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1997-03-10 P&Z Minutes (in Agenda Packet)
AGENDA - REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS, TO BE HELD ON MONDAY, MARCH 17, 1997, 6:00 P.M. IN THE SECOND FLOOR CONFERENCE ROOM, CITY HALL, 3519 LIBERTY DRIVE, PEARLAND, TEXAS. I. CALL TO ORDER II. APPROVAL OF MINUTES: Minutes of March 10, 1997 III. NEW BUSINESS A. CONSIDERATION AND POSSIBLE ACTION - Final Replat of Final Plat of Crystal Lake Subdivision, Section One, being 49.426 acres of land out of the H.T. & B. RR. Company Survey, Abstract 506, Brazoria County, Texas. Variance: 1. Use of a 5 foot side lot setback. B. CONSIDERATION AND POSSIBLE ACTION - Final Replat of Cambridge Cove at Silverlake, being a Replat of Cambridge Cove at Silverlake, a subdivision of 35.4545 acres of land out of the J.W. Maxey Survey, A-721 and G.C. Smith Survey, A-548, Brazoria County, Texas, recorded in Volume 19, Pages 651-654, B.C.P.R. C. CONSIDERATION AND POSSIBLE ACTION - Final Plat of Weatherford, Phase I at Silverlake, a subdivision of 48.7859 acres of land out of the RB. Lyle Survey, A- 539, Brazoria County, Texas. Variance: 1. Use of 20 foot building line setback on lots fronting/the bulb portion of cul-de- sacs. 2. Use of 5 foot side lot building line setbacks. 3. Use of a 670 foot long cul-de-sac. D. CONSIDERATION AND POSSIBLE ACTION - Final Plat of Southwyck, Section Nine, Phase Two, a Subdivision of 19.2713 acres of land within the H.T. & B. RR. Company Survey, Section 21, Abstract 309 in Brazoria County, Texas. Variance: 1. Use of 20 foot front building line on cul-de-sac and thumbnail lots. 2. Use of 20 foot front building line on Lots 1 through 16, Block 2 on the north side of Clarestone Drive and the east side of Wyckchester Drive. 3. Use of a 5 foot side lot setback. :1 E. CONSIDERATION AND POSSIBLE ACTION - Preliminary Plat of HKS Ventures Subdivision. A subdivision of 1.534 acres tract of land out of a 5.8891 acre tract of land out of the Thomas J. Green Survey, Abstract 198, Brazoria County, Texas, and being out of the northeasterly part of that certain 25.117 acre tract described by deed dated April 11, 1952 from Marion A. Bailey to Jennie J. Settegast, recorded in Volume 532, Page 506, of the deed records of Brazoria County, Texas. F. CONSIDERATION AND POSSIBLE ACTION - Final Plat of Albertson's - Pearland, 20.8406 acres out of Lots 31, 32, 63, and 64 of the Allison - Richey Gulf Coast Home Co. Subdivision of the H.T. & B. R.R. Co. Survey, Section 9, Abstract 234, Brazoria County, Texas. G. CONSIDERATION AND POSSIBLE ACTION - Discussion item to review proposed changes to the Subdivision Ordinance. IV. NEXT MEETING DATE: Monday, March 31, 1997, 6:15 p.m. Joint Public Hearing V. ADJOURNMENT Posted: /co, Day of i////4,6{, , A.D., 1997 �A.M Removed: /Sat, Day of Wkokeit-/ , A.D., 1997 MINUTES OF A REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION, OF THE CITY OF PEARLAND, TEXAS, HELD MONDAY, MARCH 10, 1997, IMMEDIATELY FOLLOWING THE JOINT PUBLIC HEARING IN THE SECOND FLOOR CONFERENCE ROOM, CITY HALL, 3519 LIBERTY DRIVE, PEARLAND, TEXAS. I. CALL TO ORDER The meeting was called to order at 7:11 p.m. with the following present: Vice Chairman Pat Lopez Commissioner Emil Beltz Commissioner Jack D. Mathis Commissioner Mary Starr Assistant City Manager Richard Burdine City Engineer John Hargrove City Projects Coordinator Alan Mueller Secretary Judy Highburger Commissioner Randy Patro arrived at 7:15 p.m. II. APPROVAL OF MINUTES: Minutes of March 3, 1997 A motion was made by Commissioner Jack D. Mathis, and seconded by Commissioner Emil Beltz to approve the Minutes of March 3, 1997. Motion passed 3 to 1 (Commissioner Mary Starr abstained). III. NEW BUSINESS A. CONSIDERATION AND POSSIBLE ACTION - APPLICATION NO. 110 Request of Fred and Sharon Hernandez, agents, for Jose C. Rodriguez, owner, for an amendment to the Land Use and Urban Development Ordinance of said City from Classification Suburban Development District (SD) to General Business District (GB) on the following described property, to -wit: 1 Being 6.312 acres of land situated in the Northeast one -quarter (NE 1/4) of Section 17, H.T.& B. R.R. Co. Survey, Abstract 242, Brazoria County, Texas (7408 Broadway St.) A motion was made by Commissioner Beltz, and seconded by Commissioner Stan to approve Application No. 110. Motion passed 4 to 0. IV. NEXT MEETING DATE: V. ADJOURNED: Monday, March 17, 1997, 6:00 p.m. 7:18 p.m. Minutes approved as submitted this 17 day of I-4A 2 c /1 A.D., 1997. ATTEST: • Hiighb ger, Secre�G Pat Lopez, Vice Ch 2 City of Pearland Subdivision Ordinance Date of Revision March 13; 1997 TABLE OF CONTENTS PAGE Section 27-1. GENERAL 1 Section 27-2 DEFINITIONS 2 Section 27-3. I\oc.,d..ies for s..Lmis .o...,f pl..t3 PLAT SUBMISSION REQUIREMENTS AND PROCEDURES 5 A. I\ vappl:cd.on P. oc. d...., Preliminary Conference 6 1. Preliminary conference 6 2. Special Provisions 6 3. Variances 8 B. Schedule of fees 8 C. B. Preliminary Plat (Plan Plat). 8 D. C. Final Plat (Subdivision Plat) 13 D. Minor Subdivisions. 18 Section 27-4. GENERAL REQUIREMENTS AND MINIMUM DESIGN STANDARDS 18 A. Streets and Alleys 18 B. Blocks 22 C. Lots 23 D. Building Setback Lines 25 E. Public Use and Service Areas. 26 Section 27-5. REQUIRED IMPROVEMENTS 28 A. General 28 B. Minimum standards 31 Section 27-6 PRIVATE STREETS 32 A. Definition 32 B. Exceptions to definition 32 C. Submission of plats. 32 D. General requirements and design standards for private streets 34 Section 27-7. EXCEPTION 35 Section 27-8. EXTENSION OF EXTRATERRITORIAL JURISDICTION 35 Section 27-9. ADOPTION OF THOROUGHFARE PLAN 36 Section 27-10. AMENDING PLAT. (Ordinance No. 421-6) • 36 Section 27-11. VARIANCES TO SUBDIVISION REGULATIONS 37 Chapter 27 SUBDIVISIONSS Section 27-1. GENERAL A. Policy. It has been in the past, and shall be in the future, the policy of the City of Pearland to endeavor to cooperate with subdividers of property in an effort to promote sound planning in the subdivision of land and to prevent_ expensiveerrors in platting of property. The, rules and regulations as set forth herein have been made after careful study by the commission and the city of existing local conditions and the desirable future of modern subdivision planning principals as recommended by the "city staff and consultants and is allowed and is followed by other progressive cities in this state and this general locality.It is not the desire nor the intent of the city or planning commission to regiment the design of subdivisions of,proper-ty in Pearland and its environs, but rather to recommend the utilization, to the fullest possible extent, of good sound modern, subdivision planning principals principles. It is intended that as much freedom as possible he allowed the individual owners and subdividers in the design and ultimate development of newsubdivisions so ihey:will contribute to the community new residential neighborhoods with individuality and character, and, at the "same time; provide for sufficient and adequate major and secondary traffic thoroughfares, public: utilities, parks and playgrounds and other publicgrounds that may, be required, and to otherwiselpreserve.the integrity of the plans for the city which have been formulated, and to meet, the provisions ofthe comprehensive master. plan of the city which is designed and intended to stabilize and protect the established pattern ofthe best land usage of al1 property Within .and to be ultimately added to the city. In order to promote orderly development of the area and to secure adequate provision for transportation, drainage, water, sewer and other sanitary facilities, the city hereby adopts the following rules, regulations and requirements for the subdivision or resubdivision of land lying within the corporate limits of the city or within five (5) miles of the corporate limits. Before any plan, plat or replat of a subdivision or addition of land in the city or within five (5) miles of the city shall be recorded with the county clerk, it shall first be approved by the planning and zoning commission. These rules, regulations and requirements and any future additions thereto and changes thereof will be binding on all new subdivisions within the jurisdiction of the city and must be complied with before approval or acceptance of the streets, utility easements, sanitary sewers, storm sewers, drainage ditches and water distribution systems by the city. edgl (00 *Cross reference - Building, Ch. 7; electricity, Ch. 9; fire prevention and protection, Ch. 10; health and sanitation, Ch. 13, mobile homes, Ch. 17; streets in mobile home parks, § 17-43; plumbing and gas, Ch. 23; streets and sidewalks, Ch. 26; utilities, Ch. 30. Supp. No. 13 1 (Ord. No. 58, § I, 4-18-63; Ord. No. 421, §1,3-23-81) E. No