What are Bellaire drainage and fill rules?
Short answer: Residential construction must follow the drainage rules in Sec. 9-71, and fill is capped: no point on the lot may be filled more than eight inches above the existing (pre-construction) elevations. In the floodplain, a "substantial improvement" is work whose cost over 365 days equals or exceeds 50 percent of the structure's market value before the work starts.
Drainage plan
In the attached single-family dwelling zoning district, Sec. 9-35 says: "Before becoming entitled to a certificate of occupancy, an as-built drainage plan shall be approved by the building official. All roof drains and area drains must be guttered directly into the storm sewer system." Other residential construction follows Sec. 9-71, which asks for drainage plan data from a topographical survey signed by a registered professional land surveyor.
Rule: City Code Sec. 9-35 and Sec. 9-71.
Fill limits
Sec. 9-71 says: "In no case will any point on the lot be filled more than eight inches above the existing (pre-construction) elevations." The section also uses a "one percent and eight-inch maximum fill limit" for grading and says that limit does not apply to yard amenities. The city FAQ restates the idea in plain words; the numbers above come from the code text itself.
Rule: City Code Sec. 9-71.
The 50 percent flood rule
For floodplain work, the code defines "Substantial improvement" as any combination of repairs, reconstruction, rehabilitation, addition, or other improvement of a structure "taking place during 365 days, the cost of which equals or exceeds 50 percent of the market value of the structure before the work to be permitted is started." Crossing that line triggers stricter flood rules. The city also publishes a one-page guide on how it applies the 50 percent rule.
Rule: City Code Sec. 9-70.5; city floodplain guide.
What happens if you don't
Failing to follow the residential drainage rules, or failing to maintain approved drainage, "will be subject to a fine in an amount not to exceed $500.00," and each day during which the violation continues is considered a separate offense (Sec. 9-71). Floodplain-division violations are a misdemeanor, and the person "shall upon conviction thereof be fined not more than $500.00 per day for each violation" (Sec. 9-70.21). Building without a required building permit can also bring a fine of not less than $50.00 nor more than $250.00 for each day's violation (Sec. 9-17 and Sec. 9-321).
Who to call
Development Services Department.
Sources
- City of Bellaire Code of Ordinances, Sec. 9-35 (drainage regulations), Sec. 9-71 (residential drainage and fill), Sec. 9-70.5 (substantial improvement), Sec. 9-70.21 (floodplain penalties), Sec. 9-17 and Sec. 9-321. library.municode.com/tx/bellaire
- City of Bellaire, "How does the City apply the 50 percent rule?" (LIBRARY BELLAIRE B29). https://www.bellairetx.gov/1004/Development-in-the-Floodplain
En español
¿Cuáles son las reglas de drenaje y relleno en Bellaire? La construcción residencial debe seguir las reglas de drenaje de la Sec. 9-71. Ningún punto del lote puede rellenarse más de ocho pulgadas sobre las elevaciones existentes antes de la construcción. En el distrito de viviendas unifamiliares adosadas, un plano de drenaje "as-built" debe ser aprobado antes del certificado de ocupación, y los desagües del techo y del área deben ir al sistema de alcantarillado pluvial (Sec. 9-35). En la llanura de inundación, una "mejora sustancial" es trabajo cuyo costo en 365 días iguala o supera el 50 por ciento del valor de mercado de la estructura. No seguir las reglas de drenaje residencial puede costar una multa de hasta $500.00, y cada día cuenta como una infracción distinta (Sec. 9-71). Las infracciones de la división de llanura de inundación pueden costar no más de $500.00 por día (Sec. 9-70.21). Construir sin permiso de construcción puede costar de $50.00 a $250.00 por cada día (Sec. 9-17 y Sec. 9-321). Para preguntas, comuníquese con el Departamento de Servicios de Desarrollo.