HomeMy WebLinkAboutOrdinance No. 210 . � • , * .e .+ ' , , . '� � . � .
CITY OF FRIENDSWOOD, TEXAS
SUBDIVISION ORDINANCE
N0.�2/C'?
I��QEX Page
DEFINITIONS �
SEC. I - PROCEQURFS F�R SUBMISSION �F PLATS
A. Pre-Application Procedure �
B. Schedule of Fees �
C. Preliminary Plat Plan 2
l . Genera1 instructions 2
2. S�ecific requirements 2
3. Submittal 3
4. Decision of Planning Commission 3
D. Final Plat (Subdivision Plat) 3
1 . thru 4. General & Specific Requirements 3-4-5
5. Submittal of Final Plat 6
6. Planning Commission Decision 6
7. Final Approval 6
SEC. II - GENERAL REQUIREPIE�JTS AND MINI�IUM DESIGN STANDARDS
A. Streets and Alleys 6
B. Blocks 8
C. Lots . 8
D. Building Set-back Lines 9
E. Public Use and Service Areas 9
1. Public Open Spaces 9
2. Easements for Utilities 9
3. Drainage easements 9
4. Platting of Public Streets 9
SECTION III - REQUIRED IMPROVEMENTS
A. General 10
B. ��inimum Standards 10
1 . Monuments 10
2. Storm Drainage 11
a. Storm Sewers 11
b. Streets ��rith Curb and Gutter Section 11
c. Road Section with open ditches 12
d. Outfalls 12
e. Major drainage ways 12
3. Street Pavement 12
a. Concrete Pavement 12
b. F1exible Base Pavement 13
4. Sidewalks 13
5. Street Markers 13
6. Wastewater Lines 13
7. Water Lines 13
SECTION IV - CONFLICT WITH OTHER ORDINANCES 14
SECTION V - VARI�INCES 14
SECTION VI - SEVERABILITY CLAUSE 14
ATTACHMENTS
Page
APPENDIX "A"
Tyoical Sections - Street Construction
Detail Concrete Curb and Gutter 1
Detai1 Integral Roll Tvpe Curb 2
Concrete Slab Pavement 3
Flexible Base with Concrete Curb and Gutter 4
Flexible Base with Open Ditches 5
Dummy Groove Joint 6
APPENDIX "B"
Concrete Pavement Specifications 1 - 20
APPENDIX "C"
Forms of Dedication to be Utilized 7 - 5
ORDINANCE N0���
AN ORDINANCE OF THE CITY OF FRI�NDSWOOD, TEY,AS, SETTING FORTH
REGULATIONS FOR SUBDIVISION DEVELOPMENT, OUTLINING PROCEDURES
FOR SUBMISSION OF PLATS: CONTAINING REQUIREMENTS AND MINIMUM
DESIGPd STANDARDS: STATING THE REQUIRED IMPROVEMENTS: PROVIDING
FOR TNE CHARGING OF FEES BY THE CITY FOR CERTAIN PROCEDURAL
STEPS: PROVIDIN� A SAVINGS CLAUSE.
WHEREAS there is a decided need for comprehensive and concise guidelines
covering the subdividinq and development of property within the Gity of
Friendswood
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FRI�NDSWOOp,
STATE OF TEXAS:
The following is a 1ist of minimum subdivision plat requirements to be com-
pleted prior to the submittal of any plat to the City Planning Commission
for anproval . These are only minimum requirements, and additional require-
ments may be imposed as determined by the Cit,y.
DEFINITIONS
Subdivision: The division of any tract or parcel of land into two or more
parts for the purpose of sale or building development.
City: The City of Friendswood City Council and/or its administrative
department.
SECTION I . PROCEDURES FOR SUBMISSION OF PLATS
A. Pre-Application Procedure
1 . Prior to the submission of the preliminary p1at, the subdivider shall
confer with the P1anning Commission and Staff on an informa1 basis
to discuss the proposed plat and its conformity with the comprehensive
plan, its relationshi� to surrounding nroperty, availability to
utilities, drainage� street patterns etc.
2. In order to secure review and approval of the Planning Commission of
a proposed subdivision, the prospective subdivider shall , prior to
the making of any street improvements or installations of utilities,
submit to the PZanning Commission a preliminary plat plan as provided
in paragraph "C" below. On approva1 of said preliminary p1at. p1an
he may proceed with the preparation of the final p1at and other
documents required in connection herewith specified and the improve-
ments as set forth in Section III.
B. Schedule of Fees - Subdivision plats submitted to the Planning Commission
for approva must be accompanied "�•,� a check made payable to the City of
Friendswood for the amount specifyv�� in the following schedule of fees:
1 . Preliminar�y Plat - $10 plus 70� per lot, plus $2 per acre for other
uses.*�
2. F7na1 Plat - $5 plus 30� per loty plus $2 per acre for other uses.**
(a) Minimum combined fees shall be $50.
** Any land within the boundaries of a plat that is not divided into
norma7 residential lots, but is intended for apartments, commercial ,
industrial , etc.
, ' � . . � . . ��. � � � • �
C. Preliminary Plat Plan
1. Following the pre-application conferences all persons desiring to
subdivide a tract of land within the corporate limits of the City of
Friendswood or within its extra-territoria1 jurisdiction shall first
prepare or cause to be prepared a preliminary p1at which shall be
filed with the Planning Commission, together with other supplementary
information as specified below:
2. The preliminary plat shall b� at a minimum sca1e of 100 feet to the
i nch and sha11 shoN� the fol l�4vi ng:
a. Tit1e of plat sha11 show:
(1 ) Proposed name of subdivision (chec4; for duplication) .