building, plumbing or electrical•permit shall be issued by the city for th. ,.,Jtallatt�,. of Wisp t.. tanks npon any structure on any lot in a subdivision for which a final plat has not been approved andfiled for record. orupo„ any lvt.in a Jubdiv',Jiun i,,. W 1u li th Jtandac dbtiuutaincd i,c,..n, ur lcfc,,.,d to 1,..,cm 1,avc .rot 1.Gcn cou1p1sed W,th in full. _ F. •In behalf of the city, the city attorney shall, when directed by the city council, institute appropriate action ina court of competent jurisdiction to enforce the provisions of these regulations or the standards referred to herein with respect to any violation thereof which occurs within the city, within the extraterritorial jurisdiction of the city as such jurisdiction is determined under the municipal annexation act, or withinany area subject to all or a part of the provisions of this chapter. G. If anys•ivision exi sts for which a: final plat has not been approved or in which the standard§. contain•• ed herein` or referred', to herein: have not been, complied with in full, and the city) council of the city shall pass a resolution reciting the fact of such noncompliance or failure to secure final ' plat approval, and reciting the fact that the provisions of paragraphs (e) (a),: (b), ©aid (d) of subsection 27 31(A) (2) will apply to the subdivision and the lots therein, the city secretaryshall, when'directed by the city council of the. city, cause a certified copy of such resolution, under the corporate seal of the cityto be filed in:the deed records of the county or counties in which such subdivision or part thereof lies. Iffull compliance and final plat'approval are secured after the fihng ofsuch resolution, the city •secretary shall forthwith file an instrument_ in the deed records of such county or counties stating that paragraphs (e) (a), (l), 9 and (d) no longer apply apphes' Provided; however, that the provisions of this section shall not be by themselves construed to prohibit the issuance of permits for any lots rn existence prior to passage of this subdivision chapter, nor to prohibit the repair, maintenance or installation any, of : street or public utiility services for,'or; to abutting any lot; the last recorded conveyance of which prior to passage of these, or other prior regulations was by metes and • bounds„and/or any subdivision, er lot therein, recorded or unrecorded, which subdivision was in existence prior to the,passage of these or other prior regulations: Schedule of fees. Subdivision plats submitted to the city for approval must be accompanied by a check made payable to the city for an amount specified in the schedule of fees as' determined by the city council from time to time and on file in the; office of the city secretary. Section 27-2 DEFINITIONS For the purposes of these regulations, the following terms, phrases, words and their derivations shall have the meaning ascribed to them in this section; in the event such terms are not defined in these regulations, they shall have the meaning ascribed to them in the land use and urban development ordinance of the city. 2 Addition: Average Daily Traffic (ADT): Alley: A minor public right-of-way, not intended to provide the primary means of access to abutting lots, which is used primarily for vehicular service access to the back or sides of properties otherwise abutting on a street. Amending plat: A formal drawing representing minor changes; and Leorrections to anexisting recorded plat. Building setback line: A line which marks the setback distance from the property line, and establishes the minimum required front, side or rear yard space of a lot. City: The term "city" as used in these regulations shall mean the planning and zoning commission, city engineer, city planning department, city building inspector or department of public works, or the City of Pearland, Texas as the case may be.Any; office referred to in these regulations by true means the person; employed or appointed by the city in that position, or his duly authorized representative, City engineer: City engineer or a designated representative. Commission: The planning and zoning commission of the city. Contractor: Cul-de-sac: A street having but one outlet to another street and terminated on the opposite end by a vehicular turnaround. Dead-end street: A street, other than a cul-de-sac, with only one outlet. Extraterritorial Jurisdiction (EUJ).ii Flood: A temporary rise in stream level that results in inundation of an area not ordinarilycovered by water. Floodway: The channel of a watercourse and portions of the adjoining floodplain which are reasonably required to carry and discharge the regulatory flood. F000dplain: That area inundated by storm water run-off equivalent to that which would occur from a 100-year frequency atl.i a total ChA, clupmcnt of the watershed, storm or other defined frequency' sSaid area i$ defined by an elevation ylab one fort, below which no development may take place unless consistent with these regulations. 3 3 Engineer. A person duly authorized under the provisions of the Texas Engineering Registration Act, as heretofore or hereafter amended, to practice the profession of engineering. Lot: An undivided'tract or parcel of land having frontage on a public street 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 filed or recorded. Minor Subdivision: A division of land into four or fewer lots, fronting on an existing street, and not requiring creation of any new street or the extension of municipal facilities.: Pavement width: The portion of a street available for vehicular traffic. wl,ero curbs arc laid. "Pavement width" is the portion between the face of curbs, or width of running surface in open -ditch sections. Planning department: Director of Planning an tla, �p tatiuii or his appointed representative. Plat::A. formal drawing representing all ownerships and divisions of land within its intended boundaries; including easements andstreet rights -of -way. Regulatory Flood: A flood which is representative of large floods known to have occurred generally in the area and reasonably characteristic of what can be expected to occur on a particular stream. The regulatory flood generally has a flood frequency of approximately one hundred (100) years as determined from an analysis of floods on a particular stream and other streams in the same general region. Regulatory flood protection elevation: The elevation of the regulatory flood, often plus one foot of freeboard to provide a safety factor. Replat A formal drawing representing at least a partial redesign of ownerships) of an existing :tee, cp.:1;0d plat, especially nvalving increase in number of lots; or change in easements or rights of way, (See Section 212:014 and 212.015 of Local Government Code.) Reserve,,;,; Shall, should, may: The word "shall" is always mandatory. The word "should" is advisory. The word "may" is permissive. Street: A public right-of-way, however designated, which provides vehicular access to adjacent land. (a) Arterial -street Thoroughfare: An at Li Id street primarily provides providing vehicular circulation to various sections of the city. (b) Collector street: A street primarily providesing circulation within neighborhoods, 4 to carry traffic from minor streets to al Li ud at, ccta thoroughfares, or to carry traffic through or adjacent to multi -family, commercial or industrial areas. (c) Marginal access street: A marginal access street is a street which is parallel to and adjacent to an arterial stn-ct thoroughfare, and primarily provides access to abutting properties and protection from through traffic. (d) Minor street: A minor street is one used primarily for access to abutting residential property. Subdivider: Any person or any agent thereof, dividing or proposing to divide land so as to construct a subdivision as that term is defined herein. In any event, the term "subdivider" shall be restricted to include only the owner, equitable owner or authorized agent of such owner or equitable owner, of land sought to be subdivided. Subdivision: The term "subdivision" means the division of any lot, tract or parcel of land into two (2) or more parts, lots or sites, for the purpose, whether immediate or future, of the sale or division of ownership. This definition also includes the resubdivision of land or lots which are part of a previously recorded subdivision. An addition is a subdivision as defined herein. The term "subdivision" 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 for the purpose of:'.dtvidirig ownership;;. A subdivision d. oclup d and sold off by „kts.a and Luu„1b &o.ai 1iu„ f th - --• rv• A division of landinto parts greater than 5 acres, where each part has public: access and no,public improvement is dedicated, shall not be considered a; subdivision, for