HomeMy WebLinkAboutOrdinance No. 85-19 � � , � � � � . . • � ° , �
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ORDINANCE N0. 85-19
AN ORDINANCE OF THE CITY OF FRIENDSWOOD, TEXAS, SET-
TING FORTH REGULATIONS FOR SUBDIVISION DEVELOPMENT,
OUTLINING PROCEDURES FOR SUBMISSION OF PLATS; CONTAIN-
ING REQUIREMENTS AND MINIMUM DESIGN STANDARDS; STATING
THE REQUIRED IMPRCIVEMENTS; PRCJVIDING FOR THE CHARGING
OF FEES BY THE CITY FOR CERTAIN PROCEDURAL STEPS; PRO-
VIDING A SEVERABILITY CLAUSE, "PRdVIDING A PENALTY OF
AN AMOUNT NOT TO EXCEED $200.00 FOR EACH DAY OF
VIOLATION OF ANY PRCJVISION HEREOF."
WHEREAS, there is a decided need for comprehensive and
concise guidelines covering the subdividing and development of
property within the City of Friendswood and its
extraterritorial jurisdiction, NOW, THEREFORE, BE IT ORDAINED BY
THE CITY COUNCIL OF THE CITY OF FRIENDSWOOD, STATE OF TEXAS;
The following is a list of minimum subdivision plat
requirements to be completed prior to the submittal of any plat
to the City Planning and Zoning Commission for approval. These
are only minimum requirements, and additional requirements may be
imposed as determined by the City.
' Section I . Definitions. The following definitions shall
apply in the interpretation and the enforcement of this
Ordinance. The terms not defined herein shall be construed in
accordance with the ordinances of the City or their customary
usage and meaning.
City: The City of Friendswood City Council and/or its
administrative departments.
Lot: A physically undivided tract or parcel of land having
frontage on a public street or other approved facility and which
is, or in the future may be, offered for sale, conveyance,
transfer or improvement; which is designated as a distinct and
separate tract; and which is identified by a tract or lot number
or symbol in a duly approved subdivision plat which has been
properly recorded.
Plat: A complete and exact subdivision plan submitted for
preliminary or final approval to the Planning and Zoning
Commission in conformity with the provisions of this Ordinance
and which, if given final approval, will be submitted to the
county clerk of the county in which the land lies for recording.
A replat or resubdivision of land or lots which are part of a
previously recorded subdivision shall be considered a plat as
defined herein.
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Streets and alleys: A way for vehicular traffic.
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? A. Major thoroughfares or arterial street: Principal
traffic arteries more or less continuous across the
City and which are intended to connect remote parts of
� the City and which are used primarily for fast or
heavy-volume traffic.
B. Collector streets: Streets which carry traffic from
minor streets to the major system of arterial streets
and highways, said street may service commercial or
industrial areas.
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C. Minor streets: Streets which are used primarily for
access to the abutting properties and which are
intended to serve traffic within a limited area.
D. Boulevard: A collector street utilizing two (2)
twenty-two (22) foot, minimum width, paved roadway
sections divided by a twelve-foot (12) wide lane with
raised median, which serves to seperate traffic moving
in opposite directions.
Subdivider and/or developer: The terms "subdivider" and
"developer" are synonymous and are used interchangeably, and
shall include any person, partnership, firm, association,
corporation and/or any officer, agent, employee, servant, and
trustee thereof, who does, or participates in the doing of, any
act toward the subdivision of land within the intent, scope and
purview of these regulations.
Subdivision or Subdivide: The division of any lot, tract or
parcel of land by plat, map or description into TWO (2) or more
parts, lots or sites for the purpose, whether immediate or
future, of sale, rental or lease, or division of ownership. Any
dedication and the laying out (or realignment) of new streets, or
other public access ways, with or without lotting, is a
subdivision. This definition also includes the resubdivision and
replatting of land or lots which are part of a previously
recorded subdivision. An "addition" is a subdivision as defined
herein. The term "subdivision or subdivide" includes the
division of land whether by plat or by metes and bounds
description and when appropriate to the context, shall relate to
the process of subdividing or to the land subdivided.
Section II . Procedures for Submission of Plats.
A. Preapplication Procedure:
1. Prior to the submission of the preliminary plat,
the subdivider shall confer with the Planning
and Zoning Commission and staff on an informal
basis to discuss the proposed plat and its confor-
mity with the comprehensive plan, its relationship
to surrounding property, availability of utili-
ties, drainage, street pattern, and any other
matters governed by this ordinance.
2. In order to secure review and approval of the
Planning and Zoning Commission of a proposed
subdivision, the prospective subdivider shall,
prior to the making of any street improvements or
installations of utilities, submit to the
Planning and Zoning Commission a preliminary plat
plan as provided in paragraph C below. On
approval of said preliminary plat plan he may
proceed with the preparation of the final plat and
other documents required in connection herewith
specified and the improvements as set forth in
Section III .
B. Preliminary Plat Plan:
1. Following the preapplication conference, all
persons desiring to subdivide a tract of land
within the corporate limits of the City of
Friendswood or within its extraterritorial
jurisdiction shall first prepare or cause to be
prepared a preliminary plat which shall be filed
with the Planning and Zoning Commission,
together with other supplementary information as
specified below:
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2. The preliminary plat shall be at a minumim scale
of ONE HUNDRED (100) feet to the inch and shall
show the following:
a. Title of plat shall show:
(1) Proposed name of subdivision (check
for duplication) .
(2) Legal description of location of
subdivision.
(3) Total acreage ancl total number of
lots and blocks.
(4) Name of owner (and address unless
given in letter of transmittal) .
If owner is a company or corporation,
name of responsible individual such
as president or vice-president must
be given.
(5) The name of the registered
professional engineer or registered
public surveyor responsible for the
survey and design. If different from
the surveyor of the boundary, so
indicate.
(6) Graphic scale e.g. , one inch equals
ONE HUNDRED (100) feet.
(7) North point (true or magnetic) , north
to be top of map, if possible or at
left side.
(8) Date. (Each revision to bear new
date. )
b. A location sketch, preferably in upper right
corner of the map, to show relation of
subdivision to well known streets,
and watercourses in all directions to a
distance of at least one mile.
c. Boundaries of ownership with bearings and
overall dimensions.
(1) Area to be subdivided drawn in heavy
lines with overall dimensions and
bearings.
(2) Lines outside of boundaries to be
dashed.