(2) Legal description of location of subdivision.
(3) Total acreage and 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 individua1 such as nresident or vice-president
must be given.
(5) The name of the registered professional engineer or regis-
tered public surveyor responsible for the survey and design.
If different from the surveyor of the boundary, so indicate.
(6) Scale 1 inch equa1s 100 feet minimum (show graphic scale) .
(7) North, point,�(True or Magnetic) , North to be at top of map„
if possibleY or at left side.
(8) Date. (Each revision to bear new date. )
b. A location sketch� preferably in upper right corner of the mapy
to show relation of subdivislon to well known streets, railroads,,
and water courses in a11 directions to a distance of at least
one mile.
c. Boundaries of ownership with bearings and over-all dimensions.
(1 ) Area to be subdivided drawn in heavy lines with overall dimen-
sions and bearings.
(2) Lines outside of boundaries to be dashed.
(3) An accurate location of the subdivision in reference to real
estate records of Galveston 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 4/10 (0.�0) footb referred to sea level
(U.S. Coast & Geodetic Survey Data) as required to show at least
two contours within the subdivision in addition to those necessary
to clearly show outfall darinage. Identify basis of control and
temporary bench mark set within the subdivision.
e. The names of adjacent subdivisions or the names of recorded owners
of adjoining narcels of land which is subdivided land„ and zoning
of adjacent land.
f. The location, widths,� and names of a17 existing permanent buildings�
streets, railroad rights-of-way, easements and other important
features such as section liens, political subdivision or corporation
linesy and schoo1 district boundaries„ on all sides for a distance
of not less than two hundred feet.
g. Existing sewers, water mains9 cu�verts, pipelines ar other under-
ground structures and other public utilities within the tra�t
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 a11 property owners in the
proposed subdivision� together vaith the purpose of conditions
or limitations of such reservation, if any.
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i . The proposed p1an of subdivision, showing streets, b1ocksr lots,
alleys, easements, building lines, parks, etc. with principal
dimensions, The �reliminary plat sha71 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 improve-
ments for parts of said tract by sections or units.
3. Submitta7
a. Thr�e prints of plat and plans shall be submitted to Planning
Commission at least seven days prior to a meeting of the Commis-
sion, without exception. For example: if a meeting is to be
held Thursday� nlats would have to be fi7ed with the City Manager
by 5 P.f�. Wednesday of the week prior to the meeting to receive
consideration.
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 City
Secretary upon request) .
c. The owner shall � along with the preliminary plat, submit a certi-
ficate 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 da�e of examination,
and the dateb 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 filingy
and volume and page of recording.
d. The draft of any protective covenants whereb� the subdivider
proposes to regulate the use of the land in the subdivision shall
be submitted; provided, however, that such restrictive coven-
antsy conditions or limitations sha17 never be less than the
minimum requirements of the City under the terms of these
regulations.
4. Decision of Planning Commission
On receipt of the preliminary p�at and other information, the Planning
Commission shall render a decision thereon within twenty-one days.
Such decision may consist of approval , disapproval , or conditional
approval . Conditional approva] sha11 be considered to be the approval
of a plat or replat subject to conformity with prescribed conditions�
but shall be deemed to be a disapproval of such plat or replat until
such conditions are complied with. A11 objections made to the pre-
liminary plat, or conditions imposed, shall be furnished to the
subdivider in writing.
5. Preliminary approval will expire six months after the approval by
the Planning 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-month period, stating
reasons for needing the extension, this period may be extended f�r
another six months but not beyond a total of one year.
D. Final Plat (Subdivision Plat)
l . �Jo final plat shall be considered unless a �reliminary plat has been
submitted and a�proved.
2. After the foregoing procedure has been complied with and preliminary
plat approved or conditionally approved by the Planning Commission,
the subdivider shall nrepare or cause to be prepared a final plat,
or plats, together with other supplementary information as specified
herein. The final plat shall conform substantially to the preliminary
plat as approved.
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3. The subdivider may at his discretion, after approval or conditional
approval of a preliminary plat, file a final plat or p1ats covering
a portion of the pre1iminary plat, the remainder of the preliminary
plat sha11 be deemed as approved or conditiona1ly approved as in
Section I.-C. 4 and 5 hereof; provided, however, that such approval
or conditiona1 approval of the remainder of the preliminary plat
be limited to a two-year period; provided furthery however, that
the Planning 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 1ines which
are of equal or greater durability)� and shall be no 1arger than
24" x 36". This original tracingp and five copies� is to filed
in the office of the County Clerk of Galveston County, Texas, as
a permanent record. Final plat must be approved by both the Planning
Commission and City Council nrior to being filed by the City Manager.
A sepia of the recorded nlat is to be furnished the City of Friendswood
for their records. This p1at shall be a minimum scale of 1" equals
100' and sha11 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 tit1e examination. The plat shall
be a descriptive dia�ram drawn to scale, and shall show 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 subdivisiony at least all of the sma1lest
unit of the last filed subdivision� plat or grant, out of
which the instant subdivision is dividedy or so much thereof
as is owned by the subdivider.
(3) Total acreage and total number of lots and blocks.
(4) Name of owner (and address unless given in letter of trans-
mittal ) . 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 survevor res�onsible for the plat.
(6) Scale 1" equals 100' minimum (show graphic scale) .
(7) North �oint (true or magnetic) s 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� rai1roads and t�ater courses in all directions to a
distance of at least one mile� preferably drawn in upper right
hand corner of sheet.
c. The boundaries of subdivision.
