ARTICLE IV. - DESIGN STANDARDS FOR IMPROVEMENTS
Part of the Code of Ordinances of Burnet, TX.
The text
Sec. 98-40. - Generally.#
(a)
Additional regulations. In addition to the requirements established by this chapter, all development within the city limits shall be designed so as to comply with the intent and provisions of the zoning ordinance, building and housing codes, master plan, regulations of the Texas Department of Transportation (TxDOT) and the Texas Commission on Environmental Quality (TCEQ), the Texas Department of Licensing and Regulation (TDLR) (for accessibility requirements), the Lower Colorado River Authority (L.C.R.A.) and any other applicable law or regulation adopted by a unit of federal, state or local government; and all development within the extraterritorial jurisdiction of the city shall comply with this chapter and all other applicable laws and regulations adopted by a unit of federal, state or local government.
(b)
Standards in general. The minimum design standards as contained herein and in the approved city TCSS shall provide the basic criteria for evaluating proposed development. The city may, however, establish reasonable design requirements in excess of these established minimum standards, or grant variances from those established minimum standards, where by reason of exceptional topographic, cultural, historic, archaeological, hydrologic, or other physical conditions of the property to be developed or of an adjacent tract, the strict adherence to these standards will result in an inappropriate subdivision design or cause unnecessary hardship.
(c)
Coordinated design. The quality of life and the community in the city area is dependent on the quality of design of the individual developments in which people live and work. Good community design requires the coordination of the efforts of each developer of land within the area. It is intended that the area shall be designed as a group of integrated residential neighborhoods and appropriate commercial, industrial and public facilities. Therefore, the design of each development shall be prepared in accordance with the applicable principles established by the master plan for land use, circulation, community facilities and public utility services and in accordance with the following general principles:
(1)
The size of lots and blocks should be designed to provide for adequate water and wastewater service, traffic circulation, light, air, open space, landscaping and off-street parking. The arrangement of lots and blocks and the street system should be designed to make the most advantageous use of topography and natural physical features. Tree masses and large individual trees should be preserved to the greatest extent possible. The system of sidewalks and roadways and the lot layout should be designed to take advantage of the visual qualities of the area.
(2)
The components of the street system should in different degrees serve the separate purposes of access to property and safe, efficient movement of traffic. Land use types should be served by roadways whose capacity increases in proportion to the traffic generation of the land use. Streets and all legs of intersections in the City of Burnet shall meet performance of Level of Service Dor better on arterial roadways and Level of Service C or better on all other roadways, based on methodologies included in the latest edition of the Highway Capacity Manual. Design and location of points of access to property shall follow driveway spacing and spacing to intersections as specified in the City TCSS.
(3)
An open space system throughout the area should provide a range of active and passive recreation opportunities. Park, open space and recreation facilities should be located with sensitivity to user population, natural features, traffic generation, and nearby land use.
(4)
Land use arrangement and design should minimize the difference in intensity between adjacent uses in order to provide for the provision of water, wastewater and roadways sufficient to serve the proposed densities and provide for compatible neighboring developments. Step-down patterns of use surrounding major activity centers, combined with buffering techniques, should ensure that residential densities are compatible with each other, and that residential development is not adversely impacted by higher intensity uses.
(5)
Public utilities and infrastructure should be provided within all subdivisions in order to ensure the health, safety and well-being of the public. Utility capacity should be sufficient to meet accepted standards of service to reasonably anticipated development. Where excess capacity in utility lines or facilities within a subdivision will further the efficient and desirable extension of utilities to adjacent property, equitable provision of such capacity is essential to the orderly growth of the area.
(6)
Construction of water, wastewater, drainage, gas, electric, telephone and cable television utilities that require utility cuts of a public street shall be repaired pursuant to applicable city ordinances.
(d)
Deviations from standards. A developer requesting to deviate from the stormwater drainage criteria as established by the city shall provide justification for such deviation including engineer support as deemed appropriate by the design engineer. Upon demonstration of adequate facilities to comply with the intent of this chapter, the city engineer may recommend the deviation.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-41. - Storm water collection and conveyance systems.#
(a)
Required permits and authorizations. Unless otherwise exempt under the terms of this chapter, all property owners subject to these land use regulations shall obtain all permits or authorizations required herein.
(b)
System design requirements. Drainage improvements shall be designed so as to not cause damage to other property, shall accommodate runoff from the upstream drainage area in its anticipated maximum "build-out" condition, and shall be designed in accordance with the most recently adopted drainage criteria manual to prevent overloading the capacity of the downstream drainage system. The city may require the phasing of development, the use of control methods such as retention or detention, or the construction of off-site drainage improvements in order to mitigate the impact of the proposed development. No storm water collection system shall be constructed unless it is designed in accordance with the drainage criteria manual by a licensed professional engineer, and unless it is reviewed and approved by the city engineer. All plans submitted to the city shall include a layout of the drainage system together with supporting calculations for the design of the system.
(c)
All erosion and sedimentation controls shall conform to the non-point source pollution control technical manual (the "NPS technical manual"), as amended, a copy of which is on file at the city.
(d)
No person, individual, partnership, firm or corporation shall deepen, widen, fill, reclaim, reroute or change the course or location of any existing ditch, channel, stream or drainage-way without first obtaining written permission of the city engineer and any other applicable agency (such as FEMA or the U.S. Army Corps of Engineers) having jurisdiction. The city engineer may, at his or her discretion, require preparation and submission of a FEMA or flood study for a proposed development if there are concerns regarding storm drainage on the subject property or upstream or downstream from the subject property. The costs of such study, if required, shall be borne by the developer.