(3) An accurate location o£ the
subdivision in reference to real
estate records of Galveston/Harris
County, showing a tie to a well-
established point for plats inside
the City limits or to a survey corner
if outside City limits.
d. Contours with intervals of ONE-HALF (0.50)
foot, referred to sea level (U.S. Coast and
Geodetic Survey Data) as required to show
at least TWO (2) contours within the
subdivision in addition to those necessary
to clearly show outfall drainage. Identify
basis of control and temporary benchmark
set within the subdivision.
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� e. The names of adjacent subdivisions or the
names of recorded owners of adjoining
parcels of land which is subdivided land,
and zoning of adjacent land.
f. The location, widths, and names of all
existing permanent buildings, streets,
railroad rights-of-way, easements and other
important features such as section lines,
political subdivision or corporation lines
and school district boundaries, on all
sides for a distance of not less than TWO
HUNDRED (200) feet.
g. Existing sewers, water mains, culverts,
pipelines or other underground structures
and other public utilities within the tract
and immediately adjacent thereto with pipe
sizes, grades and locations indicated.
h. All parcels of land intended to be
dedicated for public use or reserved in
deeds for the use of all property owners in
the proposed subdivision, together with the
purpose of conditions or limitations of
such reservation, if any.
i . The proposed plan of the subdivision,
showing streets, blocks, lots, alleys,
easements, building lines, parks, and other
improvements, with principal dimensions.
The preliminary plat shall cover all of the
tract intended to be developed at any time,
even though it is intended by the developer
or developers to file plats and install
improvements for parts of said tract by
sections or units.
3. Submittal:
a. NINE (9) prints of the plat and plans shall
be submitted to the City Manager or his
representative, for the Planning and Zoning
Commission by 5:00 P.M. , at least TEN (10)
days prior to a meeting of the Planning and
Zoning and Commission, without exception.
b. Prints shall be accompanied by the
completed form, in triplicate entitled
"Application for Preliminary Approval of
Subdivision Plat" . (These forms may be
obtained from the office of the Planning
and Zoning Secretary upon request) .
c. The owner shall, along with the preliminary
plat, submit a certificate or letter from a
title guaranty company or a title attorney
indicating a current search and certifying
to at least the following concerning the
title to the land: A statement of records
examined and date of examination;
description of the property in question,
including a metes and bounds description of
the tract; name of the fee owner as of the
date of examination, ancl the date, file
number, date of filing, and volume and page
of any lienholders; and general description
of any easement or fee strips granted along
with the file number, date of filing, and
volume and page of recording.
d. The draft of any protective covenants
whereby the subdivider proposes to regulate
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� the use of land in the subdivision shall be
submitted; provided, however, that such
restrictive covenants, conditions or
limitations shall never be less than the
minimum requirements of the City under the
terms of these regulations.
e. Certification stating that all current
city, county, school, utility or other
governmental entity taxes due and payable
have been paid or a tax certificate from
the city, county, school, utility or other
governmental entity in which the land being
platted is located showing no delinquent
taxes are due on the property being platted.
4. Decision of Planning and Zoning Commission: On
receipt of the preliminary plat and other
information, the Planning and Zoning Commission
shall render a decision thereon within TWENTY-
ONE (21) days. Such decision may consist of
approval, disapproval, or conditional approval.
Conditional approval shall be granted only in
those instances where the condition (s) to be
satisfied rest upon or is the responsibility of
planning and zoning.
5. Preliminary approval will expire SIX (6) months
after the approval by the Planning and Zoning
Commission of the preliminary plat or of final
sections of a preliminary general plan, except
that if the subdivider shall apply in writing
prior to the end of such SIX (6) month period,
stating reasons for needing the extension, this
period may be extended for another SIX (6)
months but not beyond a total of ONE (1) year .
C. Final Plat (Subdivision Plat) :
1. No final plat shall be considered unless a
preliminary plat has been submitted and
approved. (Unless Alternate Method of Plat
Submission is used) .
2. After the foregoing procedure has been complied
with and preliminary plat approved or
conditionally approved by the Planning
and Zoning Commission, the subdivider shall
prepare or cause to be prepared a final plat, or
plats, together with other supplementary infor-
mation as specified herein. The final plat
shall conform substantially to the preliminary
plat as approved.
3. The subdivider may at his discretion, after
approval or conditional approval of a
preliminary plat, file a final plat or plats
covering a portion of the preliminary plat. The
remainder of the preliminary plat shall be
deemed as approved or conditionally approved as
in Section 1 (C) (4) and (5) hereof; provided,
however, that such approval or conditional
approval of the remainder of the preliminary
plat be limited to a TWO (2) year period;
provided further, however, that the Planning and
Zoning Commission may at its discretion, extend
such period of validity.
4. The final plat (subdivision plat) shall be drawn
on tracing linen in India ink (or to be a
photographic reproduction on lines which are of
equal or greater durability, and shall be no
larger than TWENTY-FOUR (24) inches by THIRTY-
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� � SIX (36) inches. This original tracing, and
FIV E (5) copies, is to be filed by the City
Secretary in the office of the County Clerk of
Galveston/Harris County, Texas, as a permanent
record. Final plat must be approved by the
Planning and Zoning Commission prior to being
filed by the City Secretary. A sepia of recorded
plat is to be furnished to the City of
Friendswood for their records.This plat shall be
a minimum scale of ONE (1) inch equals ONE
HUNDRED (100) feet and shall show the following:
a. Title of the plat should show:
(1) Name of subdivision.
(2) Legal description and identification
of the subdivision including the
names of the surveys, with abstract
numbers, in which it is situated,
which description shall be sufficient
for the requirements of title
examination. The plat shall be a
descriptive diagram drawn to
scale and shall by reference that the
subdivision is a particular portion
or part of a previously filed plat or
recognized grant or partition. This
diagram and description shall show as
being included in the subdivision,
at least all of the smallest unit of
the last filed subdivision, plat or
grant, out of which the instant
subdivision is divided, or so much
thereof as is owned by the
subdivider.
(3) Total acreage and total number of
lots and blocks.
(4) Name of owner (ancl address unless
given in letter of transmittal) . If
owner is a company or corporation,
name of responsible individual such
as president or vice-president shall
be given.
(5) The name of the registered
professional engineer or registered
public surveyor responsible for the
plat.
(6) Scale ONE (1) inch equals ONE
HUNDRED (100) feet minimum (show
graphic scale) .
(7) North point (true or magnetic) ,
north to be at top of sheet, if
possible, or at left side.