platting purposes. Surveyor: A lice„scd state an suroeyer o, a registered pnbke professional .land surveyor, as authorized by state statute to practice the profession of surveying. Utility Easement: An interest in land granted to the city, to the public generally, and/or to a private utility corporation, for installing or maintaining utilities across, over or under private land, together with the right to enter thereon with machinery and vehicles necessary for the maintenance of said utilities. Anv otliec nfcif cd to ,n thcsc regulat.ans Ly talc ,,,ca„J tl,c pci JUL' Cap tJy Definitions not expressly prescribed herein are to be construed in accordance with customary usage in municipal planning and engineering practices. (Ord. No. 58, § II, 4-18-63; Ord. No. 58D, § 1,4-26-76; Ord. -No. 421, § 2, 3-23-81) Section 27-3. nss.on of plats PLAT REQUIREMENTS AND PROCEDURES 5 7 A. P eappIication P.o.cdu,c Preliminary Conference m dy oa,latt to wdcavut to wupctatc vv,th bubd1;v;dc,b of pi lip m au ctltit t to prumute sound planning in tLc 5 bdtvt�tutt of laud all 4 to ptcv Ottt cnpct,atvc cu via ut rave bcctnuadc 1Rct iieu m,J • llw v;ty of ..Iciatmg local wud;tiv„� mtJ ti ' ' Ltutc of Mt/ duu ,uLdivi�ivu plmnuug piita.,patS as tcl,vuuucudcd Ly tlro t,ity atatl& t.ar'erlal study Uy nt bit e0usultanta attd to allyvdcdR,flu wed Ly utLt,t ptvgtea„vc .attco ut tlua atatc autl CWS genial Iveahty. It ,J uut tltc d.,Jttc fiat tllc III II ufthc city us plat g cuuutuaatvu ttI iegtuent the dcb;gn of subd,v,stutls of ptopvtty at at an and its euvitutta, but iathct tc Ulu-t pu5aiblc cxtcut, of good sound ntod,.a • 'Su bdivisiotl planning pr n ipal�.p� uwipl�n. It ;o uttcuJcd that ao utucL ti cctlou, as puss'l,l0 be ailvwed the L,diidual uwucf a mid auLdIV; J1.tb itt tltc dcoigf `1 •' Y . . �L _ _ J of ttvw �uLdiisious 50 tiny vuuuufuty tic t vt,tt illi lte;gltbvrltooda wt ftdiv;Juality m1J--C,ltdtaett.1, clit , at fife amu.. ttut.,, pfuvttic lot SulScicnt at adctivalu ufajut au d sct.undmy ttaffa, tlfutvugl,fmca, pubGt. utilitiC,, pat pry.- t ve tltc intcgtity of the plans fit tltc v.ty whiuL have Lett, futmulatcd, attd to. mcct ended to stabili�.e and protct c51abh vthe slu.d patte,n of the bust laud usage e piupctty witlutt attd to Le ulttulat.,ly added to tltc city. 1:. The owner or subdivider of land shall first confer with the planning, pal tutcttt, public :works, engineering, and building inspector inspection departments before preparing the preliminary plat of their proposed subdivision and to secure a copy of the rules and regulations goveming subdivisions of land so that they may become thoroughly familiar with subdivision requirements and policies of the city, and with the features, provisions and recommendations of the various plans for the city that may relate to and affect the general area in which the proposed subdivision is situated. 2 br It is also Bugg. atcd that Each owner or subdivider of land shall review the comprehensive master plan of the city to ensure a subdivision layout that is consistent with this the plan. p ills tallat;O1 of scplic tanks upvu any sLtuctuic;vu which a Goal plat Ira, not Levu approved mid Gl d G a Subdivision in which the standards vouta tt..d Itv,..itt of t..G.tt..J tv lte.ein hay.. y ut uevn cuntpit uu. on any lvt in btrildirtr•,, pIumbIICg•pi dt.Ctrlt,al•'pciuiit"S1m114/v t sucdWy the c,ty fv, • J L. any JLlultull. V 11 1 1 a Jubd1v1J1Vu ful wlnull a Vital plat 11a uvt tictll apptuvcd artll fli. d Col rccuid, 1IVi fVl ally JL1ul.tulc Vll a 1Vt wltl uu a auhdly WIV11 11 whll.11 the stanalaidb cuntalncd lia.rolll taut not he.,n colnpGcd with in fill. • cD G1upC[tllall not insvillc any-btic�.t5 Os pull LC utility J ,fl1Gcb y buhdwision fur wluch a Gnat plat IraJ nut Lcen approve t anll 111ca lu t10[ iu vvlbil.l1 the standard l.untalucll hcicul v1 1l.fi:ua.11 tv hcla.iu Itavc Liut bt.c GOntp • i appi vvell Ol Wcll LOl 1 th in lull. ty n01 otlicr utility shall ❑Ot 5a.11 Ul bnpply any wa[l.l, gab, GlculfGltyl, Ivan Vr scwage JGrOla.c w •ltluu a bu•hdly •Lb'011 f01 1w lucll a Gual plat 1IaJ not 111 ,vlllell file Sta11l1aullb l.Vlita111vd I1e1Glu Or • lcfi 11 c11 tv lice cln leave not I GGIt l enlplic In LGlialf of tlic city, t110 6L y attuiiicy nruu. ucCtcd Uy the 6Ly 60ufGi1, iubtitutc appsupl ia[G aa.tivu ni a a.Vull Vl let/ uilpcicul JUL llbdiisLRill LV 16.111V1w Lull In0v;S;Onb oftliGSc r.gulatiuii 0l [lie 5talidct11ib 1cfa.irt.d-tu hellilt wall 1cJpett juiiJdictzV11 of the Is aJ Jua.h jul lbllla.tiuu �l]b dcta.luuucal UV ...oi Llic u1tnul.l11'p'41 alulcAatiuu al.t, 01 widlLL1 filly l. alca buhj11 ct tv all ul a palV l f IV pl vvau11 Of ULb Llbap tGI. �] y snlldiaiJion cx15b 1V1 winch cfinul1-1plant hub not-hccii�aappivva.l ui ui wlLia.h Rea. Jtmidalt]J l.Vlltailll.11 licst.I11 vi 1cfe11Gd tV 11t.0.411 have 110t heels LA/ ulplicd whir all, and the a.ity euu11aal of tllc clly Jllall pabb a lebulutivu iel.ltui6 the 16VL V VnllillaliCc 01 fd<lule tv bel.uie Gual plat appi veal, anal iel.ltuig t1IC fart r. litymcwetary Jliall, whoa directed -city, causca cct • llllcl 111a. wspVlaA. Jt a1 a1 Lilt. 14Ly LV Vc llla. VI a1l.'Vulltla.b 111 w1La.h blla.11 buhdlvlbIVu V1 p 'b11N1 fus iwali Glc ai 1CGVtl1b vi tnc county cicof c dee111cI.V111J VI Ju1.11 l.Vu11Ly ui cuunucJ staling that paiagraplls (a), o lvagcr apply; appn s. lL.yn1., ua.al tV p10111tJ1t tjla. lJJllalla.a. vl pa.111utJ 1Vl any 1V[S upon wlntill a lt.Jtlll.11l.a. UlWllu16 cAIJ[J and waJ Ln eA1Jta.11Ge pilot to pasbage Of tlus s bdlvision chapter, ct o1 public prior t0 pabsage 02"t11G5t, o1..oU Let.pno} regulations was ley n1eLc5 ana llOunaJ, al,aUv1 ally Suhdlkrision; orlott lcsdn, records d or L1nr. nab 111 vA1Jta.uCc phut to t11c pabbagc VI L1i.. v vs .Qilicl,pilu1 ic6ulanVUJ. 7 ivibiuit I I la 3 1 ll 1 liC a Jana L. s n us L. w Lull, in s s pi I , . . . . . 1.11I LAC ll4rdblllp will lcult 1L1111 1 41211 tug b 1 Ito Lams p by,. itt61 u us6 a vasban‘c, 1... la 11 bljdll ptvbcllc til y cvnditiuns that it d..cLas uccussaL y to Vl dCbil 41-C 'l UM, , • • pthLc . In iiiakis'g thc-thldtngb L1 , Le coubLissiva hall talc h1tv&,couiit tlic zsatuic vfthc psvpubL. Ubl• V , Alb 1116 1.1b4ab 411 ID till.. vaaiuty, tbc ituiub..av palblJIM VV KJ witi icrndc us wusk•itt tlic ill V illib d WA .11o, ibkil 7 attd uuJ. . itiui1b anddputi the • • tlic ptubablcCU 0 bU 1 valiant.° up . . . bafLt y, nsc dwk.. att. us y. • • tOfltfltsStOii III b. sflall D.. iaiiL..0 uulc saylur tltpLcs a sun aud titjuyuiclltu a • psupcs y ii1it O Llicdppflt.aiiL, 41 lIrat thc giantdtg bafcty us ui rnjullulnut11c1 p/ LipC y 1» the41Va, atid willnut Lckli1111uta1 tu thClitibli0+031* Th4t 1.., r&stiu8of t i v&zctu¼A..willau an..tii UKt.L ul p .L. .... 8 1 . . L. yz,ubdivisiusi ufutlzistlandus thv asva in aLAsus anisc witli tlic piuviblullb LI these-regulationratreirflndu1 uf th tsuiuniaiuzstucthci •1th th spcdk1 faFtszpon-whieirsuelr findngs-are-baslishall-beintrrorated-into-the-officiat tinflutCa uf tlic commiabion JaaA., ' LE, a vv ins s 3Laa 1 vassal ....c 6,1 cuitcd. cusaaCcS . ina J be s n 0 y-ws lc 46c L. l pulp • 1 ell of flwst 6rul4soiis SO th4t s pu •ts 11ca1t1,afdy cuid wUfaic may Lc bc'.,uicdCLI btzbStafltlal JuS 1 c dune.uPecniaxy 1Ia1db1ip to the usbd1vidc', standing aluflc, . bhafl not be dcmed to cunstitutetuxduc 1.aidalijr atadc py cu tlici..sty tutass ailtuuut Spt1i1icUv —upprOrdhssub aCCunqYanicd by thne aud ou file itt tl1c olTh.eu ie-sity-seeretarr abd..tcziiuiiCd Uy tlzC CzLy' E. 1i3; Preliminary Plat (Plan Plat). 1. Following the preapplication conference all persons desiring to subdivide a tract of land within the area above described shall first prepare or cause to be prepared a preliminary plat which shall be filed with the city, together with other supplementary information as specified below: a pcception. For ceSnamending plats and replais, the cityEngineer May.suthorizethe 8 preliminary plat requirements Of Sect -ion 27-3(B) to be bypassed. In sUch Cises, a -final ptat may be considered by the Planning and Zoning Commission without a preliminary plat having first been considered and approved. This exception shall apply only when all of the following conditions'are satisfied: (1)- The replat or amending plat modified an existing, recorded subdivision in the City or ETJ. (2) There is no net increase in the number of lots 4sI. platted in ,the preceding subdivision. (3) There are no changes in existing rights -of -way and Dane* rightif;Way: created. (4) There are no additions to publid;water; sanitary sewer, storm sewer, or street systernsi (5) There are no new zoiing cOnditionsrequired to enable the replat or amen ding plat trk crinfortrito:theLand Use. aid:Urban Development Ordinance; 2. The preliminary plat shall be 221EiX341!.it....40..i:36q1k:thitiiiii.:0*irii:0* at a minimum scale of one hundred (100) feet (shown grri;hieallY.....) to -the inch unless otherwise approved and shall show the following: a. Title block of the plat shall belocated in the lower right corner and shall b Wu show: 1. The proposed name of the subdivision (check for duplication) 44tiiiberiaMe'Of the city and county in which the subdivision is %Cate& 2. The legal desuip ion of the location of the subdivision. 