(1 ) Ownership in very heavy lines, with overall dimensions and
bearings.
(2) Lines outside of boundaries to be dashed.
(3) Provide a tie to a well established noint for plats inside
City or to a survey corner if outside of City.
d. Name and adjacent location of subdivision� streets, easements,
pipelinesy water coursesy railroad right-of-ways, easements and
other important featuresy such as section lines, political sub-
division or corporation lines and school district boundaries,
on all sides for a distance of not less than two hundred feet;
if acreage, show as such ,
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e. Show all streets and alleys with street names, width measured
at right angles or radially (where curved)p comp�ete curve date
(R,LyP.C. sP.R.C. , and P.T. ), length and bearing of all tangents
between curves.
f. All lot, block and street bour,dary lines, with blocks and lots
numbered consecutively. Building lines and easements shall be
shown and shall be defined by dimension. All principle 1ines
sha11 have the bearing given. The p1at must provide a note
that all existing pipelines or pipe1ine easements through the
subdivision have been shown or that there are no existing pipe-
line easements within the limits of the subdivision.
g. Accurate dimensions� both linear and angular, of all items on
the p1at; the boundary survey on the side shall close within
one in ten thousand (l : 10,000) . Linear dimensions shal� be
expressed in feet and decimals of a foot; angular dimensions
may be shoHm by bearings. Curved boundaries shall be fu11y
described and all essential information given; circular curves
shall be defined bv actual length of radii and not bv degree
of curve. Complete dimensional data sha11 be given on fractional
lots.
h. The description and location of al1 lot and block corners and
permanent survey reference monuments shall be shown.
i . Designate any sites for schoolsr churches, parks„ sewage dis-
posal plants, water olantsy business, industry, or other special
land uses. If proposed use is unknown, designate as unrestricted.
Tracts for non-resid�ntial use should be numbered as b1ocks and
lots.
j. Water courses and ravines� 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 in said
land, The acknowledgement shall be in form required in the
conveyance of real estate. Approval and acceptance of all 1ien
ho1ders shall be included.
l . A certificate by the registered professional engineer or registered
public surveyor in charge, duly authenticated, that the p1at
is true and correct and in accordance with the determination
of surveys actually made on the ground. If the enqineer or
survevor who prepared the alat 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 mi 1 e of the Ci ty 1 i mi ts of the Ci ty of Fri endswood, 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 fact of the p1at.
m. The final plat as approved by the P1anning Commission and City
Counci1 and to be fi1ed for record with the County C1erk of
Galveston County, Texas, sha11 not show the construction features
such as curb lines or public utility lines or other structures
not involved in the tit1e covenant.
6. Submittal of Final Plat
a. Five prints of fina7 plat and original tracing shall be submitted
to City t7anager and Planning Commission with written application
for approval at least seven days prior to a meeting of the
Planning Commission without Pxception.
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b. Upon request and immediately prior to filing of the final plat,
the �tter or title certificate required in Section I; C. 3(d)
shall be brou�ht up to current date by a supplementary report
from the tit1� guaranty company or tit�e attorney.
c, A copy of the final restrictive covenants to govern the nature
of the use of the property shal� be submitted to Planning Commission.
The Planning Commission sha11, in the pub1ic interest, require
that said restrictive covenants be filed simu1taneously with
the plat.
6. U on the filin of the final lat and supp1ementary materia1, the
ann�ng ommission shall render a decision within thirty days of
receipt thereof. Said decision ma- consist of approval , disapproval
or conditional approva1 as defined in Section I; C. 4 or 5 thereof,
7. Final approval will expire one year after Planning Commission action
gra tn ni g approval of any plat unless the plat has been filed for
record,, except that if the subdivider shall apply in writing prior
to the end of such one year period stating reasons for needing the
extension, this period may at the discretion of the City be extended
for another ,year but not beyond that period.
SECTION II. GENERAL RE�UIREMFNTS A�iD MINIMUM DESIGN STANAARDS
A. Streets and Alleys
1 . General : The street pattern of a neighborhood should provide adequate
c�rcu�-ation 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 a1ignment sha11 be finally
determined by the Planning Commission.
3. Streets
a. The arrangementy character,� extenty width, grade and location
of all streets shall conform to the genera1 p1an for the City
and sha17 be considered in their relation to existing and planned
streets� to topographica1 conditions, to pub1ic convenience and
safety, and in their appropriate re1ation to the proposed uses
of the land to be served by such streets.
b. Where such is not shown in the general plan for the City„ the
arrangement of the streets in a subdivision sha11 either:
(1 ) Provide for the continuation or approoriate projection of
existing �rincipal streets in surrounding areas, or
(2) Conform to a p1an for the r�eighborhood approved or adopted
by the City to meet a particular situation where topographi-
cal or other conditions make continuance or conformance to
existing streets impractical .
c. Curves in major streets are to have a center 1ine radius of 2000
feet or more with exceptions to this standard granted only by
the Planning Commission.
d. Where a subdivision abutts or contains an existing or proposed
arterial street, the Planning Commission may require margina1
access streets, reverse frontage with screen plantin� contained
in non-access reservation along the rear property line, deep lots
with rear service a7leys, or such other treatment as may be
necessary for adequate protect�on of residentia1 properties and
to afford separation of through and local traffic.
