necessitate deviation
from the design parameters and development conditions contained herein
(related particularly to surface grades/topography and intersection
geometry). When such conditions exist and are the result of conditions
beyond the reasonable control of the developer, the City will work
with the developer to identify acceptable and safe alternative options
for streets, if available, but only when such alternatives do not
compromise or diminish the safety and other planning concerns of the
City.
7.30 CUL-DE-SACS AND DEAD-END STREET DESIGN STANDARDS
A. The maximum length of a cul-de-sac or dead-end street with a permanent
turnaround shall be 1,200 feet, except under unusual conditions and
then only upon approval of the City Planning Department.
B. Turnarounds shall have a minimum right of way of one hundred and
twenty feet (120') and a minimum forty foot (40') outside radius.
C. Temporary dead-end streets may be approved if an adequate, allweather
(i.e., paved) turnaround is provided and approved by the City. Temporary
turnarounds for streets planned for future extension are encouraged
to be located past the last lots platted, when possible.
7.40 PAVEMENT MATERIALS
A. PAVEMENT MATERIALS:
1. Pavement sections may be a combination of lime stabilization,
crushed limestone base and hot mix asphaltic concrete, known as flexible
pavement. Pavements may also be constructed of reinforced or jointed
concrete paving, known as rigid pavement. Seal coat shall not be allowed
as the wearing course for new construction.
2. If lime stabilization is planned for subgrade, subgrade shall be
tested for presence of sulfates, and if encountered, special provisions
made to the overall pavement design.
3. All crushed limestone base material used shall be Texas Department
of Transportation Item 247, Type A Grade 1 or better. The material
shall be compacted in maximum six-inch lifts to a minimum of 97 percent
of ASTM D 1557 Method D density at or near optimum moisture content.
4. Hot mix asphaltic concrete (HMAC) surface material shall be Texas
Department of Transportation Item 340, Type C or D. Asphalt shall
be compact dense-grade hot mix with not more than 5 to 9 per cent
in-place air voids. Asphalt content of the mixture shall not be increased
to reduce pavement air voids. Liquid asphalt shall not exceed TxDOT
Standards, as applicable as date of application.
5. Concrete used for concrete pavements shall have a 28-day compressive
strength of 3,500 PSI and a 14-day flexural strength of 500 PSI.
6. Subgrade beneath pavements to be constructed shall be free of vegetation,
rocks over 3 inch diameter, and shall be processed to a depth of eight
inches, and compacted to 95 percent of ASTM D 698, Method D density
at optimum moisture.
7. Prepared subgrade shall extend two feet outside each edge of base
course.
8. Base course shall be a minimum of 4 inches thick under the ribbon
curb and extend two feet past the outside edge of the ribbon curb.
9. Minimum base thickness shall be eight inches.
10. Minimum thickness of HMAC pavement shall be 1.5 inches over a
single course seal coat.
11. Concrete pavement shall be a minimum thickness of eight inches.
B. PAVEMENT DESIGN:
1 All pavements shall be designed by a geotechnical engineer or pavement
design engineer based on representative soils data take in the field.
All pavement designs must satisfy the requirements of this section
and the City Subdivision Code.
2. All pavement designs shall follow the procedures and standards
used by the Texas Department of Transportation or the American Association
of State Highway and Transportation Officials for flexible and rigid
pavements.
3. All subgrade and pavement materials shall be assigned a TxDot Triaxial
Classification (or equivalent if TxDot Triaxial Classifications are
no longer available or used) for design and City approval purposes.
4. Pavement designs shall be based on traffic counts and/or projections
as follows:
| a.Street Type |
18-Kip Axle Repetitions |
| b.Arterial |
250,000 |
| c. Collector |
50,000 - 100,000 |
| d. Local |
25,000 |
| e. Cul-de-sac |
25,000 |
7.50 DRAINAGE
7.50.1 General. This section presents guidelines and methods
for determining storm runoff for watersheds within the City of Bastrop
and its extraterritorial jurisdiction area. It described the method
used for determining storm runoff from watersheds of less than 200
acres. It then briefly describes hydrologic models which can be used
on watersheds greater than 200 acres.
There are several methods for determining the appropriate storm runoff
from a watershed. The Rational Method (3) shall be used as the primary
tool for the determination of peak storm water runoff rates from areas
200 acres or less and the City considers this method to be especially
pertinent for the design of storm sewer systems. In instances where
detention is modeled, a hydrograph producing method is required, such
as the Soil Conservation Services Tabular Method, TR-20, HEC-1, or
HEC-RAS. The most extensively used methodology for computing runoff
hydrographs is based on the Soil Conservation Services (SCS) Unit
Hydrograph procedures and these procedures shall be used to quantify
the effects of urbanization, to determine peak flows for large drainage
area, and to design storm water storage facilities, however, other
methods may be used with prior written approval from the City Engineer.