(e)
In order to help reduce storm water runoff, and resulting erosion, sedimentation and conveyance of non-point source pollutants, the layout of the street network, lots and building sites shall, to the greatest extent possible, be sited and aligned along natural contour lines, and shall minimize the amount of cut and fill on slopes in order to minimize the amount of land area that is disturbed during construction.
(f)
No concentrated surface cross-street flow (i.e., perpendicular to traffic flow) of storm water runoff shall be allowed unless approved by the city engineer. When and if such drainage flow is allowed, it must be across a concrete street (i.e., valley gutter) and as approved by the city engineer.
(g)
All storm water treatment facilities shall be designed using materials and techniques as established in the NPS technical manual, or as may be required by the city engineer.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-42. - Transportation improvements.#
(a)
Purpose. The planning for a thoroughfare system is essential for the continued efficient movement of people and goods, and the master plan shall serve as a guide for the location and scale of future collector and arterial streets. The precise alignment of thoroughfares included in the plan may be varied to allow adjustments that increase the compatibility of the right-of-way with natural or man-made features such as steep slopes, waterways, wildlife habitats, neighborhoods, historic structures or existing roadways.
(b)
Policy.
(1)
[Improvements.] All transportation improvements including streets, driveways, sidewalks, bikeways, traffic control, and parking areas within the city's jurisdiction will be designed in accordance with the criteria established by the city TCSS and the city engineer where practicable, to include:
a.
Compact parking spaces will not count towards required parking spaces;
b.
All references to burnet zoning districts as they pertain to street classifications, trip generation, recommended pavement design, and off-street parking requirements;
c.
Any residential subdivision developments shall have a minimum of two means of ingress/egress when servicing more than 30 single-family residential lots or multi-family lots with 30 units or more. Commercial subdivision developments shall have a minimum of two means of ingress/egress, which may be shared access with adjacent lots. The two means of ingress/egress shall comply with all the regulatory requirements of the city, including floodplain management. All commercial subdivisions and developments shall allow for shared access to adjacent lots in the design and through easements. At least one means of ingress/egress serving 30 or more single-family residential lots shall be a collector or higher classification street from property line to property line across the subdivision at least 37 feet curb back to curb back and have no residential driveway access.
Where it is not practicable for the transportation improvements to be designed in accordance with the city's TCSS, the design engineer shall submit his alternative design to city staff for review and approval by the city engineer. The city engineer may require additional documentation to justify the need for the alternative design. Deviations from the city TCSS shall be documented with a variance or waiver including justification for deviating from the city TCSS.
(2)
Street layout. Adequate streets shall be provided by the developer and the arrangement, character, extent, width, grade, and location of each shall conform to the comprehensive plan and other regulatory requirements of the city and professional planning and shall be considered in their relation to existing and planned streets, to topographical conditions, to public safety and convenience, and in their appropriate relationship to the proposed uses of land to be served by such streets. The street layout shall be devised for the most advantageous development of the entire neighborhood.
(3)
Relation to adjoining street system. Existing streets in adjoining areas shall be continued, and shall be at least as wide as such existing streets and in alignment therewith or 31 feet from curb back to curb back, whichever is greater. The subdivision shall provide for the initial construction, improvement or extension of streets within the subject subdivision boundary as identified in the master plan, or the extension of those streets in proximity of the subdivision that the City Engineer determines must be extended within the subject subdivision boundary. At no time shall a cul-de-sac be permitted where a street stub has been provided by an adjacent subdivision unless the street is located within the ETJ and an extension is not permitted by the county.
(4)
Projection of streets. Where adjoining areas are not subdivided the arrangements of streets in the subdivision shall make provision for the future projection of streets into such areas that are not subdivided.
(5)
Street jogs. Whenever possible, street jogs with center line offsets of less than 150 feet shall be avoided.
(6)
Street intersection. Street intersections shall be as nearly at right angles as practicable, giving due regard to terrain and topography.
(7)
Dead-end streets. Dead end streets shall be prohibited except as temporary short stubs to permit future expansion. If dead end streets are used, a cul-de-sac or acceptable turnaround for emergency vehicles shall be provided for the temporary condition.
(8)
Cul-de-sac. In general, cul-de-sac shall not exceed 750 feet in length, and shall have a turnaround of not less than 100 feet in diameter and be in compliance with the city's adopted fire code.
(9)
Streets on comprehensive plan. Where a subdivision intersects a street as shown on a comprehensive plan of the city, such street shall be platted in the location and of the width indicated by the comprehensive plan.
(10)
Minor street. Minor streets shall be laid out so as to discourage their use by through traffic. Minor streets shall not serve more than 30 single-family residential lots. Residential minor streets shall not have direct access to arterial streets.
(11)
Pavement widths and rights-of-way. Pavement widths, which shall be measured, curb back to curb back, and rights-of-way shall be as shown in the City TCSS. The minimum road standard for a City road shall be 31 feet measured curb back to curb back for residential roads with single family access.
(12)
Pavement and rights-of-way width for adjacent streets.
a.
The developer shall dedicate a right-of-way of 100 feet in width for new adjacent arterial streets, and a minimum of 36 feet of such right-of-way shall be paved.
b.
