§ 32-44. Construction plans

(a) Following approval of the preliminary plat by the city council, the applicant shall submit the required number of sets of the complete construction plans for streets, alleys, storm sewers and drainage structures, water and sanitary sewer facilities, if applicable, screening and retaining walls, landscaping and irrigation, and any other required public improvements or private improvements to be maintained by a homeowners' association, for the area covered by the preliminary plat.

(b) The construction plans shall also contain any plans necessary to show or document compliance with the NPS regulations, on-site sewage facility rules, and any other applicable regulations and ordinances of the city that are related to development of a land parcel.

(c) Cost estimates for construction of the infrastructure improvements shall also be submitted with the construction plans.

(d) For the purposes of this chapter, complete sets of construction plans shall include the following plans or sheets, generally in the order shown in this subsection, as well as any additional plans or sheets deemed necessary and requested by the city engineer or city manager:

(1) Cover or title sheet;

(2) Approved preliminary plat;

(3) Final site plan for nonresidential and multifamily projects only;

(4) Existing conditions plan which shows existing topography, vegetation, tree inventory, existing natural and manmade physical features;

(5) Existing tree and vegetation protection plan;

(6) Grading, erosion control and water quality control plans;

(7) Paving and storm drainage plans;

(8) Utility plans for water, sanitary sewer or septic systems, etc.;

(9) Traffic control plans (if necessary);

(10) Screening and retaining wall plans; and

(11) Landscaping and irrigation plans.

(e) The applicant shall have these plans prepared by his own professional engineers, subject to approval of the plans by the city engineer. The city engineer shall review, or cause to be reviewed, the plans and specifications and if approved, shall mark them "Approved" and shall return one set to the applicant.

(f) If not approved, one set shall be marked with the objections noted and returned to the applicant for correction, whereupon the applicant's engineer shall correct the plans as requested and shall resubmit them back to the city engineer for re-review.

(1) Once the construction plans are approved by the city engineer, the applicant shall provide additional sets of the approved plans to the city, as specified by the city engineer, for use during construction. A full set of the city-approved construction plans must be available for inspection on the job site at all times.

(2) After approval of the preliminary plat by the city council, approval of the construction plans and specifications by the city engineer, and following procurement of all applicable permits from other appropriate agencies, such as TxDOT, TCEQ, LCRA or the county, the applicant shall cause a contractor to install or construct the improvements in accordance with the approved plans and the city's standard specifications, and at the applicant's expense.

(3) The applicant shall employ engineers, surveyors or other professionals as necessary to design, stake, supervise and perform the construction of such improvements, and shall cause his contractor to construct the said improvements in accordance with this chapter and with the city's, and any other applicable agency's design standards.

(4) Construction plans shall be prepared by or under the direct supervision of a professional engineer licensed in the state, as required by state law governing such professions and in accordance with this chapter and the DCM manual.

(5) All construction plans submitted for city review shall be dated and shall bear the responsible engineer's registration number, his designation of professional engineer (PE) and the engineer's seal. Construction plans shall be approved by the city engineer when such plans meet all of the requirements of this chapter and the DCM manual.

(6) As part of the construction plans, a drainage plan showing how the drainage of each lot relates to the overall drainage plan for the plat under consideration shall be submitted. The drainage plan shall be made available to each builder within the proposed subdivision and all builders shall comply with the drainage plan.

(g) Revisions to approved preliminary plat. Where the preparation of construction plans reveals the need for revisions to the approved preliminary plat, such revisions shall be considered minor or major according to this section.

(1) Minor revisions.

a. It is generally recognized that minor revisions to the preliminary plat may be needed before the final plat can be filed at the county.

b. No revision to a preliminary plat shall be considered minor if it is requested more than 90-calendar days after initial approval of the preliminary plat.

c. Such minor revisions as slight enlargement or shifting of easements or lot lines, addition of private or franchise utility easements, correction of bearings or distances, correction of minor labeling errors, addition of erroneously omitted informational items and labels, modification of a plat note that does not amend the covenants and restrictions, and other similar revisions as determined by the city manager may occur on the final plat without having to reapprove the preliminary plat and without altering the plat's status under V.T.C.A., Local Government Code ch. 245.

(2) Major revisions.

a. Major revisions, such as obvious reconfiguration of lot lines or easements, relocation of driveways or access easements or fire lanes, any modification to the perimeter or boundary of the property, and relocation or addition or deletion of any public improvement, including corresponding easement, shall necessitate resubmission and reapproval of the plat as a revised preliminary plat and shall be considered a new project for the purpose of determining applicable regulations.

b. The procedures for such re-approval shall be the same as for a preliminary plat, and such reapproval shall constitute a new project thus necessitating submission of a new application form, payment of new fees, and other requirements.

(h) Effect of approval. Approval of construction plans authorizes the applicant, upon fulfillment of all requirements and conditions of approval, and upon construction of all required improvements, or submission of the proper assurances for construction of same, to submit an application for final plat approval. The construction plan approval shall lapse where a complete application for a final plat is not submitted within two years of the date of approval of the construction plans.

(i) Revisions to approved construction plans.

(1) Minor revisions.

a. It is generally recognized that minor revisions to construction plans may be needed.

b. Such minor revisions, as determined by the city engineer, shall occur prior to submission of the final plat, and may occur without having to reapprove the preliminary plat.

(2) Major revisions.

a. Major revisions shall necessitate resubmission and reapproval of the construction plans.

b. The procedures for such reapproval shall be the same as for the original approval, and such reapproval may constitute a new project thus necessitating submission of a new application form, payment of new fees and other requirements.

(Ord. No. 549, § 10.216, 12-22-2009)