(8) Date. Each revision to bear new
date.
b. A location sketch to show relation of
subdivision to well known streets,
railroads and watercourses in all
directions to a distance of at least ONE
(1) mile, preferably drawn in upper
righthand corner of sheet.
c. The boundaries of subdivision.
(1) Ownership in very heavy lines, with
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overall dimensions and bearing.
(2) Lines outside of boundaries to
dashed.
(3) Provide a tie to a well established
point for plats inside City or to a
survey corner if outside of City.
d. Name and adjacent location of subdivision,
streets, easements, pipelines,
watercourses, railroad right-of-way,
easements and other important features,
such as section lines, political
subdivision or corporation lines and school
district boundaries, on all sides for a
distance of not less than TWO HUNDRED (200)
feet; if acreage, show as such.
e. Show all streets and alleys with street
names, width measured at right angles or
radily (where curved) , complete curve data
(R.L.P.C. , P.R.C. , and P.T. ) , length and
bearing all tangents between curves.
f. Al1 lot, block and street boundary lines,
with blocks and lots numbered
consecutively. Building lines and
easements shall be shown and shall be
defined by dimension. All principal lines
shall have the bearing given. The plat
must provide a note that all existing
pipelines or pipeline easements through the
subdivision have been shown or that there
are no existing pipeline easements within
the limits of the subdivision.
g. Accurate dimensions, both linear and
angular, of all items on the plat; the
boundary survey on the side shall close
within ONE in TEN THOUSAND (1:10,000) .
Linear dimensions shall be expressed in
feet and decimals of a foot; angular
dimensions may be shown by bearings.
Curved boundaries shall be fully described
and all essential information given;
circular curves shall be defined by actual
length of radii and by degree of curve.
Complete dimensional data shall be given
on fractional lots.
h. The description and location of all lot and
block corners and permanent survey
reference monuments shall be shown.
I . Designate any sites of schools, churches,
parks, sewage disposal plants, water
plants, business, industry, or other
special lane uses. If proposed use is
unknown, designate as unrestricted. Tracts
for nonresidential use should be numbered
as blocks and lots.
j . Watercourses and ravines, as determined by
actual ground survey, showing high banks
and width of existing or proposed
easements.
k . A certificate of ownership in fee of all
land embraced in the subdivision, and of
the authenticity of the plat and
dedication, signed and acknowledged by all
owners of any interest of said land. The
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� acknowledgement shall be form as required
in the conveyance of real estate. Approval
and acceptance of all lienholders shall be
included.
1. A certificate by a registered public
surveyor, duly authenticated, that the
plat is true and correct and in accordance
with the determination of surveys actually
made on the ground. If the surveyor who
prepared the plat did not make the
original boundary survey, this fact should
be noted in the certificate. Also, the
certificate should show whether or not the
tract is within ONE (1) mile of the City
limits of the City of Friendswood, Texas,
measured in a straight line from the
nearest points on the City limits, unless
the information is shown in suitable
manner elsewhere on the face of the plat.
m. The final plat as approved by the Planning
and Zoning Commission, to be filed by the
City Secretary for record with the County
Clerk of Galveston/Harris County Texas,
shall not show the construction features
such as curb lines or utility lines or
other structures not involved in the title
covenant.
5. Submittal of final plat:
a. NINE (9) prints of final plat and original
tracing shall be submitted to the City
Manager and Planning and Zoning Commission
with written application for approval at
least TEN (10) days prior to a meeting of the
Planning and Zoning Commission without
exception.
b. Upon request and immediately prior to filing
of the final plat, the letter or title
certificate required in Section 1 (c) (3) (d)
shall be brought up to current date by a
supplementary report from the title guaranty
company or title attorney.
c. A copy of the final restrictive covenants to
govern the nature of the use of the property
shall be submitted to the Planning and Zoning
Commission. The Planning and Zoning
Commission shall, in the public interest,
require that said restrictive covenants be
filed simultaneously with the plat.
6. Upon the filing of the final plat and
supplementary material, the Planning and Zoning
Commission shall render a decision within THIRTY
(30) days of receipt thereof. Said decision may
consist of approval or disapproval.
7. Final approval will expire one year after
Planning Commission action granting approval of
any plat unless the plat has been £iled for
record, except that if the subdivider shall apply
in writing prior to the end of such one year
period statinq reasons for needing the
extensions, this period may at the discretion of
the City be extended for another year but not
beyond that period.
D. Alternate Method of Plat Submission:
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1. An abbreviated procedure for plat submission may
be used if the proposed subdivision satisfies the
following requirements:
a. The proposed subdivision is for
development containing FIV E (5) lots or
less.
b. All lots in the proposed subdivision
front on a previously dedicated street of
adequate width and are so situated that
no additional steet, alley, easement or
public property is required to meet the
regulations of this Ordinance or any
other Ordinance of this City.
c. All utilities and drainage facilities, as
required by this Ordinance or any other
ordinance of the City, are in place to
serve each lot in the proposed
subdivision and require no alterations
or, if alterations are required,
satisfactory arrangements have been made
to effect such necessary alterations.
d. The proposed subdivision abuts a
subdivision of record.
2. If a proposed subdivision satisfies the
requirements of paragraph I next above, the
subdivider may seek final plat approval without
necessity of submitting a preliminary plat. Such
final plat shall contain the following:
a. Proposed name of the subdivision;
b. Proof that the subdivision satisfies all
requirements set forth in paragraph I
next above;
c. An accurate description of such
subdivision by metes and bounds and the
location of same with respect to an
original corner of the original survey of
which it is a part giving the dimensions
thereof of said subdivision; and
d. Proof that lots within such subdivision
do not violate minimum square footage
requirements of the City.
3. Schedule of Fees. Subdivision plats submitted to
the Planning and Zoning Commission for approval
under the alternate method provided for herein
shall be accompanied by a check
payable to the City of Friendswood according to
the fee schedule as set out in Resolution.
4. Time and Manner of Approval. Upon the filing of
a plat under the alternate method of subdivision
approval as provided in this subsection, the
Planning and Zoning Commission shall render a
decision within THIRTY (30) days of receipt
thereof. Said decision may consist of approval,
disapproval or conditional approval as may be
deemed appropriate by such Commission for
alterations of utility or drainage facilities
under paragraph 1 of this subsection.
5. Final approval will expire ONE (1) year after
Planning Com�ission action granting approval of
such plat unless the plat has been filed of
record; except, that if the subdivider shall
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,apply in writing prior to the end of such ONE (1)
year period stating reasons for needing the
extension, this period may, at the cliscretion of
the Planning and Zoning Commission, be extended
for another year but not beyond that period.