New adjacent collector or minor streets shall conform to subsection (b)(12).
c.
Where the proposed subdivision abuts upon an existing street or half-street that does not conform to subsection (b)(12), the developer shall dedicate right-of-way sufficient to make the full right-of-way width conform to subsection (b)(12), and there shall be paved so much of such right-of-way as to make the full pavement width comply with subsection (b)(l2). Before any pavement is laid to widen existing pavement, the existing pavement shall be cut back two feet to assure an adequate sub-base and pavement joint.
(13)
Curbs. Curbs shall be installed by the developer on both sides of all interior streets, and on the subdivision side of all streets forming part of the boundary of the subdivision. Type of curb required based on street type is included in the City's TCSS.
(c)
Street lighting. Street lighting shall be installed by the developer for all new streets within the development, and shall be designed and constructed in accordance with city's technical construction standards and specifications (TCSS).
(d)
Street names and signs.
(1)
Street names must be submitted to the city for review and approval in accordance with the city's guidelines for the naming of streets. The city shall forward all proposed street names to others for review, including the U.S. Postal Service, and any other applicable emergency service providers. Proposed street names shall be submitted for review along with (and as a part of) the subdivision and shall become fixed at the time of approval of the final plat. On the final plat, street names shall not be changed from those that were approved on the preliminary plat unless special circumstances have caused the major realignment of streets or a proposed street name(s) is discovered to have already been used elsewhere in the city (or some other similar eventuality). If additional street names are needed for the final plat, then they must be submitted for review and approval by the city, the U.S. Postal Service, and applicable emergency service providers, including the 9-1-1 Center, along with the final plat application. A fee may be established by the city for the changing of street names after approval of the final plat.
(2)
The names of corporations or businesses shall not be used as street names, unless approved by the city council. The city will maintain a list of existing street names (and "reserved" street names that have been approved on a final plat), and will update the list as new streets are platted.
(3)
New street names shall not duplicate existing street names within the county either literally or in a subtle manner (for example, Smith Street vs. Smythe Street; Oak Drive vs. Oak Place vs. Oak Court vs. Oak Circle; Cascade Drive vs. Cascading Drive); shall not be so similar as to cause confusion between names (for example, Lakeside Drive vs. Lake Side Drive vs. Lake Siding Drive); and shall not sound like existing street names when spoken (for example, Oak Drive vs. Doak Drive vs. Cloak Drive; Lantern Way vs. Land Tern Way).
(4)
New streets which extend existing streets shall bear the names of the existing streets. Streets crossing thoroughfares or other roadways shall bear the same name on both sides of the thoroughfare, wherever practical, unless otherwise approved by city council.
(5)
The developer shall be responsible to provide street name signs for the development (two signs for four-way intersections, and one sign for three-way intersections).
(6)
Street name signs shall be installed in accordance with the city's guidelines.
(e)
Streets and roads. In addition to designing, installing and constructing all reasonably necessary and useful streets, roads and alleys within the boundaries of the subdivision, the developer shall be responsible for the dedication of additional right-of-way required for the streets and roads adjacent to and abutting the boundaries of the subdivision pursuant to the adopted Thoroughfare Plan, and the cost and expense of widening and improving any such street or road to the centerline thereof. Additionally, in order to insulate taxpayers and ratepayers from subsidizing infrastructure costs associated with new development, the costs of municipal infrastructure improvements must be apportioned so that infrastructure improvement costs charged to the new development are roughly proportionate to the proposed development's impact on the municipal infrastructure.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-43. - Sidewalks.#
(a)
Where required, pedestrian concrete or stone walkways (sidewalks) not less than four feet wide shall be required within a residential subdivision on both sides of residential and collector streets, and sidewalks not less than five feet wide shall be provided within all non-residential developments and along all perimeter arterials, for both residential and nonresidential developments, as set forth in the city's TCSS. Root barriers will be required underneath with the construction of all public sidewalks per the city's TCSS, particularly in locations where trees are (or will be) in close proximity to the sidewalk. Barrier-free ramps shall be constructed at all street intersections and at any other locations deemed appropriate by the city due to anticipated pedestrian travel patterns. Sidewalks shall be constructed within the street right-of-way and at least two feet away from standup curb. In certain instances, the city engineer may, at his/her sole discretion, approve placement of the sidewalk adjacent or closer than two feet to a standup curb provided that such placement benefits the general public by allowing more space for landscaping, such as for street trees, screening shrubs, and decorative walls and fences. Sidewalks constructed in right-of-way with open ditch sections must be placed outside of the clear zone as defined by the latest edition of AASHTO's A Policy on Geometric Design of Highways and Streets.
Exception: Large lot residential subdivisions are exempt from the sidewalk provisions of this section along minor roads. Large lot residential subdivisions shall be required to provide sidewalks only on one side of a collector road. A large lot residential subdivision is defined as a subdivision in which the lot size is one-acre or larger. A note on the final plat shall be included that states:
"Lots within a large lot residential subdivision may not be further subdivided to less than one-acre in size."