3. The total acreage and total number of blocks, lots, dwelling spaees. 4. The name and address of the owner faud adtIscs Ul Cbb 1vC1L in lcttci transmittal). If the owner is a company or corporation, the name of the responsi- ble individual such as the president or vice-president must be given. 5. The name of the registered professional engineer and registered public professional land surveyor responsible for the survey and design. If different from the surveyor of the boundary, so indicate. 976 v.Oue 1nchqua b on Iiundrd (100) &ct inimrnuni (Sli�w graphlc North point, (shown as true or magnetic with theoretical deviation), north to be 9 at the top of the sheet, if possible, or at the left side. ET 7. Date;: tEach revision shall bear a new date. b. A location sketch, drawn to scale, preferably in the upper right corner of the nmpplat, to show the relation of the subdivision to well-known streets, railroads and watercourses in all directions to a distance of at least one mile. The suggested scale is one inch equals one mile. c. Boundaries of ownership. wdl. bc&lags a,.lvvc.all d,n.et.sIos,s. 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 of the subdivision in reference to the real estate records of this county, showing a tie to a well -established point for plats inside the city limits or to a survey corner if outside city limits. Alplats must include: at least one corner tied to state plain coordinates and the City of Pearland latitude, longitude, and mean sea level GPS'grid. d. •Contours, existng and proposed; with intervals of five tenths (0.5) foot, referred to sea - level (U.S. Coaat aid Cco1Lticfimvey) (National Geodetic Vertical) datum, 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 (including year of datum adjustment) and temporary benchmark (with;; elevation thereon) set within the subdivision. e. The names of adjacent subdivisions or the names of recorded owners of adjoining parcels. of laid which is unsubdivid..d land. f. The location, widths and names of all existing or platted streets or other public ways within or adjacent to the tract, existing permanent buildings, railroad rights -of -way, pipelines, easements and other important features, such as section lines, political subdivi- sion or corporation lines and school district boundaries, on all sides for a distance of not less than two hundred (200) feet. 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. (Proposed sewer, water & storm lines;. and appurtenances are not required to be shown on the preliminary plat.) g. 10 • / 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. The proposed plan of subdivision; shall showing streets, blocks, lots, alleys, easements, building lines, parks, etc., 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 the tract by sections or units. J. k. The proposed number and location of all streetlights as shall be appropriate for the location of the subdivision and for the type of development and use contemplated. The exact location, dimensions, description and flow line of existing water courses and drainage structures within the subdivision. 1. Base flood elevations and boundaries of flood -prone areas, including floodways shall meet development permit requirements in accordance with information in Ordinance No. t ,., , .occuuu •.. m. A preliminary plan for proposed fills or other structure elevating techniques, levees, channel modifications, seawalls and other methods to overcome flood or erosion -related hazards in compliance with temporary base elevation standards of Ordinance No. 372 32- ..................... ................... n. If the developer and/or owner wishes to plat only a portion of a larger tract, an overall conceptual development plan will Shalt be filed to ensure that the development will be consistent with the comprehensive master plan of the City of Pearland. posed uses Of the land with n the suLdiv's'uu al.d a copy a.uvc wvcaiaiva cii Ou�t,i , a�lcnlial'deneit}'z�act will be-regRIred based on the con.pulcd lute pet acre of total dooclupmcnt. This section is in direct conflict with Texas Local Government Code, Chapter 212, Subchapter A, Section 212.003. Drainage plan A complete:drainage plan showing area discharge rates, pipe,: and channel flows, basin boundaries, storm intensrttes!'used, developedrunoff mitigation, if any, and overall proposed grading shall be prepared and submitted whenever a preliminary plat is required. The drainage plan must cover the entire area planned for development and the;adjacent land No preliminary plat will be approved until a drainage plan;is completed, and,approved by the City Engineer 37 *1 SubmittaL 11 1 a: Prior to submittal to the. city for approval, 6 folded print copies of the unsigned preliminary plat shall besubmitted to the City,Engineer for review and comments: No fees are due at this time,. and the Preliminary Plat will be returned with comment for correction within 10 working-1- days. a-b. P or to SuLnuttal to tLe c.lyk,r.approval, tl.c pr.Luuunty plat alaall llavc tlic app.uval vt •tl.c Brato.ia Cvuuty Diaulasc DLStLiut Nv. 4, if tlic psupcity is aduatcd ui I3Lawlla s•t• uatcd u. II 11a County. • b- c. A minimum of one drainageplan, fftccn (15) twenty two (22) folded prints of the corrected preliminary plat and one reproducible original shall be submitted for; approval at least ten (10) worlcuig days prior to a meeting of the cCommission without exception. • r d. Prints shall be accompanied by the completed form, in t. iplicat., entitled "Application fut. Ilelinlinary Approval ofSubdioision Platt' Preliminary Plat Check List and Application" (These forms may be obtained from the city upon request). d ei The owner shall along with the preliminary plat and, application fee, 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 the date of the examination; a description of the property in question, including a metes and bounds description of the tract; the name of the fee owner as of the date of the examination and the date, the file number, the date of filing, and the volume and page of any lienholders; and a general description of any easement or fee strips granted, along with the file number, the date of filing, and the volume and page of recording. f The draft of any protective covenants whereby the subdivider proposes to regulate the use of the 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. The city planning department shall check the preliminary plat as to its conformity with the master plan, t..ajvi at.ca thoroughfare plan, land use plan, zoning districts and the standards and specifications set forth herein or referred to herein. g h Pertinent copies of the preliminary plat data shall be submitted to the city engineer, and he shall check the same for conformity with the standards and specifications contained or referred to herein. h is The city planning department and city engineer shall return the preliminary plat data to the commission with their suggestions as to modifications, additions or alternations of 12 • such plat area. El The city —building i„spcctvr flood plain administrator shall be responsible for interpretation of base flood elevation information and boundaries of flood hazards as described herein and reflecting the tc,npurary base flood elevation standards for residential construction within the City of Pearland, Texas as set forth in Ordinance No. 372 532 and amendments thereof. k. Included': with the :Preliminary Plat. shall be a tree survey performed according to guidelines provided bythe City. Copies of letters of transmittal; of preliminary plat to private utility companies (electric; gas, cable and phone). m. For all projects outside the City esuing City sewer and/or water; the owner shall prepare and submit a letter to the City requesting :annexation into the City;. 47 On receipt of the preliminary plat and other information, the commission shall render a decision thereon within thirty (30) days. Such decision may consist of' approval, disapproval or conditional approval. Conditional approval shall not 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. All objections made to the preliminary plat, or conditions imposed, shall be furnished to the subdivider in writing. 