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e. Reserve strips controlling access to streets shall be prohibited
except where their control is definitely placed in the City
under conditions ap�roved by the City Council .
f. Street jogs with center line offset of less than one hundred
and twenty five (125) feet shall be avoided.
g. A tangent at 7east one hundred feet long sha11 be introduced
between reverse curves on arterial and collector streets.
h. Streets shall be laid out so as ta intersect as nearly as
possible at right an les, variation of 10 degrees on major or
secondary (collector� streets subject to a�proval of the
Planning Commission.
i . Property lines at street intersections sha11 be rounded with
a radius of twenty feet or of a greater radius where the
Planning 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:
STREET TYPE MIfVIP�UM RIGHT-C�F-4�IAY WIDTH
f�lajor thoroughfare 720 feet
Col1ector 80 feet
All Other 60 feet
k. Ha1f streets shall be prohibited, except where essential to
the reasonable developments of the subdivision in conformity
with other requirements of these regulations and where the
Planning Commission finds it will be practicable to require
the dedication of the other half when the adjoining property
is subdividedp the other remaining ha1f of the street sha11
be plotted within such subdivision5 in accordance with Section II
of these regulations. Inside the City limits, the partial street
may be dedicated with a one foot reserve in fee along the property
line. Qutside the City limits, the following note sha71 be used
on such partial streets:
"This one foot strip is dedicated as an easement for all utility
purposes including storm and sanitary sewer �nd shall automati-
cally become dedicated for street purposes when and insofar as
a one foot strip adjacent to it is so dedicated. "
Provisional one foot reserve to be used along the side or end
of streets that abutt acreage tracts, as fo1lows:
"One foot reserve dedicated to the pub1ic in fee as a buffer
separation betuveen the side or end of streets in subdivision
plats where such streets abutt adjacent acreage tracts, the
condition of such dedication being that wE�en the adjacent property
is subdivided in a recorded plat, the one foot reserve sha71
thereupon become vested in the public for street right-of-way
purposes (and the fee title thereto sha11 revert to and revest
in the dedicator, his heirs, assigns- or successors) ."
1 . Dead-end Streets
(1 ) Cul-de-sac (dead-end streets with turn around) sha11 not
be longer than six hundred feet and sha11 be orovided at
the closed end with a turn-around having an outside roadway
diameter of at least eighty feet, except other than curb
and gutter development is used the street property line
diameter shall be at least one hundred twenty feet.
(2) Temporary turn-arounds are to be used where curb and gutter
is not installed at the end of a street more than 400 feet
long that will be extended in the future and noted thus:
"Cross-hatched area ifl temporary easement for turn-around until
street is extended (direction) in a recorded plat."
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m. Street grades shall be approved by the Planning Commission.
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 seven feet, trees may
be planted provided the lower lim6s are trimmed to a height of
seven 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. �leed for convenient access, circulation, control and safety of
street traffic.
d. Limitations and opportunities of topography.
2. Block Lengths
a. Minimum block length shall be not less than three hundred feet.
b. Plaximum block length for residential , twe1ve hundred feet,
measured along the center of the block.
c. Maximum block length a1ong a major thoroughfare, 1600 feet,
except under special conditions and upon ap�roval by the City.
3. Pedestrian walkways across blocks, not less than ten feet in width
may be required where deemed essential to provide circulation, or
access to schools, playgroundsy shonping centers„ transportation,
and other community faci1ities.
C. Lots
1 . 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,
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 sha11 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 arovide seaaration of residential development
from traffic arteries or to overcome specific disadvantages to
topography and orientation. A p1anting screen easement of at
least ten feet, and across which there sha11 be �o right access,
shall be provided along the 1ine of the lots abutting such traffic
artery or other disadvantageous use.
6. Side 7ot lines shall be substantia1ly at right angles or radia7 to
street li�nes.
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D. Build�in��Set-Back Lines - Building set-back lines shall conform to the
�atest zon ni g ordinance.
E. Public Use and Service Areas
Due consideration shall be given to the al1ocation of areas suitably
located and of adequate size for playgrounds and parks for 1oca1 or
neighborhood use as well as public service areas.
1 . Public Open Spaces: City shall require the dedication or reservation
of up o a o a of 10% of the gross area or water frontage of the
plat� for park, school , or recreation purposes, unless specifically
exempted by the Planning Commission.
2. Easements for Utilities: Except where alleys are permitted for the
purpose, the City s a require easements of at least ten feet
for po1es, wiresy conduits, storm sewers, gas, watery and wastewater
or other utility linesy along all rear lot lines, alongside of
lot lines if necessary, or if advisab1e in the opinion of the City.
Easements of the same or greater widths may be required a1ong the
lines of or across lots, where necessary for the extension of exis�ing
or planned utilities. All water and wastewater lines sha11 be located
in the street rightc-af-way unless otherwise agreed to and/or speci-
fied by the City.
3. Drainage easements:
Where a subdivision is traversed by a water course, drainage way,
bayou, channel , or stream� these sha11 be provided a storm water
easement or drainage right-of-way conforming substantially with
the lines of such water courses, and such further width or construction,
or both� as ivill be adequate for the purpose. Para71e1 streets
or parkways may be required in connection therewith. Location and
width of easements to be determined by the City.
4. Plattin� 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 p1at.
b. Easement boundaries must be tied by dimensions to all adjacent
lot and tract corners. Where the private easemen�s has no defined
location or width, an effort shall be made to reach agreement
on a defined easement. trlhere no agreement can be reached� then
pipe lines shall be accurately �ocated and tied to lot lines,
and building set-back 7ines shall be shown at a distance of forty
feet from and para11e1 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 sha11 � by
1etter to the City, assume responsibi1ity for seeing that any
adjustments and protection of existing pipe7ines, electrical
transmission lines„ or other facilities sha11 be planned and
provided for to the satisfaction of the holder of the private
easements or fee strips and the City prior ta �he filing of the
plat for record.
d. Prior to filing of the final plat for record, the following
requirements shall be met:
(1 ) The deve1oper 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 pubTic 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 normal3y using the type of public
streets and easements indicated. This instrument sha11 be
de�ivered to the City �o be filed for record along with the
plat.