(b)
All sidewalks along a perimeter roadway or arterial are considered part of the overall development's required public improvements and shall be installed prior to acceptance of the subdivision by the city and prior to final plat approval, unless surety is provided. In any event, a certificate of occupancy will not be issued for any lot within the subdivision until the required sidewalks are in place or appropriate surety is provided. The cost and provision of any perimeter sidewalks, such as along major thoroughfares, may be escrowed as a part of a developer's agreement, if approved by the city council. The city has the right, but not the obligation, to refuse escrow and to require paving of the sidewalks if, in its sole opinion, immediate provision of the sidewalks is necessary for safe pedestrian circulation or if it would otherwise protect the public health, safety, convenience or welfare.
(c)
The construction of sidewalks need not be completed prior to the final approval and acceptance of a final plat, but must be completed prior to the issuance of a certificate of occupancy or within two years from the approval of the final plat. The Director may approve a waiver to the construction requirement pursuant to section 98-60. A cost estimate for the construction of any sidewalks, not constructed prior to the final plat approval, shall be submitted to the city engineer pursuant to section 98-61(d). Each year the developer and city may agree to the additional sidewalks completed during the previous year and reduce the amount of the bond to reflect the construction costs of the sidewalks that have been completed. Sidewalks not completed prior to the end of the two-year period shall be completed by the developer or by the city with the bond funds. Failure to provide sufficient financial security or complete the sidewalks shall not obligate the city to build sidewalks but shall be a continuing obligation of the developer.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-44. - Water and wastewater utilities.#
(a)
Purpose. The purpose of this section is to ensure the adequate provision of water and wastewater service to customers within the city and to protect the health, safety, and welfare of the community through standardization and quality of water and wastewater utilities design and construction. Additionally, in order to insulate taxpayers and ratepayers from subsidizing infrastructure costs associated with new development, city council adopts a policy requiring the costs of municipal infrastructure improvements be apportioned so that infrastructure improvement costs charged to the new development are roughly proportionate to the proposed development's impact on the municipal infrastructure.
(b)
General.
(1)
Texas Commission on Environmental Quality (TCEQ). The Rules and Regulations of TCEQ, as published and adopted in the Texas Administrative Code shall be the minimum standards for the design, installation, and regulation of water and wastewater facilities within the jurisdiction of the City of Burnet. Variance from TCEQ rules shall not be authorized by this section.
(2)
Inspection, certificate of occupancy and appeal:
a.
Inspections. The City Engineer will conduct as many inspections as necessary of the water or wastewater systems, but at least two inspections shall be conducted. One inspection will occur after completion of the installation of underground facilities but prior to backfilling of any soil. Another inspection will occur upon completion of the entire system but prior to its operation. The applicant or registered installer will notify the city that an inspection is desired at least one business day prior to the need for inspection. The applicant or registered installer will provide whatever reasonable assistance the city requests in order to make the inspection and will be present at the time of inspection.
b.
Approve or disapprove. The city engineer will have the authority to approve or disapprove the design and construction of the systems. If the city engineer determines that there are design, material, construction, or installation practices that are not in compliance with the requirements of this Code, then the city will have the right to cause all development related work to cease and desist until the city determines that the work can be or has been brought into compliance with applicable city regulations.
c.
Variances. Unless expressly prohibited, the city engineer may authorize variances to the requirements of this section 98-44 if the city engineer finds the following:
1.
Strict application of the regulation would cause undue hardship;
2.
The undue hardship was not caused by the developer;
3.
The developer proposes an alternative solution that has a substantially similar effect as would compliance with the regulation; and
4.
Authorizing the variance would not compromise the public health and safety.
(3)
Additional requirements.
a.
Impact fees. Impact fees shall be assessed and collected in accordance with City Code Chapter 2, Article IX, as authorized by the laws of this state including V.T.C.A. Local Government Ch. 395.
b.
Phasing. Construction of development shall be phased in a manner that assures adequate water and wastewater services are maintained.
c.
Extension. The extensions of utilities (including any necessary on-site and off-site improvements) to existing utility services must be sufficient to serve the needs of the proposed development.
d.
Easements. Developer shall acquire all necessary offsite easements.
e.
Fiscal security. Developer shall provide fiscal security, in such form as approved by the city attorney, assuring that construction of improvements shall be completed.
f.
Authorization. Developer shall obtain all necessary approvals from water and wastewater services purveyors and shall comply with all purveyor rules, regulations and requirements.
g.
Alternative water and wastewater supply. When applicable, developer shall provide plans and specifications for alternative water supply and wastewater disposal systems for city approval.
h.
Fire flow. Developer shall cause the water system to be designed and constructed to provide adequate fire flow as determined by the city's fire chief.
(c)
Connection to the city's systems.
(1)
Water. All new development shall be connected to an approved public water supply or distribution main. The costs for connection to the city's system shall be borne by the developer.
a.
Alternative water supply system. Should the distance to the city's water system's connection point be more than one-half mile from the development, the developer may appeal to city council and request to be allowed to construct an alternative water supply system. City council may approve the alternative water supply system if council finds that due to the distance between the development and the city's water system it is unreasonable to require the connection. All alternative water supply systems, to the maximum extent practicable, shall be designed and sited in a manner that enables connection to the city's water system, when connection becomes available.
(2)
Wastewater. All new development shall be connected to an approved public wastewater collection main. All wastewater systems shall function by gravity flow unless a variance is authorized as provided in this section. The costs for connection to the city's system shall be borne by the developer.
a.