5- 6. Preliminary approval will expire six (6) (12) twelve months after the approval by the city Planning:& Zoning Commission of the preliminary plat or -of -filial acdivais of a picli.ni.,ary gene pt sliali a tuvuth pciivl, btatiug tliviva u 5 the crlcuaavu. -tluo pciiva may oc ,iv yvul mulct/ of vac ycai. i-. Final Plat (Subdivision Plat) 1. No final plat shall be considered unless a preliminary plat has been excepted by rules, or'has been submitted and approved: 2. After the foregoing procedure has been complied with and a preliminary plat approved or conditionally approved by the city, the subdivider shall prepare 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. 3. The subdivider may at his discretion, after approval or conditional approval of a preliminary plat, file a fmal 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 27-3 ) 13 (B)(5) and (5) (6) hereof; provided, however, that such approval or conditional approval of the remainder of the preliminary plat shall be limited to a two (2) year period; provided further, however, that the city may, at its discretion, extend such period of validity. 4. Construction drawings of any proposed street or utility or drainage works must be submitted prior to the approval of the final plat. Final plat will not be approved until the approval of the construction plans. Construction drawing approval shall not extend beyond one year from the date of approval of the final platby the Planning, & Zoning Commission without being formally re -approved. 47 5. The final plat (subdivision plat) shall be drawn on t1a.,us lii..,u mylar in India permanent ink (or shall be a photographic reproductionvu 1incwhich is of equal or greater durability), and shall be one of the following sizes: 12" x 18", 18" x 24", 18" x 3G", 18" x 48", 24" x 36" or 227 X 347. This original tra�:.,g mylar is to be filed in the office of the county clerk as a permanent record. A duplicate ink un li...,,c inylar shall be furnished the city for its records. This plat shall be a minimum scale of one inch equals one hundred (100) feet and shall show the following: a. Title of the plat blAAA ldshall show: ' 1. The name of the subdivision and city and: county in winch it is located. 2. The legal description, mcluding description of; physical monuments 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 rehe p requirements of title examination. Tlat shall include a copy♦ of the field notes: The plat shall be a descriptive diagram 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, which 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. The total acreage and total number of reserves; lots and blocks. 4. The name and address of the owner fain aldicab utilcaa sivcu ILL lcttci u! tl ainn>ittal). If the owner is a company or corporation, the name of the responsi- ble individual such as the president or vice-president shall be given. 5. Tl.e name of th. n g.st. r. d prof satonal eusu.cctcg:.. The seal and signature of* registered professional land surveyor responsible for the plat. 6. Scale: One inch equals one hundred (100) feet minimum (show graphic scale). 14 7. Northpoint, (shown: as true or magnetic with theoretical deviation), north to be at the top of the sheet, if possible, or at the left side. 8. Date;. eEach revision shall bear a new date. 1 b. A location sketch, drawn to scale, inthe upper right corner of the plat, to show the relation of the subdivision to well-known streets, railroads and water -courses in all directions to a distance of at least one mile., prefciablc drawn in tlic uppci siE,bt-1sat R1 Loins of the slscct. c. The boundaries of the subdivision: 1. Ownership drawn in very heavy lines, with overall dimensions and bearings. Monuments shall be described on the drawing. All plat boundary, corners and temporary benchmarks must be in place at the time of plat approval; Lines outside of boundaries to be dashed. 3. Provide a tie to a well -established point for plats inside the city or to a survey corner if outside the city 'All plats must include at least one corner tiedao state plain coordinates and the City ofPearlandlatitude, longitude and mean sea level GPS grid, d. The name and adjacent boundary location of the subdivision, streets, easement, pipelines, watercourses, 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; if acreage, show as such. e. Show all streets and alleys with street names, R.O Ws widths measured at right angles or radially (where curved), complete curve data (R, L, P.C., P.R.C.& P T ),1,,n8th and bearings, charts, delta,;; radius, length and' tangent` At all corner lots, building lines must iatt parallel property lines: f All lot, block and street boundary lines, with blocks, andlots and reserves numbered or alphabetized consecutively. Building lines and easements shall be shown and shall be defined by dimension. All principal lines shall have the bearing given and deviation from the norm indicated. The plat must provide a note stating 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 or within 100'. (SeeNotes, below). 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 15 bearings, rounded to nearest. second. Curved boundaries shall be fully described and all essential information given; circular curves shall be defined by actual length of radius and not 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. Designate any sites for schools, churches, parks, sewage disposal plants, water plants, business, industry or other special land uses. If tl.e prot,use is u1il�uvw11, � J6116t as unr��t�ictd. The tracts for nonresidential use slwukl shall be labeled. aA, D, C, than vcks a11d lLI b. j. Watercourses .and ravines, showing high bank 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 the land. The acknowledgment shall be in the form required in the conveyance of real estate. The approval and acceptance of all lienholders shall be included. 1. A certificate by the registered professional ;�,��. land surveyor, duly authenticated, that the plat is true and correct and in accordance with the determination of surveys actually made on the ground. Also, the certificate should show whether or not the tract is within five (5) miles of the city limits of the city, measured in a straight line from the nearest points on the city limits, unless the information is shown in a suitable manner else where on the face of the plat (s e, assurveyor'a pates);: m. The final plat submitted to the city and to be filed for record with the county clerk shall not show the construction features such as curblines or public utility lines or other structures not involved in the title covenant. Plat notes required shall Include:` NOTES: 1 Pipeline easement buffer zone 2 Drainage easement must be kept clear of fences and obstructions Establish & show permanent bench mark with elevation shown(1 for every ten acres, 2 maximum) on plat. 4 Flood Plain Information a. Limits of floodway. b. 100-year flood plain contours, if applicable 16 c. Zone designation 5. Detention basins will be maintained by the owner (or homeowner's association, if applicable). 57 6, Submittal of final plat requirements will be available at City Hall as "Plat Submittal Requirements." A partial list of requirements follow. a. Prior to submittal for approval, 6 folded prints of the unsigned Final Plat shall be submitted to the City Engineer for review and comments No fees are due at this time, and the Final Plat will be returned with comment for correction within 10 working +4 days. a i:Prior-to-submittal-for'tinproiral-to-the-city; the p 6b1natu1eb af tlie BlaLoliaCounty ,Diaitiat. Dlbt1I.,t NU.Cuiim..alVII b, IproL. p IS bl ua OurItyr kd Contiol ct Four (4) Twenty two (22) folded prints of the corrected final plat ando1gina1 ls4uing two (2) black ink on mylar with live signatures shall be submitted for approval with the wiiltcll appliCativ.i 1 appipvalcompleted "Final Plat Checklist and Application' form at least seven (7) ten (10) days prior to a Planning and Zoning Commission meeting without exception. .Feesare to he pahlatihis time. • Uponicquat crntl rnuucdiatdy pan tu flhuisu submittal of the final plat for'EPproVal, the original tax certificated the Od letter or title certificate required in section 27- 3(-C-)(p)(3)(d) (e) shall be brought up to current date by a supplementary report from the title guaranty company or title attorney. th • A copy of the final exectited restrictive covenants to govern the nature of the use of the property shall be submitted. The city may, in the public interest, require that the restrictive covenants be filed simultaneously with the plat. A copy of theinalHoustou ifighting &Power Company address plat shall be submitted to the city for its records. g Computer disc -of; the plat and construction drawings shall be subnutted with the final plat. This Plat-mustincltide at least one corner tied to state plain coordinates and the City of Peailand latitude, longitude and mean sea level GPS 67 7. Upon the filing submittal for approval of the corrected final plat and supplementary material, the city shall render a decision within thirty (30) days of receipt thereof. The decision may consist of the approval, disapproval or conditional approval as defined in section 27-3(C)(B) (4)(5) and (5) (6), hereof. 