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(2) The developer shall furnish the Planning Commission with
a l�tter from the ho1der of the private easements or fee
or fee strips ir; �uestion stating that arrangements for any
required adjusti��er�ts on pipe1ines, electric transmission
lines, or other simi�ar fa.ci�ities have been made to the
satisfaction of the holder of the easement.
(3) Community Assets: In a11 subdivisions due regard shall be
shown for all natural features such as large trees, water
courses, historical spots, and similar community assets
which, if preserved, will add at�ractiveness and value to
the property.
SECTION III - REQUIRED Ih1PROVEP�ENTS
A. General
l . When a preliminary plat of a subdivision has been approved, the
deve1oper shall submit to the Planning CommissionL plans and specifi-
cations for all improvements pertinent to said subdivision. The
Planning Commission shall within thirty 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 Commission sha�1 approve
the plans and specifications and forthwith deliver same to the
subdivider, his agent or his engineer. Any p1ans and specifications
submitted in connection with a preliminary p1at which may have been
conditionally approved in Section III, c. are subject to the final
determinatioN of the conditions of su�h approval .
2. Before beginning any construction of the improvements out�ined in
this section on proposed roadways or public utilities pertaining
to any subdivision coming under the provisions of these regu1ations,
three complete sets of plansy specifications and contracts including
performances, payment and maintenance bonds covering said construction,
in the form of p1ats, sketches, or other satisfactory written descrip-
tions sha11 be filed with the City. These sha11 show such features
as roadways� cross-sections� and longitudinal s1ope 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 profi1e maps
of all sanitary sewers and storm sewers showing both ground surface
and flow line, and any other pertinent information of simi�ar nature.
3, Improvements shall be installed within al� of the area of any sub-
division or portion thereof given fina1 approua� and fi1ed or to
be filed for record.
4. A11 improvements shall be designated and constructed in Gonformity
with the provisions of these regu1ations and no construction sha11
be commenced unti1 these regulations are comp1ied with. It sha11
be the duty of the subdivider or his engineer to see that this
provision is complied with in its entirety.
B. Mini�um Standards
The following minimum standards for improvements shall be agreed to and
complied with in each subdivision before final approva7 of a plat by
the Planning Commission.
1 . Monuments
a. 3/4" round steel reinforcing bars 2 feet long shall be set at
all street intersections (Block Corners), angle points and point
of curve on a11 street lines and on the outside boundaries of
the subdivision.
-10-
b, Lot Markers: Lot markers shall be 1/2 inch reinforcing bar,
�' �nc es ong, or approval equal , which sha11 be placed at
a11 lot corners� flush with the ground.
2. Storm Drainaqe - A11 storm drainage is to conform to the 1atest
specification "Storm Drainage" as adopted by the City. For
residential development� curbs and gutters sha11 be the standard,
except for "Rural Subdivisions�" in which case a concrete slab
type street with open ditch drainage is permissible.
a. Storm Sewers
(1 ) Desiqn Discharge
(a) For areas inside the subdivision a minimum discharge
factor of 1 .0 cfs per acre sha11 be used.
(b) For discharge originating outside of the subdivisiony
a minimum discharge factor of 0.60 cfs per acre or
such factor or run-off as may be determined by study
of the drainage shall be used.
(2) Sewers shall be designed to carry the discharges derived
from the factors listed abover must have a design velocity
of not less than 3.0 feet per second.
(3) Manhole spacing and 1ocation.
(a) At all sewer intersections.
(b) At all street intersections
(c) At a maximum of 600 feet on straight lines.
(d) If monolithic concrete sewer lines are used a manhole
is not required where leads from gutter inlets intersect
the main sewer.
(4) Types of Construction
(a) Reinforced precast concrete pipe (A.S.T.M. C-76� shall
be used as specified by the manufacturer as to depth
of fillg etc.
(b) Monolithic� reinforced concrete sewers may be used for
all storm sewers.
(5) Design of sewers and manho1es shall follow acceptab1e 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 sub-
division. In sections where side ditches are elected,
the minimum right-of-way on any street where depth and
width of said ditches require such depth.
(b) For residential development curb and gutters shall be
the Friendswood standard.
(2) Grades
(a) Minimum gradi�nt on gutters shall be 0.25%.
(b) f�linimum drop around curb return shall be 0.25 feet.
(c) Maximum drop of grade tangents from opposite directions
to a common inlet shal1 be 1 .50 feet.
(d) When a curb and gutter section intersects the drainage
ditch� the grade af the gutter sha11 be above the design
water surface of the ditch.
(3) Inlets spaced to serve run-offs from the area at the rate
of 1 .0 cfs per acre.
�1�-
(a) Inlets sha71 be spaced so that maximum travel distance
of water in the gutter wi11 not exceed 300 feet.
(b) Inlets at a11 low points on gutter gradient.
(c) In1et size and al1owab1e design discharge: Throat
5" x 2' - 6" capacity 5 CFS, minimum size lead to be
24" pipe.
(4) Leads from in7ets to be such size are to be able to carry
the design discharge of the inlets served,
(5) Val�ey gutters not permitted,
c. Road Section wi�h open ditches.