Alternative wastewater system. Should the distance to the city's wastewater system's connection point be more than one-half mile from the development, the developer may appeal to city council and request to be allowed to construct an alternative wastewater system. City council may approve the alternative wastewater supply system if council finds that due to the distance between the development and the city's wastewater system it is unreasonable to require the connection. All developments that are designed to be served by on-site sewage facilities ("OSSFs") shall be designed to allow, to the maximum extent practicable, the future extension of gravity sewer lines along the property lines and the connection of individual wastewater lines from such developments to the city sewer by gravity flow, when same becomes available.
(d)
Oversizing.
(1)
Generally. Developers must pay for all mains and other facilities needed to serve a proposed development. The city may require the installation of oversized water mains and wastewater mains and related facilities pursuant to the terms of this subsection.
(2)
Notice. The city shall give the developer written notice of its intent to consider its oversizing option as soon as practical after a developer submittal of a preliminary plat for any section of a development.
(3)
Oversizing cost estimate. Within 30 days of receipt of the city's notice the developer shall provide the city with a written cost estimate for the oversizing that complies with Table 98-44(a).
(4)
Exercise option. After receipt of the cost estimate, city council shall determine whether oversizing shall be required.
(5)
City's costs obligation. Unless otherwise authorized by city council the city's cost obligation for oversizing utilities shall be limited to the incremental costs for oversizing the main or other facility.
Table 98-44(a). City's oversizing costs obligation example. Costs for 8-inch water line designed for project Costs for city requested 10-inch oversize water line City's oversizing costs obligation
$50.00 per linear foot $55.00 per linear foot $5.00 per linear foot.
(6)
Dispute resolution. In the event a dispute arises between the city and developer regarding any aspect of the oversizing option the city manager shall work with the developer to find an amicable solution, which may include the selection of an engineer unconnected with either the city or the developer to serve as a non-binding mediator.
(e)
General design standards.
(1)
Licensed professional engineer. All installations must be designed by a licensed professional engineer, registered to practice in the State of Texas, in accordance with this Code and the City of Burnet Construction Manual. The engineer will provide a letter certifying that the completed construction of the water or wastewater system meets the minimum regulations of the state, county and city. Whenever the standards and specifications of the city, county, or the state conflict, the more restrictive requirements will govern.
(2)
System Improvements. All water distribution and wastewater collection system improvements shall be designed and sized to meet the minimum design standards of TCEQ the design standards set forth in the Burnet Water and Wastewater Capital Improvement Plan, and the City of Burnet Construction Manual.
(f)
Public water system design standards. In addition to the aforementioned general design standards, water distribution systems shall be designed to the standards that follow:
(1)
General specifications. Piping for water mains and connections will be constructed of such materials as required by the City of Burnet Construction Manual.
(2)
Minimum diameter. Water mains smaller than eight inches inside diameter will not be permitted. Water mains larger than eight inches inside diameter may be required in situations where the city engineer determines such larger mains are required to produce desired flows and pressures. Fire hydrants may only be installed on an 8-inch or larger diameter water line.
(3)
Maximum length. In all areas, water mains will be no longer than that length which would by fluid friction render the main incapable of producing the desired flows and pressures required for the type of area to be served.
(4)
Valve locations. There shall be three valves located at each tee in the main (one for each direction of the tee). Cross layout of water lines are not allowed without prior approval of the City Engineer. If allowed, there shall be four valves located at each cross in the main (one for each direction of the cross) pr as directed by the city engineer.
(5)
Service lines. Service lines of two inches or less shall be polyethylene tubing with brass fittings. The materials for service lines larger than two inches shall be determined on a case by case basis by the City Engineer.
(6)
Fire hydrants. All extensions or additions to the city water distribution system within the subdivision must meet the requirements set forth in the current ISO Rating as promulgated by the Texas State Board of Insurance (TBI) for the installation of fire hydrants. Fire hydrants will be colored standard red and comply with the requirements of the by the City of Burnet Construction Manual. All fire hydrants will have left opening threads.
a.
Type. Standard three-way hydrants will be installed and will have a six-inch or larger connection ductile iron pipe to mains with a minimum five-inch valve opening.
b.
Location. All fire hydrants will have a three foot clear horizontal radius of 360 degrees around the fire hydrant, clear of vegetation and landscaping. All fire hydrants will be located on street corners, before the end of any cul-de-sacs or side property lines so as to be readily accessible at all times. All fire hydrants will be equipped with at least a six-inch valve located on the hydrant lead and the valve and hydrant will be mechanically anchored to the main.
c.
Maximum spacing. Hydrants will be properly located along streets so there will be a fire hydrant every 300 feet in the commercial/mixed-use areas and every 600 feet in residential areas, so that every building will be within 500 feet of a standard fire hydrant. Hydrants must be equipped with the National Standard hose threads.
(7)
Sufficient size. Water systems will be of sufficient size to furnish adequate domestic water supply, to furnish fire protection and water services to all lots, and to conform to the water and wastewater utility plan component of the City of Burnet Master Plan and specific plans for provision of expanded capacity. No water main line extensions will be less than eight inches in diameter.
(8)
Connectivity and fire flow and pressure. All water lines will be connected to other distribution system water lines at both ends. Where the city engineer determines it is not practical to connect a water line to the system at both ends, the dead-end water lines will be the minimum size that will provide fire flow and pressure as required herein. The dead-end line will have a flush hydrant at the end of the line.