E. Submission of Replats Required. Subsequent to final
approval of a plat or replat by the Planning and
Zoning Commission, no lot shall be conveyed,
developed, divided, subdivided, or used in any manner
other than as shown on said plat.
Any such conveyance, development, division,
subdivision, or use of said lots in any manner other
than as set out on said plat shall first be submitted
to and approved by the Planning and Zoning Commission
as in the case of any other plat or replat.
Schedule of Fees. Subdivision plats submitted to the
Planning and Zoning Commission for approval of a rep-
lat provided for herein shall be accompanied by a
check payable to the City of Friendswood according to
the fee schedule as provided by Resolution.
F. Plat Approval Required. It shall be unlawful for any
person to subdivide any tract, lot, or parcel ofland
within the City of Friendswood or its extraterritorial
jurisdiction unless and until a preliminary and final
plat of such subdivision has been approved in
accordance with the terms of this Ordinance. Unless
and until a preliminary and final plat, plan, or
replat of a subdivision shall have been first approved
in the manner provided herein by the Planning and
Zoning Commission, it shall be unlawful for any person
to construct or cause to be constructed any street,
utility, facility, building, structure, or any other
improvement on any lot, tract, or parcel of land
within such subdivision except as specifically
permitted herein; and it shall be unlawful for any
official of the City to issue any permit for such
improvements, or any aspect thereof, or to serve or
connect said land, or any part thereof, with any
public utility which may be owned, controlled, or
distributed by the City.
Section III . General Requirements and Minimum Design
Standards.
A. Streets and Alleys:
1. General: The street pattern of a neighborhood
should provide adequate circulation within the
subdivision and yet discourage excessive through
traffic on the local streets. This may be
accomplished by providing adequate major
thoroughfares spaced at approximately one mile
intervals to provide reasonable access to all
points in the neighborhood.
2. Street classification, location and alignment
shall be finally determined by the Planning
Commission.
3. Streets:
a. The arrangement, character, extent, width,
grade and location of all streets shall
conform to the general plan for the City
and shall be considered in their relation
to existing and planned streets, to
topographical conditions, to public
convenience and safety, and in their
appropriate relation to the proposed use
of the land to be served the such streets.
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b. Where such is not shown in the general
plan for the City, the arrangement of the
streets in a subdivision shall either:
_ (1) Provide for the continuation or
appropriate projection of existing
principal streets in surrounding
areas, or
(2) Conform to a plan for the
neighborhood approved or adopted
by the City to meet a particular
situation where topographical or
other conditions make continuance
or conformance to existing streets
impractical.
c. Curves in major streets are to have a
center line radius of TWO THOUSAND
(2,000) feet or more with exceptions to
this standard granted only by the
Planning and Zoning Commmission.
d. Where a subdivision abutts or contains
an existing or proposed arterial street,
the Planning Commission may require
marginal access streets, reverse
frontage with screen planting contained
in nonaccess reservation along the rear
property line, deep lots, with rear
service alleys, or such other treatment
as may be necessary for adequate
protection of residential properties and
to afford separation of through and
local traffic.
e. Reserve strips controlling access to
streets shall be prohibited except where
their control is definitely placed in the
City under conditions approved by the
City Council.
f. Street jogs with center line offset of
less than ONE HUNDRED TWENTY-FIV E (125)
feet shall be avoided.
g. A tangent at least ONE HUNDRED (100) feet
long shall be introduced between reverse
curves on arterial and collector streets.
h. Streets shall be laid out so as to
intersect as nearly as possible to right
angles, variation of TEN (10) degrees on
major or secondary (collector) streets
subject to approval of the Planning
and Zoning Commission.
i . Property lines at street intersections
shall be rounded with a radius of TWENTY
(20) feet or of a greater radius where
the Planning and Zoning Commission may
deem it necessary.
j . Street right-of-way widths shall be as
shown in the general plan for the City of
Friendswood and where not shown therein
shall be not less than as follows:
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� Street Type Minimum right-of-way width
Major thoroughfare . . . . . . . . . . . . . . . . . . . . . .120 feet
Collector. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80 feet
Minor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .60 feet
Commercial Streets. . . . . . . . . . . . . . . . . . . . . . . .80 feet
Boulevards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80 feet
Typical Sections -- Exhibit "A"
k . Half streets shall be prohibited, except
where essential to the reasonable
development of the subdivision in
conformity with other requirements of
these regulations and where the Planning
and Zoning Commission finds it will be
practicable to require the dedication of
the other half when the adjoining proper-
ty is subdivided, the other remaining
half of the street shall be plotted
within such subdivision, in accordance
with Section II of these regulations.
Inside the City limits, the partial
street may be dedicated with a ONE (1)
foot reserve in fee along the property
line. Outside the City limits, the
following note shall be used on such
partial streets:
"This one foot strip is dedicated as
as easement for all utility purposes
including storm and sanitary sewer and
shall automatically become dedicated for
street purposes when and insofar as a one
foot strip adjacent to it is so
dedicated.
Provisional ONE (1) foot reserve to
be used along the side or end of streets
that abutt acreage tracts, as follows:
"One foot reserve dedicated to the
public in fee as a buffer separation
between the side of streets in
subdivision plats where such streets
abutt adjacent acreaqe tracts, the
condition of such dedication being that
when the adjacent property is subdivided
in a recorded plat, the one foot reserve
shall thereupon become vested in the
public for street right-of-way purposes
(and the fee title thereto shall revert
to and revest in the dedicator, his
heirs, assigns or successors) . "
l. Dead-end streets:
(1) Cul-de-sac (dead-end street with
turn-around) shall not be longer
than SIX HUNDRED (600) feet and
shall be provided at the closed
end with a turn-around having an
outside roadway diameter of at
least EIGHTY (80) feet, except
other than curb and gutter
development is used the street
property line diameter shall be at
least ONE HUNDRED TWENTY (120)
feet.
(2) Temporary turnarounds are to be
used where curb and gutter is not
installed at the end of the street
more than FOUR HUNDRED (400) feet
12
, • ' - '
. , . � , ,,._ : _�. . :
� long that will be extended in the
future ancl noted thus: "Cross-
hatched area in temporary easement
for turn-around until street is
extended (direction) in a recorded
plat. "
m. Street grades: A minimum acceptable
grade of 0.25� shall be provided.