The SCS Unit Hydrograph Method is used and accepted nationwide. The
presentation of these methods is not intended to preclude the use
of other methods. However, the designer shall secure approval from
the City Engineer before utilizing different methods.
All drainage design must be coordinated with the City of Bastrop Comprehensive
Master Plan and the 1991 Flood Boundary Map prepared by the Federal
Emergency Management Agency.
All buildings and structures shall have a minimum finished floor elevation
two feet above the 100-year flood elevation of any adjacent water course.
(3) Add reference for the term "Rational Method'
1. Roadside bar ditches or drainage swales:
Roadside bar ditches or drainage swales shall be designed to carry
the 25-year event. Roadside bar ditches shall have a maximum front
slope vertical to six feet horizontal. The maximum back-slope shall
be one foot vertical to four feet horizontal. Exceptions to the slopes
may be made by the City's Engineer for unusual circumstances, provided
slopes are adequate for maintenance, soil stability and traffic safety.
The engineer shall calculate the culvert sizes for every lot within
the subdivision and provide a table identifying each lot, culvert
size and elevations. Corrugated metal pipe minimum 15-inch diameter
is an acceptable driveway culvert material. Engineer shall determine
if soils are suitable for CMP, and specify coatings or other materials
if corrosive soils are encountered.
All driveway culverts shall have a 3:1 sloped rip-rapped end treatment
or headwalls. Culverts, boxes or similar structures under streets
and roads shall be reinforced concrete pipe. Alternative materials
may be approved by the City's engineer. All culverts and boxes crossing
streets shall convey the 25-year event. Depth of water over roadway
in a 100-year event shall not exceed 0.5' in depth and a maximum velocity
of 3 feet per second.
All culverts and boxes shall have a 6:1 rip-rapped end treatment or
designed headwall.
2. Storm water detention.
Storm water detention facilities are required where appropriate.
Storm water detention shall be used to reduce the net increase in
storm water run-off due to development of the property at the 5, 10,
25, 50 and 100 year events. Detention shall be required in the event
downstream Property owners are not willing to provide written acceptance
of the increased flows, or if increased flows cannot be accommodated
by existing drainage conveyances or if increased flows create hazardous
conditions or damage to downstream property.
It shall be the responsibility of the developer's engineer to design
and provide for appropriate detention facilities.
Maintenance of storm water detention facilities shall be the responsibility
of the property owners and/or homeowners association.
7.60 DRIVEWAYS
All driveways shall be paved with a permanent pavement (asphalt or
concrete). Driveway pavement in the street right of way shall be a
minimum six inches of crushed limestone base and one and one-half
inches (1 '/2") hot mix asphaltic concrete or six inches (6")
of concrete.
Dip-type driveways may be allowed provided the design event flow
can be accommodated. Dip-type driveways shall be constructed of six-inch
concrete paving from the edge of pavement to the property line. Such
driveways shall not exceed a slope of 0.5' in a distance of 10 feet.
All driveways shall have a minimum width of ten feet, and maximum
twentyfour feet, measured at the property line, and shall have a flair
or radii at the edge of pavement of three to five feet.
Driveway access to lots having frontage on more than one street shall
be limited to the street having the lesser classification. Driveway
access to collector and greater streets is prohibited, provided the
City Engineer may make exceptions for unusual circumstances.
Driveways hall be located the maximum possible distance from street
intersections.
All open swales, channels, bar ditches or other drainage ways shall
have a minimum velocity of two feet per second.
Maximum velocities:
1. coarse sand - 4 feet per second 2. fine gravel - 6 feet per second
3. sandy silt - 2 feet per second
4. clay - 3.5 feet per second
5. grass-lined sandy silt - 6 feet per second 6. silt clay - 8 feet
per second
7. poor rock (usually sedimentary) - 10 feet per second
8. soft sandstone - 8 feet per second
9. soft shale - 3.5 feet per second
10. good rock (usually igneous or hard metamorphic 12 feet per second
11. reinforced concrete lining - 15 feet per second
All grass-lined drainage systems, including bar ditches shall be
seeded per TxDOT ROW vegetation standards Item 164, and developer
shall make provisions to establish vegetation per EPA Storm Water
Pollution Prevention Plan.