(9)
Fire hydrants. Fire flows. Fire flows are required to conform to Insurance Services Office (ISO} standards. The city manager (or designee) is responsible for maintaining and updating the listing of required fire flows for distribution whenever ISO standards change, and for providing this listing of required fire flows for distribution to applicants/developers. All fire flows will be calculated at such residual pressure as required by V.T.C.A. Administrative Code § 290.44(d). Fire flow calculations and/or model run printouts will be included with submittals for the city engineer's review.
(10)
State fire insurance commission. The design and layout of the water distribution system will be acceptable to the state fire insurance commission.
(g)
Public wastewater system design standards. In addition to the aforementioned general design standards, wastewater collection systems shall be designed to the standards that follow:
(1)
Capacity. All wastewater systems will be sized to accommodate the maximum peak flow plus infiltration flows, which will render the pipe flowing no greater than three-fourths full. Minimum slope will be according to current TCEQ rules and regulations and wastewater design standards.
(2)
Locations. Wastewater mains will be located in the street right-of-way except where required otherwise to transport the wastewater to the treatment facility or a pump station. Separation distances will comply with TCEQ design standards found in V.T.C.A. Administrative Code Title 30 Environmental Quality, Chapters 217, Design Criteria for Domestic Wastewater Systems, and 290, Public Drinking Water.
(3)
Materials. Wastewater lines will be constructed of such materials as required by the City of Burnet Construction Manual.
(4)
Minimum diameter of mains and services. All wastewater mains will be a minimum of eight inches inside diameter. Service lines serving individual lots will be no smaller than six inches inside diameter.
(5)
Manholes. Manholes will be installed in compliance with V.T.C.A., Administrative Code § 217.55.
(6)
Lift stations and force mains. All wastewater systems shall function by gravity flow unless a variance is authorized in the manner provided in this section. If authorized by variance lift stations and force mains shall be constructed in accordance with V.T.C.A. Administrative Code Ch. 217 (entitled "Design Criteria for Domestic Wastewater Systems") Subchapter C: Conventional Collection Systems §§ 217.51-217.71, as amended, unless otherwise specified in this chapter.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-45. - Reserved.#
Sec. 98-46. - Electric utility improvements.#
Electrical utility improvements shall be made consistent with the provisions of the city electrical standards and specifications, P.E.C. design standards (where required), current policy and with such policies that may be promulgated from time to time. All required improvements shall be constructed at the developer's cost, with no contribution from the city.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-47. - Easements.#
(a)
The minimum width for city utility easements shall be 20 feet or more as otherwise required by the city engineer if adjacent to a public street and adequate area exists behind the back of the curb. The minimum width for city drainage easements shall be submitted by the design engineer and reviewed/approved by the city engineer. The width of easements for other utility providers, such as for gas, electric, telephone or cable television, shall be as required by that particular entity. It shall be the applicant's responsibility to determine appropriate easement widths required by other utility companies. Wherever possible, easements shall be centered or along front or side lot lines rather than across the interior or rear of lots, particularly where no alleys will be provided behind the lots.
(b)
Where a subdivision is traversed by a watercourse, drainage way or channel, there shall be provided a storm drainage easement or right-of-way conforming substantially with such course and of such additional width as may be designated by the city engineer, subject to determination according to proper engineering considerations. The required width shall conform to the requirements set forth by the federal emergency management agency (FEMA), the U.S. Army Corps of Engineers, and/or the city. Parallel streets or parkways shall be required adjacent to certain portions of creek or drainage ways to provide maintenance access and/or public access and visibility into public open space or recreation areas. Other utilities may be permitted within a drainage or floodway easement only if approved by the city engineer and any other applicable entity requiring the drainage or floodway easement.
(c)
A lot's area shall be computed inclusive of all easements. However, there shall be a minimum buildable area, exclusive of required easements, buffer zones and setbacks for each lot. The minimum buildable area shall be an area one-half of the required minimum lot size. If the city disputes the buildable area of any lot, the applicant shall submit verification in writing that the buildable area is adequate for the type of housing product (or nonresidential building) proposed for that lot. Final approval of the allowed buildable area for any lot shall be by the city.
(d)
Where alleys are not provided in a residential subdivision, a minimum 15 feet wide utility easement shall be provided along the front of all lots, adjacent to and flush with the street right-of-way line for the potential placement of utility facilities.
(e)
For new development, all necessary on-site easements shall be established on the subdivision plat and not by separate instrument, and they shall be labeled for the specific purpose, and to the specific entity if other than the city, for which they are being provided. Examples include, but are not limited to, the following: a water, sanitary sewer or drainage easement, which is dedicated to the city for a water or sanitary sewer line or for a drainage structure; an access easement, which is dedicated to the public for unrestricted access purposes; a fire lane easement, which is dedicated to the city and its fire suppression and emergency medical service providers for access purposes; an electrical, gas or telephone easement, which is dedicated to the specific utility provider that requires the easement; and so on.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-48. - Blocks and lots.#
Except as provided otherwise in this section, the terms and provisions of the zoning ordinance establishing the minimum lot area, width, setback line, side yard and rear yard requirements for each zoning or use category are incorporated herein by reference. Such regulations and standards shall be applied to property within the city limits based upon the zoning of the property and to property within the extraterritorial jurisdiction based on agreement of, and the land use proposed by, the developer. (1)
Blocks.
a.
The length, width, and shape of blocks shall meet the following standards:
1.
Provide adequate building sites (lots) suitable to the special needs of the type of use designated on the plat;
2.
Accommodate lots of the size and dimensions required by this Section;
3.