(1 ) h1inimum grade 0.18%
(2) Ditch section to handle design discharge as derived by the
requirements of 1 .0 CFS per acre (minimum).
(3) Side s1opes of ditch not steeper than 3:1 .
(4) Culverts
(a) Designed to carry ditch discharge and not less than
1-3/4 square foot drainage opening (18" diameter pipe) .
(b) All driveways to have culverts; no paved dips for
driveways.
d. Outfalls from sewers and ditches into natural dr.ainage ways shall
en er a the grade of the natural drainage channel . If necessary,
drop type outfall structures shall be used to prevent erosion.
e. Major drainage ways through a subdivision shall be worked in
the manner prescrl ed by the Friendswood Drainage District,
where applicable.
3. Street Pavement - A71 paving is to conform to the 7atest specifications
and typ c'aT sections for "Street Paving" as adopted by the City, which
are attached hereto and incorporated herein. For residential develop-
ment� six inch reinforced concrete� or its equivalent,� sha11 be the
standard.
a. Concrete Pavement: All gravel concrete is to be 6" uniform thickness,
having a m�nimum of reinforcing as follows: 3/8" steel reinforcing
bars on 24" centers each way and curbs are to be constructed
mono1ithic with the pavement. Minimum width, back to back of
curb to be not less than 28` , In development where no curbs
are to be used, a thickened edge pavement is required. The
thickened edge to be 8" thick decreasing to 6" at a point four
feet from the edge of pavement. Minimum width of pavement will
be 24 feet. The engineer employed by 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. Ne will estab1ish grade stakes and
]ine stakes on offsets of approximately 4 to 6 feet on each
side of pavement at intervals not exceeding 50 feet on tangents
and 25 feet on al1 vertical and horizontal curves to which the
pavement is to be laid, set ra-ius pointsy and N�ill be required
to continually check su�,rade, form lines and grades whi1e 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 100 feet with dummy joints spaced 25 feet center
to center. All joints are to be poured with an aspha1tic
compound as quickly as possibTe af ter the concrete has been laid.
A11 concrete pavement is to be laboratory controlled by a
recognized laboratory.
-12-
One beam, tow breaks or two cylinders sha11 be made for each
1000 square yards of pavementy or part thereof for each day's
pour. One beam break shall be made at 7 days and one at 28 days.
The Cylinder sha11 be tested 7 and 28 days.
Concrete Cores: One core shall be taken for each 1000 lineal
feet of pavement, except that no less than one core shall be
taken for each 2500 square yards of pavement. Each core shall
be checked for thickness and compressive strength. Complete
reports shall be furnishe� on all tests, a copy of which sha11
be submitted to the City of Friendswood engineer� All pavement
failing to meet the required standards sha11 be replaced.
b. Flexible Base Pavement
(1 ) Flexible base with one and one-half (1-1/2) inches of hot
mixed� hot laid, asphaltic concrete on one of the following
bases:
(a) Seven inches of compacted cement stabilized pug mill
shell usin� one and one-half sacks of portland cement
per ton.
(b) Seven inches of compacted sand stabilized shell , road
gravel , or crushed limestone.
(2) Six inches of sub-grade shall be treated with 5% lime.
(3) Shoulder widths shall be a minimum of six feet on each side,
wit� side and back sloped not steeaer than 3.l from edge
of shoulder to bottom of roadway ditch.
(4) Ditch sections and grades wi11 meet requirements established
under drainage.
(5) Shall have a minimum ���idth of twenty-four feet.
4. Sidewalks: Sidewa7ks may be required when in the juegement of the
P an�ning Commission the safety of the pedestrians requires such
sidewalks . (�hen sidewalks are required they shall have a width of
not less than four feet and a thickness of not Zess than four inches,
and shall be placed a minimum distance of one 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 developments, sidewalks shall be five feet wide and
ten feet wide in commercial areas.
5. Street P-1arkers: Two street markers of a design approved by the
�tyZoun�'�lc� ' s�al l be erecte� at al 1 street i ntersecti ons of each
subdivision.
6. Wastewater Lines
a. A11 subdivisions coming under the nrovisions of these regulations
and reasonably accessible ta a public sanitary sewer shall provide
each lot within said subdivision with access to such sanitary
sewer. The design 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 inches.
7. 4later Lines
a. Where an approved public water suqpl,y is reasonably accessible
or procurable, each lot within the subdivision area shall be
provided iNith access to such water supply. The layout of the
system shall be designed to form a loop. P!o main shall be
smaller than six inches, except t�at cu�-de-sacs with lengths
no greater than three hundred feet may be served by water lines
of three inch diameter. Such three inch lines must be equipped
with three-inch flush valve at the extreme end.
-13
b. In residentia1 areas fire hydrants shall be located at 600 feet
intervals, except that upon agreement of the City Uti1ity
Superintendent and the Fire Marsha1 , the distance may be in-
creased slight�y in individual cases to allow placement at
street intersections. In mercantile areas, hydrants shall
be located at 300 feet interva1s. Distances referred to in
this section are to be measured a1ong the curb 1ine.
SECTION IV - CONFLICT WITH OTHER ORDINANCES
Al1 ordinances or part of ordinances inconsistent herewith, or in
conflict with the provisions of this ordinancey sha11 be and the same
are hereby repealed.
SECTION V - VARIANCES
A. Hardship
�here the Planning Commission finds that extraordinary hardships may
result from strict compliance with these regulations, it may vary the
regulations so that substantial justice may be done and the public
interest secured; provided that such �ariation i�ill not have the effect
of nullifying the intent and purpose of these regulations.