17 8; Final approval will expire one year after city action granting 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 the reasons for needing the extension, this period may at the discretion of the city be extended for another year, but not beyond that period. (Ord. No. 58, § III, 4-18-63; Ord. No. 58C-1, §§ 1, 3, 6-14-71; Ord. No. 421, § 3, 3-3-23-81; Ord. No. 421-1, § I, 8-22-83) D. Minor Subdivisions. Plats for minor subdivisions of land into 4 or fewer lots ,fronting an existing street, and not requiring creation of any new street or the extension of municipal facilities, may be approved by the City Engineer. and City Attorney, without submission to the Planning & Zoning Commission. The City Engineer and City Attorney may, for any reason, elect to send a plat for a minor subdivision to the Commission for approval. Any plat for which approval is withheld by the City Engineer and City Attorney shall be presented to the Commission within thirty (30) days of receipt by the City Engineer. Section 27-4. GENERAL REQUIREMENTS AND MINIMUM DESIGN STANDARDS. A. Streets and Alleys 1. General: The street pattem of a neighborhood should provide adequate circulation within the subdivision and yet discourage excessive through traffic on the local streets. This may be accun,pan..Al accomplished by providing adequate major thoroughfares spaced at approximately one -mile intervals in accordance with the general plan for the city and a.a,uizJaiy through collector streets within the neighborhood spaced at about half -mile intervals to provide reasonable access to all points in the neighborhood. 2. Major street location, alignment, width and cross section shall be determined by the city. 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 location to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation 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 streets in a subdivision shall either: 1. Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or 18 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 city. d. Where a subdivision abuts or contains an existing or proposed di Liial sheet thoroughfare, the city may require marginal -access streets, reverse frontage with screen planting contained in a 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. Where a subdivision borders on or contains a railroad right-of-way or limited - access highway right-of-way, the city may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts or for commercial or industrial purposes in appropriate locations. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separation. f. 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. g. Street jogs with centerline offsets of less than one hundred and twenty five (125) feet shall be avoided. h. A tangent at least one hundred (100) feet long shall be introduced between reverse curves on arterial and collector streets. i. Streets shall be laid out so as to intersect as nearly as possible at right angles, with an allowable variation of ten (10) degrees on minor streets and five (5) degrees on major or secondary collector streets subject to approval of the city. j. Property lines at street intersections shall be rounded with a radius of twenty (20) feet or of a greater radius where the city may deem it necessary. k. Street right-of-way width shall be as shown in the comprehensive master plan of the city and where not shown therein shall be not less than as follows: 19 STREET TYPE Major thorotighfare MINIMUM IUGHT-OF-WAY WIDTH (Feet). 120 Collector 80 Minor 50 Minimum open ditch section --- (See Exhibit "A" for further detail) To be cletemined by City isoliENIBRDtM- ajar tliorougldarc t otic.,tur. Minor, fur multifamily co ao Marginal acuuss 9tf M;n:nturn opvrunucd Ly Cdy (Se l cl1L.t "A"f r furtlhcrdctail) . or, rur oul..r LwlQ..uwb ,r Gui gau.a ,nstau� 1. Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the city finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided, the other remaining half of the street shall be platted within such subdivision, in accordance with section 27 G 27-7 of these regulations. Inside the city limits, the partial street may be dedicated, with a one -foot reserve in fee along the property line. Outside the city limits, the following note shall be used on such partial street. "This one -foot strip is dedicated as an easement for all utility purposes including storm and sanitary sewers and shall automatically become dedicated for street purposes when and insofar as a one -foot strip adjacent to it is so dedicated." 20 Provisional one -foot reserves shall be used along the side or end of streets that abut acreage tracts, as follows: "One -foot reserve dedicated to the public in fee as a buffer separation between the side or end of streets in subdivision plats where such streets abut adjacent acreage tracts, the condition of such dedication being that when the adjacent property is subdivided in a recorded plat, the one -foot reserve shall there- upon 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)." m Dead-end streets: 1. Culs-de-sac (dead end streets with turnaround) shall not be longer than six hundred (600) feet and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least eighty (80) feet, and a street property line diameter of at least one hundred (100) feet except where 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 a street more than four 06.hundred fifty (400 250) feet long that will be extended in the future and noted thus: "Cross- hatched area is temporary easement for turnaround until street is extended (direction) in a recorded plat." provide Copp of temporary easement fortumarounds at time ofpreluninaryplat submittal. n. Street grades shall be approved by the city. (See:Eaibit. A) o. Trees au�l bill; .,arusut ihalt not be planted in the street rights -of -way except in accordance with a- landscape plan approved by., the Planning and Zoning Cornmisston' p• Q• ,e sid. wail. �s a m,n.mum Of a. vet (7) f ,t. 1. ca uiay be pp1ovid..d tlw. Streets on Luu.prcl,. um.v.. Thoroughfare Pplan. Where a subdivision embraces a street as shown on the cempreh.,,.D;v.. Thoroughfare Pplan of the city, such street shall be platted in the location and of the width indicated by the Lo...p.cl.. u�.v.. Thoroughfare Pplan. Curbs. Curbs shall be installed by the subdivider on both sides of all interior streets. 21 r. Street names. Names of new streets shall not duplicate or cause confusion with - the names of existing streets, unless the new streets are a continuation of or in alignment with existing streets, in which case names of existing streets shall be used. s. Streetlights. Streetlights shall be installed by the subdivider at 300 feet intervals and at all street intersections within the subdivision and in cul-de-sacs. Provide for street light easements. t. Street and traffic control signs. Street and traffic control signs shall be installed by the _subdivider at all intersections within or abutting the subdivision. Such signs shall be pivvid,1 by tl., city, and shall L. installed in accordance with city standards. of the city w,th tl.e wsl claigtd to the & cloYer. Stub streets. When required by the city, stub streets or<:R.O W.`are to be provided for future extension into adjacent developments. :Stub streets to be l extended in future development shall be so signed and barricaded as a condition for final acceptance by the City. 4. Alleys a. Alleys shall be provided in commercial and industrial districts, except that the city may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed. b. The minimum width of an alley shall be twenty (20) feet. c. Alley intersections and sharp changes in alignment shall be avoided, but where necessary corners shall be cut off sufficiently to permit safe vehicular movement. d. Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turnaround facilities at the dead end, as determined by the city. B. Blocks 1. The lengths, widths and shapes of blocks shall be determined with due regard to: a. The provisions of adequate building sites suitable to the special needs of the type of use contemplated. b. The requirements as to lot sizes and dimensions. 22 c. The needs for convenient access, circulation, control and safety of street traffic. d._ The limitations and opportunities of topography. 