Street grades shall be approved by the
Planning and Zoning Commission after
approval of the City Engineer .
n. Trees and shrubs cannot be planted in the
street right-of-way, except that on
residential streets where the distance
between the curb and the sidewalk is a
minimum of S�IEN (7) feet, trees may be
planted provided the lower limbs are
trimmed to a height of SEVEN (7) feet.
B . Blocks:
1. The lengths, widths, and shape of blocks shall be
determined with due regard to:
a. Provision of adequate building sites suitable
to the special needs of the type of use
contemplated.
b. Requirements as to lot sizes and dimensions.
c. Need for convenient access, circulation,
control and safety of street traffic.
d. Limitiations and opportunities of topography.
2. Block lengths:
a. Mimimum block length shall be notless than
THREE HUNDRED (300) feet.
b. Maximum block length for residential, TWELVE
HUNDRED (1200) feet, measured along the
center of the block.
c. Maximum block length alonq a major
thoroughfare, SIXTEEN HUNDRED (1600) feet,
except under special conditions and upon
approval of the City.
3. Pedestrians walkways across blocks, not less than
TEN (10) feet in width may be required where
deemed essential to provide circulation, or
access to schools, playgrounds, shopping centers,
transportation, and other community facilities.
C. Lots: The lot size, width, depth, shape and
orientation, and the minimum building setback
lines shall be appropriate for the location of
the subdivision and for the type of development
and use contemplated.
2. Lot dimensions shall conform to the latest zoning
ordinance.
a. Depth and width of properties reserved or
laid out for church, club or other semi-
public use or for business or industrial
purposes shall be adequate to provide for
the off-street service and parking
facilities required by the type of use and
development contemplated.
13
3. Corner lots for residential use shall have extra
width to permit required building setback from
an orientation to both streets. When such lots
side upon a major thoroughfare or collector
street, a note to this effect shall be properly
entered on the plat to be recorded.
4. The subdividing of the land shall be such as to
provide, by means of a public street, each lot
with satisfactory access to an existing public
street.
5. Double frontage, and reverse frontage lots,
should be avoided except where essential to
provide separation of residential development
from traffic arteries or to overcome specific
disadvantages to topography and orientation. A
planting screen easement of at least TEN (10)
feet, and across which there shall be no right
of access, shall be provided along the line of
the lots abutting such traffic artery or other
disadvantageous use.
6. Side lot lines shall be substantially at right
angles or radial to street lines.
D. Building setback lines: Building setback lines shall
conform to the latest zoning ordinance.
E. Public use and service areas:
1. Easements for utilities: Except where alleys are
permitted for the purpose, the City shall require
easements of at least TEN (10) feet for poles,
wires, conduits, storm sewers, gas, water, and
wastewater or other utility lines, along all rear
lot lines, alongside of lot lines if necessary,
or if advisable in the same or greater widths may
be required along the lines of or across lots,
where necessary for the extension of existing or
planned utilities. All water and waste water-
lines shall be located in the street rights-of-
way unless agreed to and/or specified by the
City.
2. Drainage easements: Where a subdivision is
traversed by a watercourse, drainaqeway, bayou,
channel, or stream, there shall be provided
a storm water easement or drainage right-of-way
conforming substantially with the lines of such
watercourses, and such further width or
construction, or both, as will be adequate for
the purpose. Parallel streets or parkways may be
required in connection therewith. Location and
width of drainaqe easements shall be determined
by the Planning and Zoning Commission, and shall
be be in conformity with the City�s Master
Drainage Plan.
3. Platting of public streets or easements across
private easement fee strips:
a. A copy of the instrument establishing any
private easement shall be submitted with the
preliminary plat.
b. Easement boundaries must be tied by dimensions
to all adjacent lot and tract corners.
Where the private easement has no defined
location or width, an effort shall be made to
reach agreement on a defined easement. Where
no agreement can be reached, then pipelines
shall be accurately located and tied to lot
14
� lines, and building setback lines shall be
shown at a distance of FORTY (40) feet from
and parallel to the center line of the
pipeline.
c. Prior to approval of the final plat, the
developer or dedicator of any subdivision
plat wherein public streets or easements are
shown crossing private easements or fee
strips shall , by letter to the City, assume
responsibility for seeing that any adjustments
and protection of existing pipelines,
electrical transmission lines, or other
facilities shall be planned and provided for
to the satisfaction of the holder of the
private easements or fee strips and the City
prior to the filing of the plat for record.
d. Prior to filing of the final plat for record,
the following requirements shall be met:
(1) The developer or dedicator of any plat
shall obtain from the holder of any
private easement or fee strip with the
plat crossed by proposed streets or
other public easements an instrument
granting to the public the use of said
public streets or easements over and
across said private easements or fee
strips for construction, operation and
maintenance of those public facilities
normally using the type of public
streets and easements indicated. This
instrument shall be delivered to the
the plat.
(2) The developer shall furnish the Planning
and Zoning Commission with a letter from
the holder of the private easements or
fee or fee strips in question stating
arrangements for any required
adjustments on pipelines, electric
transmission lines, or other similar
facilities have been made to the
satisfaction of the holder of the
easement.
(3) Community assets: In all subdivisions
due regard shall be shown for all
natural features such as large trees,
watercourses, historical spots, and
similar community assets which, if
preserved, will add attractiveness and
value to the property.
(4) Requirements For Park Land Dedication:
(City Attorney is preparing wording)
F. Compliance with density requirements for type of
development. No plat shall be approved for the
subdivision of land unless such plat reflects and
satisfies the minimum open space (density)
requirements for the particular type of development
proposed, (i .e. ; single-family, commercial,
industrial) as provided in the Zoning Regulations of
the City.
Section IV . Required Improvements
A. General:
1. When a preliminary plat of a subdivision has been
approved, the developer shall submit to the
15
' , � � � , _w_. . � , _�.. � � '
' Planning and Zoning Commission, plans and
specifications for all improvements pertinent to
said subdivision. The Planning and Zoning
Commission shall within THIRTY (30) days of
receipt of said plans and specifications approve
same if they conform to the requirements of these
regulations, or disapprove same giving its
reasons therefor in writing to the subdivider.
Thereafter, when the subdivider has met the
objections, if any, the Planning and Zoning
Commission shall approve the plans and
specifications and forthwith deliver same to the
subdivider, his agent or his engineer. Any plans
and specifications submitted in connection with
a preliminary plat which may have been
conditionally approved in Section III (c) are
subject to the final determination of the
conditions of such approval .