B. Conditions
In granting variances and modifications, the �lanninq Commission may
require such conditions �s will � in its judgment, secure substantial1y
the objectives of the standards or requirements so varied or modified.
SECTION VI - SEVERABILITY CLAUSE
If any section, sub-sectiony sentence, c1ausey phrase or word of this
ordinance is for any reason held to be unconstitutiona1 or invalidp
such decision shall not effect the remaining portions of this ordinance.
FIRST READING taken this �1st day of January , 1974.
SECOND READING taken this 4th day of February , 1974.
PASSED, APPROVED AND FINALLY ADOPTED ON TFiIRD READING this 18th day of
February , 1974.
CITY OF FRIENDS�d00Q� TEXAS
� ,--�.
al h Lowe, Mayor
ATTEST:
� ��
i ty Secretary
Approved as to form:
�ty Attorney
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THE FOLLOWING IS THE FORM 0F DEDICATION
TO BE UTILIZED ON SUBDIVISION AND RESUBDIVISION PLATS
FORM OF DEDICATION FOR INDIVIDUAL OR INDIVIDUALS
STATE OF TEXAS
COUNTY OF GALVESTON
I (or We) , (Name of owner or names of owners) � owner
(or owners) of the property subdivided in the a ove and foregoing
map of the (Name of Subdivision)� do hereby make subdivision of
said propertyy according to t e lines, streets, .lotsn alleys, parks,
bui7ding lines, and easements therein shown, and designate said sub-
division as (Name of Subdivision) in the Survey.
County� Texas; and dedicate to nu lic use5 as such�
the streets, alleys, parks and easements shown thereon forever, and
do hereby waive any claims for damages occasioned by the establishing
of grades as approved for the streets and alleys dedicated, or
occasioned by the alteration of the surface of any portion of streets
or alleys to conform to such grades; and do hereby bind myself (or
ourselves, my (or our) heirs and assigns to warrant and forever de-
fend the title to the land so dedicated.
The following paragraph is to be used where there is a lien against the property, or a
separate instrument may be filed:
I (or We) , ([Vame of mortgagee or names of mortgagees) , owner and
holder (or ov�ners and holders) of a lien (or liens) against the
above described property, said lien (or liens) being evidenced by
an instrument of record in Volume�_______, page , of The
�lortgage Records of Galveston County, Texas, do hereby in a11
things subordinate to said subdivision and dedication said lien
(or liens)� and I (or We) hereby confirm that I am (or we are) the
present owner (or we are) the present owner (or owners) of said
lien (or liens) and have not assigned the same nor any pare thereof.
The following paragraph is not required but is necessary for overhead lines in ease-
ments: :-
There is also dedicated for utilities an unobstructed aerial
easement five (5) feet wide from a plane twenty (20) feet above
the �round upward located adjacent to all easements shown hereon.
FURTHER„ all of the property subdivided in the above and foregoing
map shall be restricted in its uses which restrictions shall run
with the tit7e of the property, and shall be enforceable� at the
option of � by or any citizen thereofs by
injunction, as follows:
The drainage of septic tanks into road, street, alley or
other public ditches, either directly or indirectly, is
strictly prohibited. Drainage structures under private
driveways shall have a net drainage opening area of
sufficient size to permit the free f7ow of water without
backwater} and shall be a minimum of one and three quarters
(1-3/4) square feet (18" diameter pipe culvert) . Culverts
or bridges must be used for driveways and/or walks.
The following paragraph is to be used for all subdivisions:
I (or ��e) hereby c�venant and agree with the City of Friendswood,
Texas, and/or any property ovdner that no dwelling
unit shall be constructed and/or occupied on any lot having an
area of less than thousand square feet unless a sani-
tary sewer system meeting the approval of the County and State
Health Authorities shall first have been extended to the lot� plot,
or site; and in no case shall any dwelling be constructed upon a
lot, plot, or site of less area than feet or with less
street frontage than
� , APPENDIX "C"
. �. .
Dedication clause preventing rear driveway access to any street ,and side driveway access
to a major street:
We hereby covenant and agree with the City of Friendswood that lots
backing or siding on Street sha11 not have direct
driveway access to said street.
WITNESS my (or our) hand in Houston, Harris County� Texas, this
day of , 19
(Si nature of Owner)
Print Name
(Or Si natures of Owners)
Print Name
STATE OF TEXAS
COUNTY OF
BEFORE ME, the undersigned authority, on this day personally
appeared (Name of owner or names of oumers)„ known to me to be the
person (or persons whose name or names is (or are) subscribed to
the foregoing instrument, and acknowledged to me that he (or they)
executed the same for the purposes and consideration therein set
forth. (If a husband and �rrife join in the dedication, the following
form should be added): and the same said (Name of wife) � having
been examined by me privately and apart from her husbands and having
the same fully explained to her by me, acknowledged said instrument
to be her act and deed, and that she had v��illingly signed the same.
GIVEN UNDER MY HAND AND SEAL OF OFFICE, this day of ,
19
Print fJame
Notary Public in and for
County, Texas (SEAL)
This is to certify that I5 (fdame of Engineer), a registered
engineer (or Licensed Surveyor) of the State of Texas, have
platted the above subdivision from an actual survey on the ground;
and that all block corners, angle points, and points of curve are
properly marked ��ith iron rods (here specify diameter and length
of stakes, which should be 5/8" I .P,. 24" long or equivalent) .