2. Block Lengths a. The minimum block length shall not be not less than tl.rec hundtcd (300) two hundred: fifty (250) feet. b. The maximum block length for residential subdivisions shall be one thousand two hundred (1,200) feet, measured along the center of the block exceptunder special conditions and upon approval by the city. c. The maximum block length along a major thoroughfare shall be one thousand six hundred (1,600) feet, except under special conditions and upon approval by the city. Block lengths are measured from the center line of the intersecting street; 3. Sidewalks shall be provided in all subdivisions. ;Ltvlltnt..lle/ a1 lit 1c611. utlal, as ��t ttJltl1 at t11c fv}lvW;11s p..1fnuiaut.c ataudal.in. Sidewalks shall be installed prior to the issuance of a certificate of occupancy for a building or residence constructed upon a platted lot-;. and shall bon e cstructed m accordance with specifications estabhshedby the city and on • file wrth the planning department No maintenance bondswill be retumed by the City unless sidewalks are completed or sufficient funds_are provided and_depostted wtth_the tarty for their construction:; L. Lots 11 win biUt, o1 411 ivblut. pcC.iIla.at10u5 c ..pattlncm. a11d11 (ic wuatl u..LCa 111 awvlUau..c wt • cfot Ly tiro city au.l vu fist wills t110 p 1. The lot size, width, depth, shape and orientation and the minimum building setback lines shall be applvp1iatc fvr th. 1ucaGvu eftL1 bULd•VIaivu at11 fv1 tilt tyt,c of dc�elvpntent a111 us. cetttvntplatcd. consistent with the Land Use and Urban Development Ordinance. 23 2. Lot dimensions shall be as follows: a. Residential lots served by a public sewer: I. Residential lots fronting on any city street where served by the public sewer shall comply with all regulations as set forth in the Lland Uuse and Uurban Ddevelopment Oordinance of he -city- 2. Residential lots fronting on any city cul-de-sac, where served by the public sewer, shall have a minimum front width of not less than thirty-five (35) feet and shall meet all the regulations of the Lland Uuse and Uurban Ddevelopment Oordinance. of the . b. Residential lots where not served by the public sewer must meet state health standards_ al,cll l,u u, w,1th at the L1111d1118 i,avc an coca ,000) as f.,ct fu, l,oalth cued sanitaiion purpobeb. Such lots shall be laid out keeping in mind the possibility of resubdivision at such time as sanitary sewers become available. c. Depth and width of properties reserved or laid out for church, club or other semipublic 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 appropriate building setback from and orientation to both streets. When such lots side upon a major thoroughfare or collector street, no driveway or garage entrance shall enter on the 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 provid.,, by .aca„s of a public st.ccl, each lot with satisfactory access to au ., istiug a 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 GaSG,,,.,,h reserve of at least t..n (10) six (6) feet or a fencing reserve of at least two (2)"feet, and across which there shall be no right of access, shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use. Planting .'screen plans and specifications and fencing plans and specifications shall be submitted with construction plans to beapprovedby the City Engineer. Easements may cross planting screen reserves" and fencing reserves but shall not run with the reserve: 24 Maintenance of said reserves shall ,be the responsibility ,of the :developer or, the Homeowners Association and so indicated on the final plat. 6. Side lot lines shall be substantially at right angles or radial to street lines. 7. Development adjacent to floodplains. Land platted in the floodplain shall comply with the provisions of Ordinance 372 532 of the city. 8. No access shall be granted to a residential zoned lot froma major thoroughfare. A note to this effect shall be properly; entered on the plat to be recorded. , D. Building Setback Lines. (3) cuuai. side of cotnci lvta, fillc..4 (15) fcct bct W ee.. I.vuacs at sills, n.ininiunz s. uscS. backing-and-tnininnmt-twentrfoot-buiidingline-on-side-when-iotr are -siding; ivut Duikluis lai cabGb wucac I" I arc rc p. L. V c ill of all lvtb and tcn (10) fwt vu tln. Conzniercial,-industtial ur othci bpecial uscS otlrei than r.sidcrttial. ljaunt pruperty has aside,.uts tacmg, a numn.usi. twenty -live -iv inc is nquiroa. (b) Minimum tun -foot building line on th.. Gout of all lutb and LAI (10) fca on tln. Ji�1c0feoruei lVt,. For lots platted within the city Iimits, building setback lines shall conform to the Land Use and Urban Development Ordinance For lots platted within the Extraterritorial Jurisdiction, a minimum twenty-five (25) feet on the front of all lots and ten (10) feet on the side of corner lots shall be required. (4) 1 Transition building lines having a minimum angle of forty five (45) degrees are to be 25 provided where an offset in building lines is greater than five (5) feet. (5) 2. Where residential lots back upon industrial areas or other land uses which may pose a hazardous effect on the residential property, an additional building setback may be required by the city. (6) 3. In all cases in which residential lots in a proposed subdivision are crossed by or come within one hundred (100) feet of any existing vdl sac pipeline transporting flammable and/or hazardous materials or pipeline easement, the subdivider shall, prior to and as a condition of city approval of the subdivision, execute the following waiver and hold harmless agreement, which shall be duly acknowledged in the manner provided by law, and which shall thereafter be recorded in the appropriate deed or other permanent county records: "(Subdivider), by and through its duly undersigned and authorized officer, does hereby state that it fully realizes that it is applying for a permit from the City of Pearland to build within 100 feet of an existing vil �gab pipeline or pipeline easement, and that the City of Pearland considers building near such pipeline or pipeline easement to have certain inherent dangers, including, but not limited to, explosion and release of noxious, toxic and "flammable substances. For the aforementioned reasons, (Subdivider) does hereby RELEASE and agrees to forever HOLD HARMLESS the City of Pearland, Texas, its officers, successors and assigns from all liability in anyy way arising from the building, use or habitation of the structure described in the said permit." At the end of the cul-de-sac,'bu lding setback width may; be reduced 5' for lots; drtvesways;inside the; cul-de-sac arc. E. Public Use and Service Areas. Due consideration shall be given to the allocation of areas suitably located and of adequate size for playgrounds and parks for local or neighborhood use as well as public service areas. 1. Public open spaces: Where a school, neighborhood park or recreation area or public access to water frontage, shown on an official map or in a plan made and adopted by the city, is located in whole or in part in the applicant's subdivision, the city may require the dedication or reservation of such open space within the subdivision up to a total of t'L.r (10) pc r ceut of the g`,. fi uutasc of tiro ,lvt, ffi pcu h, achwl or 166ica- tion pui posts. in accordance with the City's Park Dedication Ordinance n effect at the time ofplatting. 26 2. Easements for utilities: Except where alleys are permitted for the purpose, the city may require easements at least ttn (10) fwt sixteen (16) feet wide, for poles, wires, conduits, storm and sanitary sewers, gas and water or other utility lines, along all rear lot lines, along side lot lines, if necessary, or if, in the opinion of the city advisable. Easements of the same or greater widths may be required along the lines of or across Tots, where necessary for the extension of existing or planned utilities. Water and sewer easements ten (10) feet wide shall be provided on each side of all streets rights -of -way adjacent to theright-of-way line. 3. Drainage easements: a. Where a subdivision is traversed by a watercourse, drainage way, bayou, channel or stream, there shall be provided a storm water easement or drainage right-of- way conforming substantially with the lines of such watercourse, 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 easements shall be determined by iaG:ct Alun,b4. the City Engineer. b. Easements for drainage adjacent to lots, tracts or reserves shall be noted: "This easement Mall be kept clear of fences, buildings, plantings and other obstructions to the operation and maintenance of the drainage facility and abutting property shall not be permitted to drain into this easement except by means of an approved drainage structure." 