2. Be£ore beginning any construction of the
improvements outlined in this Section on proposed
roadways or public utilities pertaining to any
subdivision coming under the provisions of these
regulations, THREE (3) complete sets of plans,
specifications and contracts including
performances, payment and maintenance bonds
covering said construction, in the form of plats,
sketches, or other satisfactory written
descriptions shall be filed with the City. These
shall show such features as roadways, cross-
sections, and longitudinal slope for drainage,
full description of proposed paving on street
improvement, its grade and slope dimensions and
specifications concerning public utilities to be
installed showing proposed position on the ground,
specifications of materials and construction, and
profile maps of all sanitary sewers and storm
sewers showing both ground surface and flow line,
and any other pertinent information of similar
nature.
3. Improvements shall be installed within all of the
area of any subdivision or portion thereof given
final approval and filed or to be filed of record.
4. All improvements shall be designated and
constructed in conformity with the provisions of
these regulations and no construction shall be
commenced until these regulations are complied
with. It shall be the duty of the subdivider or
his engineer to see that this provision is
complied with in its entirety.
5. The subdivider, owner, and the design engineer
responsible for the design improvements do hereby
agree upon acceptance of the Preliminary Plat by
the City of Friendswood that the City Engineer or
his authorized representative has the right of
ingress and egress for the purpose of inspection
of the facilities under construction. If at any
time during the construction of the proposed
improvements the City Engineer or his authorized
representative finds the improvements not to be in
conformance with the Plans and Specifications of
the proposed improvements and the City of
Friendswood Subdivision Ordinance, the City
Engineer or his representative will hereby be
given the authority to cause the subdivider,
owner, and the desiqn engineer for the
improvements to cease all operations within the
property boundaries of the approved plat until all
deficiencies are corrected to conform to the City
of Friendswood Subdivision Ordinance.
16
6. Upon acceptance of the construction drawings as
approved by the City Engineer, these drawings and
specifications shall become the minimum standards
acceptable for final acceptance of the
subdivision. If these drawings and specifications
are less strict than the City Code minimum
standards then the City Code will govern in this
deficient specification; all other specifications
being the same as had previously been approved by
the City Engineer .
7. The subdivider, owner, or his engineer must
furnish TWO (2) complete sets of as-built drawings
of the street, drainage and utilities in the sub-
division before final acceptance. The owner and
the contractor must furnish to the City Secretary
upon final acceptance of the subdivision by the
City of Friendswood, a Maintenance Bond for the
duration of One (1) year from the date of final
acceptance of the subdivision. The bond shall be
for 100$ of the present worth of the installed
utilities.
B . Minimum Standards The followinq minimum standards for
improvements shall be agreed to and complied with in
each subdivision before final approval of a plat by
the Planning Commission.
1. Monuments:
a. THREE QUARTER (0 .75) inch round steel
reinforcing bars TWO (2) feet long shall be
set at all street intersections ) . (block
corners) ,angle points and point of curve on
all street lines and on the outside
boundaries of the subdivision, including
easements and right-of-way boundaries.
b. Lot markers: Lot markers shall be ONE-HALF
( .5) inch reinforcing bar, TWENTY-FOUR
(24) inches long, or approval equal, which
shall be placed at all lot corners, flush
with the ground.
2. Storm drainage: All storm drainage shall conform
to the requirements of the City Flood Hazard
Prevention Ordinance as implemented by and
subject to the approval of the City Engineer. All
storm drainage shall also conform to the
requirements of Section V herein. For
subdivision development other than residential,
curbs and gutters shall be the standard. For
residential subdivisions a concrete slab type
street with open ditch drainage is permissable
within the subdivision, as long as no lot has a
front footage of less than ONE HUNDRED-TWENTY
(120) feet.
a. Storm Hydrology
(1) Rainfall Intensity shall be determined
as provided in Section V herein.
(2) Sewers shall be designed to carry
discharges as provided in Section V
herein, provided however, in no event
shall a sewer have a design velocity of
less the THREE (3) feet per second.
(3) Manhole spacing and location.
(a) At all sewer intersections.
17
(b) At a maximum of SIX HUNDRED (600)
feet on straight lines.
(c) If monolithic concrete sewer lines
are used a manhole is not required
where leads from gutter inlets
intersect the main sewer.
(d) A drop down manhold shall be
provided to assure that the invert
of storm sewer outfalls are not
more than ONE (1) foot above the
normal flow level of the drainage
artery into which they empty and
that the slope of the outfall does
not exceed 0.001.
(4) Types of construction:
(a) Reinforced precast concrete pipe
(ATSM C-76) shall be used as
specified by the manufacturer as
to depth of fill, etc.
(b) Monolithic, reinforced concrete
sewers may used for all storm
sewers.
(5) Design of sewers and manholes shall
follow acceptable engineering practice.
b. Streets with curb and gutter section:
(1) Curb and gutter:
(a) Combined curb and gutters shall be
constructed on each side of each
street within the boundaries of
each subdivision.
(b) For residential development curb
and gutters shall be the
Friendswood standard.
(2) Grades:
(a) Minimum gradient on gutters shall
be TWENTY-FIV E HUNDREDTHS
(0.25) per cent.
(b) Minimum drop around curb return
shall be FIFTEEN HUNDREDTHS (0.15)
foot.
(c) Maximum drop of grade tangents
from opposite directions to a
common inlet shall be one and
FIFTY HUNDREDTHS (1.50) feet.
(d) When a curb and gutter section
intersects the drainage ditch, the
grade of the gutter shall be above
the design water surface of the
ditch.
18
� (3) Inlets spaced to serve runoffs from the
design discharge calculations.
(a) Storm drainage inlets shall be
located and designed so as to
limit the depth of water at the
face of the curb to top of curb on
a FIVE (5) year frequency storm.
(b) Inlets at all low points on gutter
gradient.
(c) Inlet size and allowable design
discharge: Minimum lead size to be
FIFTEEN (15) inches. Inlets to be
as shown on attached entitled
Drainage Standards.
(4) Leads from inlets to be of such size to
be able to carry the design discharge of
the inlets served.
(5) V alley gutters not permitted.
c. Road section with open ditches:
(1) Minimum road qrade of TWO-TENTHS per
cent (0.20$) .
(2) Ditch section to handle design discharge
as derived by the requirements of the
design discharge calculations.
(3) Side slopes of ditch not steeper than
3:1.
(4) Culverts:
(a) Designed to carry ditch discharge
and not less than one and THREE-
FOURTHS (1.75) square foot drainage
opening [eighteen (18) inch
diameter pipe] .