Print Name Engineer
Texas f�egistration No. (SEAL)
This is to certify that the City Planning Commission of the City
of Friendswood, Texas, has approved this plat and subdivision of
(Name of subdivision) as shown hereon.
IN TESTIMONY WHEREOF, witness �,�;e official si�nature of the
Chairman and Secretary of the C-ity P7anning Commission of the
City Friendswood, Texas, this� day of ,
19
Print Name Print Name
Secretary Chairman
2.
r �
* , .
I„ , City Engineer of the City of
Friendswood, Texasb do hereby certify that the plat of this
subdivision complies with all of the existing rules and regulations
of this office as adopted by the City of Friendswoodr Texasy and
further it complies or will comply with all of the Ordinances as
adopted by the Ci�y Council .
Name of Engineer
City Engineer
STATE OF TEXAS
COUNTY OF GALVESTON
I hereby certify that this instrument was filed for registration
in my office on p 19 � and was duly recorded
in Vol . � page of the named records of Galveston
County, Texas. �litness my�and and seal of office at Galveston
the day and date above wri tten.
BY•
County Clerk of Galveston Deputy
County,, Texas
THE FOLL�4IIP�G IS THE FORM QF DEDICATIOPd
TO BE LTILIZED ON SUBDIVISION AND RESU��JIVISION PLATS
FOR CORPORATIONS
STATE OF TEXAS
COUNTY OF GALVESTON
We, (Name of President) and (hJame of Secretary)� President
and Secretary respectively of (Name of Company), oum er of the
property subdivided in the above and foregoing mape of (��ame of
subdivision),, do hereby make subdivision of said property for and
on behalf of said (Name of Company) T according to the lines,
streets, lots„ alleys,; parks, building lines, and easements there-
on shown and designate said subdivision as (Name of Subdivision)Y
located in the Survey„ County,
Texas and on behalf of said Name of Company ; and dedicate to
public use„ as suchy the streets� alleys, parks, and easements
shown thereon forever; and do hereby waive any claims for damages
occasioned by the establishing of grades as approved for the
streets and alleys dedicated, or occasioned by the alteration of
the surface of any portion of streets or alleys to conform to
such grades; and do hereby bind ourselves, our successors and
assigns to warrant and forever defend the title to the land so
dedi cated.
The follou�inq paragraph is to be used ���hen there is a lien against the propertys or a
separate instrument may be filed:
I (or we) , (Name of mortgagee or names of mortgagees)y owner and
holder (or owners and holders) of a lien (or liens) against the
above described property, said lien (or liens) being evidenced
by an instrument of record in Volume „ �age ,. of
The Mortgage P,ecords of Harris County,� Texas, do hereby in all
things subordinate to said subdivision and dedication said lien
(or liens)y and I (or we) hereby confirm that I am (or we are)
the present owner (or o��ners) of said lien (or liens) and have
not assigned the same nor any part thereof�
The following paragraph is not required but is necessary for overhead lines in ease-
ments:
3.
.
There is also dedicated for utilities an unobstructed aerial ease-
ment five (5) feet wide from a plane twenty (20) feet above the
ground upward, located adjacent to all easements shown hereon.
FURTHER, all of the property subdivided in the above and foregoing
map shall be restricted in its use, which restrictions shall run
with the title to the propertyy and sha11 be enforceable, at the
option of the City of Friendswood and/or any citizen thereof, by
injunction, as follo�vs:
That drainage of septic tanks into road� street� a71ey or
other public ditchesy either directly or indirectly is
strictly arohibited.
Drainage structures under private driveways shall have a
net drainage opening area of sufficient size to permit the
free flow of water without backwaterx and shall be a mini-
mum of one and three quarters (1-3/4) square feet (18"
diameter pipe culvert) . Culverts or bridges must be used
for driveways and/or a�a1ks.
The following paragraoh is to be used for all subdivisipns:
We hereby covenant and agree that all lots within the boundaries
of this subdivision are for residential purposes un1ess otherarise
noted.
The following paragraph is to be used for all subdivisions where a sanitary sewer
system is not to be installed a1ong with the development of the subdivision and prior
to the occupancy of any lot or building site in the suhdivision.
I (or We) hereby covenant and agree with the City of Friendswood,
Texasy and/or any property owner that no dwelling unit shall be
constructed and/or occupied on any lot having an area of less
than
Dedication clause preventing rear driveway access to any street and side driveway
access to a major street:
We hereby covenant and agree with the City of
that lots backing or siding on Street shall
not have direct driveway access to said street.
IPd TESTI�IONY WHEREOF, the (P�ame of Company) has caused these
presents to be si�ned by (Name of President)� its President�
thereunto authorized, attested, by its Secretary (Name of Secre-
tary)„ and its common seal hereunto affixed this day of
, 19
Print Name of Company
By (Si nature of President)
Print �ame
(President)
ATTEST:
(Si nature of Secretar )
Print Name
(Secretary)
4.
�• ,.�. ,
�
STATE OF TEXAS
COUNTY OF
BEFORE ME, the undersigned authority� on this day personally
appeared (Name of President), President� and (Name of Secretary) ,
Secretary of the (Name of Company), known to me to be the persons
whose names are subscribed to the foregoing instrument, and
acknowledged to me that they execu�ed the same for the purposes and
considerations therein expressed, and in the capacity therein and
herein set out� and as the act and deed of said corporation.
GIVEN UNDER MY HAND AND SEAL OF OFFICE� this day
of � 19
Notary Public in and for
County,, Texas (SEAL)
(Pri nt PJame)
5.