Developer shall submit a Notice of Intent and Storm Water Pollution
Prevention Plan.
7.70 WATER SYSTEMS AND FIRE HYDRANTS
A. General: All water systems installed and serving Suburban Subdivisions
shall conform to the City of Bastrop's Construction Standards Manual
and all applicable TCEQ standards and regulations.
B. Minimum water mains shall be AWWA C-900.
C. Minimum size of water mains shall be not less than 6" for
looped systems and not less than 8" for systems or portions of
systems that dead end.
D. Fire hydrants shall be located so that no residential lot is located
more than five hundred feet (500') from a fire hydrant, as measured
along the centerline of the street on which the lot fronts [measuring
from the corner of the lot to the hydrant]. Commercial areas shall
have fire hydrants spaced at three hundred feet (300').
7.80 WASTEWATER SYSTEMS
Suburban Subdivisions utilizing OSSF systems for wastewater service
shall conform to all applicable TCEQ and Bastrop County Health Department
OSSF regulations.
Suburban Subdivisions utilizing public wastewater collection and
treatment systems shall to conform to all applicable TCEQ and City
of Bastrop utility and wastewater regulations.
7.90 ELECTRIC, GAS, AND TELECOMMUNICATIONS (INCLUDING CABLE
TV)
All electric, gas, and telecommunication systems shall be placed
underground during the development of Suburban Subdivisions. Existing
overhead electric transmission lines and primary feeder circuits are
not required to be relocated to underground facilities. However, all
services from existing primary feeder circuits must be underground.
7.100 PARKS TRAILS AND AMENITIES
7.100.1 General: All subdivisions developed under these provisions
shall be required to establish a Homeowners Association or similar
entity to own and maintain entry features, parks, trails, landscaping
and appurtenances.
7.100.2 Subdivisions developed under these provisions shall include
park and trail amenities within the subdivision. Where a subdivision
developed under these provisions either as one section of a multi-section
development, or part of a larger development with mixed use development,
the parks, trails and other amenities may be located in other sections
other than the specific section developed under these provisions.
7.100.3 Minimum Park Requirement: At a minimum, park facilities
providing one acre for every 100 lots shall be provided.
7.100.4 Trails: All subdivisions platted under these standards
shall provide for the continuity of trail systems in existence, or
addressed in the City's Comprehensive Plan, regardless of size. Subdivisions
of more than fifty acres (in total size) shall provide a plan for
a trail system internal to the subdivision. All facilities shall conform
to ADA Standards
7.200 SIDEWALKS
7.200.1 General: Sidewalks are not required. Any sidewalks included
in Suburban Subdivision shall be maintained by the property owners
and/or the Homeowners Association.
SECTION 14
SURVEY REQUIREMENTS
14.10 Monuments consisting
of one-half ('/2) inch iron pipe or one-half (1/2) inch reinforced
steel or larger, twenty-four (24) inches in length, shall be placed
at all corners of the block lines, and at the point of intersection
of curves and tangents of the subdivision.
14.20 At least one
bench mark for each section of the subdivision shall be permanently
installed in an approved manner, with the location and the elevation
as shown on the plans. Permanent bench marks shall be a four (4) inch
diameter pipe, three (3) feet long, with top at finished grade. A
one (1) foot diameter, six (6) inches deep, concrete cap shall be
set flush with the top of the pipe. A 4" X '/2" diameter,
square head, galvanized bolt shall be sunk in the concrete to provide
a high point. Bench mark shall be located near the center of the developed
section at the intersection of two (2) minor streets behind the curb,
in the street rights-of-way. Bench mark shall be shown on "As-Built"
plans.
14.30 Lot markers shall
be metal, at least eighteen (18) inches in length, placed at each
corner of all lots, flush with the average ground elevation, or they
may be countersunk, if necessary, to avoid being disturbed.
PART 2: That if
any part of this Ordinance is held to be unenforceable, then the validity
of the remaining parts shall not be affected by such holding.
PART 3: That any
provisions of the Bastrop City Code and any ordinances in conflict
with this ordinance are, to the extent of any such conflict, hereby
repealed.
PART 4: That, a
public hearing having been held, this ordinance shall take full force
and effect upon passage by the City Council and upon publication in
accordance with the State Statutes.
READ and Acknowledged on First Reading on the 13th day of July 2004.
READ and Adopted on Second Reading on the 27th day of July 2004.
APPROVED:
Tom Scott, Mayor
ATTEST:
Teresa Valdez, City Secretary
APPROVED:
Jo-Christy Brown
Brown & Carls,
LLP City Attorney