(b) All driveways to have culverts; no
paved dips for driveways.
(c) Culverts may be omitted upon
approval of City Engineer .
d. Outfalls from sewers and ditches into
natural drainageways shall enter at the
grade of the natural drainage channel.
If necessary, drop type outfall
structures shall be used to prevent
erosion.
3. Street pavement: All paving is to conform to
the latest specifications and typical
sections for "Street Paving, "Exhibit A, as
adopted by the City. For residential develop-
ment, six inch reinforced concrete, or its
equivalent, shall be the standard.
a. Concrete pavement: All gravel concrete
is to be SIX (6) inch uniform thickness,
having a F N E (5) sack mixture and a
minimum of reinforcing as follows:
ONE-HALF (0.50) inch steel
reinforcing bars on EIGHTEEN (18)
inch centers each way and curbs are to
be constructed monolithic with the
pavement. Minimum width, back to back
19
� of curb to be not less than TWENTY-EIGHT
(28) feet, for undivided roadways.
Mimimum width, back to back of curb to
be not less than TWENTY-FOUR feet
for divided roadway.In development where
no curbs are to be used, the outer
TWELVE (12) inches of the pavement will
have an additional amount of steel
consisting of THREE (3) Half Inch (1/2
inch) bars, spaced THREE (3) inches
O.C. longitudinally. Minimum width of
pavement will be TWENTY-FOUR (24) feet.
The subdivider will be required to
furnish a competent engineer and
inspector or a combination engineer-
inspector on the project continually as
the work is in progress. He will
establish grade stakes and line stakes
on offsets of approximately FOUR (4) to
SIX (6) feet on each side of pavement at
on tangents and TWENTY-FIVE (25) feet on
all vertical and horizontal curves to
which the pavement is to be laid, set
radius points, and will be required to
continually check subqrade, form lines
and grades while the pavement is being
laid in order to attain both a true
line, a uniform thickness, and smooth
riding surface.
No concrete shall be laid at any time
unless both the engineer or engineer-
inspector and the laboratory inspector
is present while the pavement is being
placed. Expansion joints with standard
load transmission device, or equal, are
to be placed a maximum of (60) feet.
All joints are to be poured with a
catalytically blown asphalt filler as
quickly as possible after the concrete
has been laid. All concrete pavement is
to be laboratory controlled by a
recognized laboratory.
TWO (2) cylinders shall be made for each
ONE THOUSAND (1,000) square yards of
pavement, or part thereof for each
day's pour . The cylinders shall be
tested at SEU EN (7) and at TWENTY-EIGHT
(28) days with a minimum compressive
strength of 3000 psi at TWENTY-EIGHT
(28) days.
Concrete cores: Within FOURTEEN (14)
days of the pour, one core shall be
taken for each ONE THOUSAND (1,000)
linear feet of pavement, except that no
less than one core shall be taken for
each TWO THOUSAND FIV E HUNDRED (2,500)
square yards of pavement. Each core
shall be checked for thickness and
compressive strength. At this point the
depth and percent of lime will also be
determined.Complete reports shall be
furnished on all tests, a copy of which
shall be submitted to the City of
Friendswood engineer. All pavement
failing to meet the required standards
shall be replaced.
b. Subgrade for concrete pavement shall be
a minimum SIX (6) inches thick with 5$
lime (dryweight) and mixed by a roto
20
, . , , . , .
' � mixer designed for this purpose. The
second mix shall begin no sooner then
TWO (2) days nor later than SEVEN (7)
days and shall be compacted to a density
of NINETY-FIV E percent (95�) Standard
Proctor at optimum moisture.
c. Flexible base pavement for transition
only:
(1) Flexible base with TWO (2) inches
of hot mixed, hot laid, asphaltic
concrete on one of the following
bases:
(a) SEVEN (7) inches of compacted
cement stabilized pug mill
shell using ONE AND ONE-HALF
(1.5) sacks of portland
cement per ton.
(b SEVEN (7) inches of
compacted cement stabilized
sand using ONE AND ONE-HALF
(1.5) sacks Portland cement
per ton.
(2) SIX (6) inches of subgrade shall be
treated with FIV E (5) per cent lime
as in 3 (b) above.
(3) Shoulder widths shall be a minimum
of six feet on each side, with side
and back sloped not steeper than
3.1 from edge of shoulder to bottom
of roadway ditch.
(4) Ditch sections and grades will meet
requirements established under
drainage.
(5) Shall have a minimum width of
twenty-four feet.
4. Sidewalks: Sidewalks may be required when in
the judgement of the Planning and Zoning
Commission the safety of the pedestrians
requires such sidewalks. When sidewalks are
required they shall have a width of not less
than FOUR (4) feet, a thickness of not less
than FOUR (4) inches, of FIV E (5) sack
concrete and, shall be constructed
with a minimum reinforcement of 6" x 6" #6
wire mesh, and shall be placed a minimum
distance of ONE (1) foot from the property
line within the street right-of-way and shall
extend along all street frontage in single-
family residential areas. In multiple-family
or group housing development, sidewalks shall
be FIV E (5) feet wide and TEN (10) feet wide
in commercial areas.
5. Street Markers: TWO (2) street markers of a
design approved by the City Council shall be
erected at all street intersections of each
subdivision.
6. Wastewater lines:
a. All subdivisions coming under the
provisions of these regulations and
reasonably accessible to a public
sanitary sewer shall provide each lot
21
� within said subdivision with access to
such sanitary sewer . The desiqn and
material of such sanitary sewer shall be
in accordance with The City's sanitary
sewer plan. The minimum size of mains
shall be EIGHT (8) inches and have a
minimum grade of TWENTY-FIVE HUNDREDTHS
(0.25�) .
b. Al1 subdivisions provided with sanitary
sewer shall have FOUR (4) inch riser
pipes stubbed to the surface of the
ground so that they are visible. Road
crossings are to be specified on the
Plans and are to have a pipe no smaller
than SIX (6) inches in diameter tapped
into the main sewer line and continuing
under the road and ending no less than
5IX (6) feet behind the curb. The
backfill for the road crossing is to be
ONE AND ONE-HALF (1.5) sack cement,
stabilized sand and is to encase the
subject utility and be carried to the
bottom of the lime stabilized subgrade.