Provide for convenient access, circulation, control, and safety of street traffic;
4.
Minimize reductions in the capacity of adjacent streets in so far as possible by reducing the number of turning movement conflicts;
5.
Provide an appropriate response to the limitations and opportunities of topography, and
6.
Increase the ability of building sites (lots) to receive or to be protected from solar gain as the season requires in order to improve utility efficiency and increase the livability of each lot.
b.
Residential blocks shall not exceed 750 feet nor be less than 300 feet in length, except as otherwise provided for herein.
c.
Blocks along arterial streets shall not be less than 600 nor more than 1,300 feet.
d.
The width of blocks shall be sufficient to accommodate two tiers of lots with minimum depth as required by this Section, exceptions to this width shall be permitted in blocks adjacent to major streets, railroads, waterways, or other topographical features prohibiting a second lot tier.
e.
The Commission may, at the Preliminary Plat phase, require the dedication of an easement or right-of-way not less than 20 feet wide bisecting the center of any block in excess of 750 feet in length to accommodate utilities, drainage facilities, and/or pedestrian access to greenbelts or park areas. This easement shall be in accordance with section 98-47.
f.
Blocks shall be identified on each plat by consecutive adjacent numbers within each subdivision and portion thereof. Blocks forming a continuation of a previous subdivision block shall continue the block number.
(2)
Lots. All land area within the boundaries of the subdivision or resubdivision except that area specifically dedicated as public right-of-way for any purpose shall be designated as a lot.
a.
The required lot area, width, building setback line, front, side, street side and rear yard requirements for each lot as established in the zoning ordinance are incorporated herein by reference.
1.
Within the city limits such requirements and standards shall be based on the zoning of the property, and,
2.
Within the extraterritorial jurisdiction, such requirements and standards shall be based on the agreement of, and land use proposed by, the developer.
b.
The minimum lot size for all lots shall be dependent upon the availability of central sewage disposal system service.
1.
Lots to be served by the central sewage system shall have a minimum area as provided in the provisions of the zoning chapter for the zoning or proposed land use.
2.
Lots to be served by septic systems shall have a minimum of one-half-acre or 21,780 square feet and conform to the city regulations and applicable state law.
c.
Each lot shown on a plat shall be clearly designated by a number located within the boundaries of the lot. The boundaries of each lot shall be shown by bearing and distance in relation to the monuments found or established on the ground in conformance with this chapter.
d.
For developments within the corporate limits of the city, the proposed use for each lot shall be indicated on the plat, and in accordance with the city's zoning ordinance, as currently amended.
e.
All lots shall be rectangular, except when the street alignment is curved, in order to conform to other provisions of this chapter.
f.
No lot shall have a corner intersection of less than 45 degrees.
g.
The ratio of average depth to average width shall not exceed two and one-half to one nor be less than one and one-half to one unless the lot is at least one and one-half times the required lot size, unless both the depth and width of the lot exceed the minimums required in this chapter, and the city finds that the proposed lot dimensions are consistent with surrounding development and the master plan.
h.
All lots shall face and have contiguous frontage on a usable, dedicated public road right-of-way except lots within a PUD which may have similar frontage on a private street under common ownership. The extent of this frontage (front line) shall conform to the minimum lot width requirements set forth in the city's zoning ordinance. The utilization of easements to access lots is prohibited unless otherwise approved by the city council.
i.
Except as otherwise approved through the granting of a variance, all lots shall front on a street with a similar lot across the street.
j.
Lot lines common to the street right-of-way line shall be the front line. Side lot lines shall project away from the front line at approximately right angles to street lines and radial to curved street lines. The rear line shall be opposite and approximately parallel to the front line.
1.
The length and bearing of all lot lines shall be indicated on the plat; and
2.
Wherever feasible lots arranged such that the rear line of a lot or lots is also the side line of an adjacent lot shall be avoided. When this occurs, ten feet shall be added to the minimum lot width and to the side building line adjacent to the rear yard of another lot.
k.
Double frontage lots.
1.
Residential lots shall not take access on two non-intersecting streets, and
2.
Residential lots adjacent to an arterial street shall also have frontage on a local street. Vehicular access to these lots shall be from the local street only. Non-residential lots with double frontage shall have off-set access points to inhibit cut-through traffic.
l.
Reverse frontage lots. Residential lots with rear yards facing highways, access roads, and major or minor arterial streets should be at least 130 feet in depth so as to provide adequate rear yard area for screening and buffering of the rear of the structure.
m.
Corner lots.
1.
Lots having frontage on two or more intersecting streets shall be classified as corner lots.
2.
Residential corner lots adjacent to streets of equal classification shall have only one access driveway on one or the other of the intersecting streets, except as otherwise approved by the commission.
3.
Residential corner lots adjacent to streets of unequal classification shall access the lower classification street only and only one drive approach shall be allowed, except as otherwise approved by the commission.
4.
All corner lots, regardless of zoning or use, shall contain at least one street side building setback line.
5.
Residential corner lots shall be ten feet wider than the average interior lot on the same block except that large lot subdivisions shall be exempt from this requirement.
n.
Building setback lines.
1.
Each lot shall have a building setback line which runs parallel to the property line.
2.
The front and rear building setback lines shall run between the side lot lines.
3.
The side building setback lines, and street side building setback lines for corner lots, shall extend from the front building setback line to the rear building setback line.
4.
The building setback line for each designated lot shall, as a minimum, conform to the city's zoning ordinance, as adopted at the time of platting.
5.
A plat note stating that "all building setback lines shall be in accordance with the city's current zoning ordinance" shall be placed on the plat.
o.
Yard areas. The area between the property line and the front, side or rear building setback line shall be the required front, side and rear yard areas, respectively.
1.
No structure or impervious construction shall be allowed in the front yard area except for fences, driveways, sidewalks, utility distribution lines and appurtenances within dedicated easements and rights-of-way, and/or drainage structures; and
2.
No structures or impervious construction shall be allowed in required side or rear building setback areas except for those permitted by other city regulatory requirements, including the zoning ordinance.
p.
Lot access. When driveway approaches are constructed, they shall be paved and constructed to conform with the provisions of the city TCSS.
q.
Lot numbering.
1.
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 plan.
2.
Any lot(s) being resubdivided shall be renumbered utilizing the original lot number, followed by the next sequential lot number, when possible. If this is not possible, the original lot number shall be utilized followed by a letter designation starting with A.
r.
Lot easements. Public utility easements on front, side and/or rear lot lines shall be required as needed to accommodate public utility and drainage appurtenances, and as specified in this chapter.
s.
Lot drainage. Lot drainage shall be in conformance with the requirements of the city drainage criteria.
(Ord. No. 2026-13, § 1, 4-20-26)
Sec. 98-49. - Landscaping and screening requirements-common areas.#
(a)
Purpose.
(1)
For the purpose of providing for the orderly, safe, attractive and healthful development of land located within the community and promoting the health, safety and general welfare of the community, it is deemed necessary to establish requirements for the installation and maintenance of landscaping elements and other means of site improvements in the common areas of developed properties.
(2)
The regulations contained herein are necessary to enhance the community's ecological, environmental and aesthetic qualities.
(3)
Paved surfaces, automobiles, buildings and other improvements produce increases in air temperatures, a problem especially noticeable in this southern region, whereas plants have the opposite effect through transpiration and the creation of shade. Likewise, impervious surfaces created by development generate greater water runoff causing problems from contamination, erosion and flooding. Preserving and improving the natural environment and maintaining a working ecological balance are of increasing concern. The fact that the use of landscape elements can contribute to the processes of air purification, oxygen regeneration, water absorption, water purification, and noise, glare and heat abatement as well as the preservation of the community's aesthetic qualities indicates that the use of landscape elements is of benefit to the health, welfare and general well being of the community and, therefore, it is proper that the use of such elements be required.
(4)
The city experiences frequent droughts and periodic shortages of adequate water supply; therefore, it is the purpose of this section to encourage the use of drought resistant vegetation that does not consume large quantities of water.
(b)
General requirements. Landscaping of common areas shall not be located within a dedicated right-of-way, easement or other area dedicated for another purpose without the prior approval of the city council. A landscape plan shall be submitted in conjunction with construction plan submittal for review by city staff.
(1)
Installation. All landscaping shall be installed prior to the city accepting the subdivision.
(2)
Maintenance. The developer and/or homeowners association of the landscaped property shall be responsible for the maintenance of all landscape areas. Said areas shall be maintained so as to present a healthy, neat and orderly appearance at all times and shall be kept free of refuse and debris. These properties shall include areas such as landscaped boundary areas, entry median strips with landscaping and other areas as identified by the developer and/or homeowners association. All planted areas shall be provided with a readily available water supply and watered as necessary to ensure continuous healthy growth and development. Maintenance shall include the replacement of all dead plant material if that material was used to meet the requirements of this section.
(3)
Planting criteria.
a.
Trees. Trees shall be a minimum of two inches in caliper measured three feet above finished grade immediately after planting. Appendix B of this chapter is a list of recommended landscape trees, shrubs and vines. If the developer chooses to substitute trees not included on the recommended list, those trees shall have an average mature crown greater than 15 feet in diameter to meet the requirements of this section. Trees having an average mature crown less than 15 feet in diameter may be substituted by grouping trees so as to create at maturity the equivalent of a 15-foot diameter crown if the drip line area is maintained. A minimum area three feet in radius is required around the trunks of all existing and proposed trees.
b.
Shrubs, vines and ground cover. Shrubs, vines and ground cover planted pursuant to this section shall be good, healthy nursery stock. Shrubs must be, at a minimum, a one-gallon container size.
c.
Lawn grass. It is recommended that grass areas be planted with drought resistant species normally grown as permanent lawns, such as Bermuda, Zoysia, or Buffalo Grass. These areas may be sodded, plugged, sprigged or seeded except that solid sod shall be used in areas subject to erosion. Those electing not to utilize sod to meet this requirement are required to install silt fencing around the downhill perimeter of each lot or landscape area within the development upon issuance of a building permit. Seventy-five percent of those areas designated for grass must be established prior to the acceptance of the subdivision by the city.
d.
Synthetic lawns or plants. Synthetic or artificial lawns or plants shall not be used in lieu of plant requirements in this section.
e.
Architectural planters. The use of architectural planters may be permitted in fulfillment of landscape requirements at the subdivision entryways.
f.
Other. Any approved decorative aggregate or pervious brick pavers shall qualify for landscaping credit if contained in planting areas, but no credit shall be given for concrete or other impervious surfaces.
(Ord. No. 2026-13, § 1, 4-20-26)