7. Water lines
a. Where an approved public water supply is
reasonably accessible or or procurable,
each lot within the subdivision area
shall be provided with access to such
water supply. The layout of the system
shall be designed to form a loop. No
main shall be smaller than SIX 6 inches,
except the cul-de-sacs with lengths no
greater than THREE HUNDRED (300) feet may
be served by water lines of three inch
diameter . Such THREE (3) inch lines
must be equipped with THREE (3) inch
flush valve at the extreme end.
b. In residential area fire hydrants shall
be located at FIVE HUNDRED (500) foot
intervals, except that upon agreement of
the City Utility Superintendent and the
Fire Marshal, the distance may be
increased slightly in individual cases
to allow placement at street
intersections. In mercantile and
multi-family areas, hydrants shall be
located at THREE HUNDRED (300) foot
intervals. Distances referred to in this
Section are to be measured along the
curb line.
Section V . Storm Hydrology.
(1) Rainfall intensity: Rainfall intensity-
Duration-frequency curves have been
developed for THREE (3) , TWENTY-FIV E
(25) , FIFTY (50) and ONE HUNDRED (100)
year frequency storms from date
contained in Attached figure 1. These
curves as presented in Figure 1 have
been determined for durations of TEN
(10) minutes to TWENTY-FOUR (24) hours.
The intensity, I in the Rational Formula
shall be determined from the time of
concentration and design storm frequency.
22
(a) Time of Concentration: The time of
concentration shall be calculated
for all inlets and pipe junctions
in a proposed storm sewer system or
other points of analysis. The time
of concentration shall consist of
inlet time and time of flow in the
sewer and plus a TEN (10) minute
initial concentration time.
For drainage areas of one acre
or less the time of concentration
need not be calculated and a storm
duration of 10 minutes may be used
as the basis of design.
(b) Storm Frequency: Storm frequencies
for the storm drainage improvements
in the City of Friendswood are as
follows:
Design Storm Frequency
Type of Facility Design Frequency
(Year
Road Side Ditches & Road
Side Culverts 5 Years
Storm Sewers 5 Years
Culverts, Bridges, Channels,
Basins & Creeks 25 Years
Section VI . Conflict with Other Ordinances.
All ordinances or part of ordinances inconsistent herewith
or in conflict with the provisions of this Ordinance shall be and
the same are hereby repealed.
Section VII . Extraterritorial Jurisdiction.
A. The provisions of this ordinance are hereby extended
in their application to include all of the area
within the extraterritorial jurisdiction of the City
of Friendswood, Texas. The provisions of this
Ordinance shall have the same force and effect within
said area of extraterritorial jurisdiction as within
the corporate limits of the City of Friendswood,
Texas, except as provided in subsections B. and C. of
this Ordinance.
B. No violation of any provision of this Ordinance
outside the corporate limits of the City, but within
such City's area of extraterritorial jurisdiction,
shall constitute a misdemeanor under this Ordinance,
nor shall any fine provided for in this Ordinance be
applicable to a violation within such area of
extraterritorial jurisdiction.
C. In the event any provision of this Ordinance or
revision to same are violated within the area of
extraterritorial jurisdiction of the City of
Friendswood, Texas, and outside its corporate limits,
the City may institute any appropriate action or
proceedings in the district court to enjoin the
violation of such ordinance.
Section VIII . Severability Clause. If any section,
subsection, sentence, clause, phrase or work of this Ordinance is
for any reason held to be unconstitutional or invalid, such
decision shall not affect ther remaining portions of this
Ordinance.
23
t
Section IX. Penalty Clause. Any person who shall violate
any provision of this Ordinance shall be deemed guilty of a
misdemeanor and upon conviction, shall be fined in an amount not
to exceed $1,000.00. Each day of violation shall constitute a
separate offense.
PASSED AND APPRCIVED on the first reading this the 1 �T day
o f a���. 19_g.,�_•
PASSED AND APPROVED on the second reading this the �TH day
of , 19._g.5_.
PASSED AND APPRCIVED ON THE THIRD AND FINAL READING this the
-Z� day of S,Eg�F�gER , 19 S2, .
�
Mayor alph L. Lowe
ATTEST;
� '
Delo is McKenz e
City Secretary
24
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Iq Min. 10 �
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KQyQd --I „ 4 � 2 0
Con st. �t --�- 6 saWk �
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. � ��� -�-a-��-a---�
No. 4 bars �' 18 o.c, ���Portlancl Cemenl- �� Su�cy)
both ways �ravel Concrete
. ���Comp. L��r�e Stab, Sub9r�
TyPical, Ualf Sect'�on �
� MINOR STREET
, r�
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No. 4 bars @18��o, c. ���Por�land C�rnent (5 SK/cy)
both ways 9 rav e I Conc refe
C - - '' �
6 Comp� Lime Stab. Sub9r.
' Typ'►cal ualf Section
�
COLL� CTOR STt���T
Not�e� All water and san. se�rver
Iines sha II bQ placed Wi+hin .
�h� st reet R,0.VJ, and be
comple�te witn s�-�b-ou�-
( conn o c� i ons .
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CONCRETE PAVEMENT
W l �NTEGRAL CU RB
7/Z3/85
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18" lon� 3 rebar @ 24 C - G
, #5 r�bar bo-�h ways w/�o")aps
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SECT tON �
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w i th Concr¢.tQ d�rives
_PLAN
DRIVEWAY �ETAILS
�/23/as
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N o. 4 ba rs � —
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Concre�-e �a Y.
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� oncre+e PaY
.
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;
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ii � ii � �i
� I -� No. 4 bar�s @ 5 -o c -c
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„ -, See Rela�r Deta'�Is
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N o. 4 ba+�s
D��ail
CO�ICRETE CURB AND GUTTER
{
R E BA�Z DETA I L S b�\ I
To� � �-
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18"Cfrs , 30"Lor�c�
'�F�or 8��Sla 6 �hickn ess, „
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{'�EY�� CON�'fRUCTION JOINT_ '
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Note. � St��l to me.efi A.S_T.M. standard I�
I
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,
� EXPqNsION �oIN`C D �TAIL �
� / \ •
. .
2/ � ''
2" ti
45° 3/e~ 3�' �
„
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►/4 Oia. + _— .
i �N
i N ,
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0.�60 Dia, �
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EXPANSION � OINT PLATE
D E T A I� `�D � ��2 3�85
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. . � , , � .
' '.. ' ' - . , . . _ , u ����
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H
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D�'ill existin conc, Pvmf �- v- - �°� N�w pavern�ni-
at 24 'O. C. a9d use PaPer - 8'' �''
slee�es as `For expans�on .
joi nts .
' DETAIL FOR TICING NEW CONC. PAVEMENT INT�
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