4. Platting of public streets or easements across private easements or 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 easements 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 lines and building setback lines shall be shown at a distance of ten (10) 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 27 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 within the plat crossed by proposed streets or other public easements an instrument granting to the public the use of the public streets or easements over and across the 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 city to be filed for record along with the plat. 2. The developer shall furnish the city with a letter from the holder of the private easements or fee strips in question stating that arrangements for any required adjustments in pipelines, electric transmission lines, or other similar facilities have been made to the satisfaction of the holder of the easement. 5. Community assets: In all 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 attractiveness and value to the property. Need preservation language. (Ord. No. 58, § IV, 4-18-63; Ord. No. 58C-1, § 2, 6-14-71; Ord. No. 421, § 4,3-23-81; Ord. No. 58E, § 1, 7-22-85; Ord. No. 421-3, §§ 1, 2, 8-10-87; Ord. No. 421-5, § 1, 8-8-88) Section 27-5. REQUIRED IMPROVEMENTS A. General 1. When a preliminary plat of a subdivision has been approved, the developer shall submit to the city plans and specifications for all improvements pertinent to the subdivision. The city shall within thirty (30) days of receipt of the plans and specifications approve same if they conform to the requirements of these regulations, or disapprove same giving its reasons therefore in writing to the subdivider. Thereafter, when the subdivider has met the objections, if any, the city 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 27-3(€%B), Preliminary Plat, are subject to the final determination of the conditions of such approval. 28 2. Before 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, tl,rte (3) two (2) complete sets of approved plans, specifications and contracts including performance, payment and maintenance bonds covering the construction, in the form of plats, sketches or other satisfactory written specifications shall be filed with the city. These shall show such features as roadways, cross sections, and longitudinal slope for drainage, full description of proposed pavement or street improvement, its grade and slope, overlot grading elevations for all lots in the subdivision and the edges of all lots and easements, dimensions and specifications con- cerning public utilities to be installed showing the proposed position on the ground, specifications of materials and construction, and profile maps of all sanitary 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 for 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, and shall so Indicate by his formal certification of the completed work, and the submittal of that certification to the City before acceptance' by the City Cogged.. 5. Guarantee of performance. a The Crty Engineer shall, front time to time, inspect the construction of improvements while in progress, and he shall, tiport request of the developer's. engineer,• inspcbti. such 'improvements upon completion', ; of construction Construction work will not be•pemritted on Sundays All City inspector's time inspecting construction work performed on` Saturday; or designated holidays shall be paid fiilly by the Contractor or Developer, including overtime premium. After final inspection, he shall notify the city %council in writing as to his findings The, city council:: may reject ,such. construction only if tt fails to comply' with -the standards and specifications contained or referred to herein If they reject such construction,: the city attorney shall proceed to enforce theguarantees provided in this chapter. a b. A certificate by the City Engineer, stating that the construction conforms to the specifications and standards contained or referred to herein, must be presented to the city council priortu for final acceptance of the subdivision. Prior to final acceptance by the city council the bubdividc, contractor shall file with the city a bond, executed by a surety company holding a license to do business in the State 29 • of Texas, and acceptable to the city, in an amount equal to fifty (50) twenty (20) per cent of the cost of the improvements required, as estimated by the city engineer, conditioned that the subdividcrcontractor will keep and maintain such subdivision improvements in good condition for a period of two (2) years after the acceptance of the subdivision by the city. Such bond shall be approved as to form and legality by the city attorney. The subdividurcontractor shall file with the city a complete set of reproducible aJ-builtconstruction record drawings of the subdivision, which shall include water, sewer, storm drainage, streets and other public utilities. The City Engineer shall, Soth line, to tirtlo, i11JpVLt t11L LVrlbtluktiurl of HA. iml,rovem. its IV in pi O6resb, alld llc J11 , Lngmcel, 1nJp .ct suLL 1 if/1 vciueutb ul/orl wuiplctiuu of .sOubtiuctiow pall{ Luriy.lry U1c t,ufU the ul:1Jovctoper,.uIc. I11141 I11J1/eet'lo11, lac Jl1al1 uutify tlic city wuucil iu w11t1u6 aJ to rub tiutl1116a. 111c cuuQiu: H1tt.4 Lily Luu11Lil may lyc�t JLL�.(1 L,ulibt1 Ul.11V11 Vllly 11 1t faLLJ to t.ullll/ly will( t111. bal lt3 an U Sp/LA/ull.auvua c 1` LuustLLell011, the City attorney shall Y1wlAs to cufulw tllc 6ucuautwS'prOVided 111 t111J l.11aptcr: u1 1l.fGlr cd to 11c1ciu. If t1icy 1L..l.l.l JUL. 6. There will be no participation by the City of Pearland in the cost of any of the underground utility lines within the subdivision except in the event of the requirements for oversize lines to serve land area and improvements beyond the subdivision in question, or to serve other subdivisions unless the same. owner/developer, owns the adjacent land or subdivision Each installation of this character in the terms and extent of city participation will be considered individually upon the merits of each facility and the conditions involved. Trunk lines of such systems to serve the subdivision under consideration will be considered upon each facility'sindividual merits for each subdivision. Off site, along side, and oversize improvements will be subject to participation only upon the city's agreement to participate. 7. Street improvements, curb and gutter, storm sewer and pavement: The subdivider of each tract of land will be required to construct, at his own expense, those improvements required to serve the land platted as determined by the Planning and Zoning commission. Such improvements may include streets, pavement, curbs and gutters, storm sewers, lab testing and any other improvements, all as required by the City Code of Ordinances and city approyed specifications. The subdivider shall install, construct or reconstruct the same, all according to current City of Pearland standards and specifications as provided in such ordinances, and shall pay all costs including engineering costs covering design, layout and construction supLlviMiurl by Vac city inspection and: certification by a professional engineer: The Planning and Zoning commission may require deposit of an 30 escrow with the city, of an amount sufficient to pay for improvement of one-half of the street and all adjacent improvements. Two copies of the 13detailed, approved construction plans, including plan and profile for each street, shall be filed with the submission of the final plat in the same number of cupica as icqui.cd of the final subdivision plat, and failure to supply the same shall be grounds for a denial of the final plat. Streets shall be built to the standards required for the classification such street carries on the city's thoroughfare plan. For medians required by the city for traffic separation and extra traffic lanes required by the city for turning movements onto public streets, the city may require, but shall not pay for, medians or extra lanes required to provide safe ingress or egress for the subdivider's property. - City water and sewer lines within 300' of the platted development boundaries must be connected to provide city water and sewer to all platted lots. B. Minimum standards: 1. All requirements in this Ordinance notwithstanding, the minimum standards and specifications for all improvements within a subdivision, including but not limited to, storm drainage, street pavement, sidewalks, alley payment pavement, sanitary sewers and water lines, shall be those minimum standards and specifications as determined and approved by the city council from time to time and on file in the office of the planning department. Full compliance with said standards and specifications in each subdivision shall be a prerequisite for the final approval of a plat by the city. (Ord. No. 58A, §§ 1, 2, 10-24-68; Ord. No. 58B, § 1, 5-25-70-; Ord. No. 58C-I, § 4, 6-14-71; Ord. No. 58B-1, §1, 2-23-76; Ord. No. 421, § 5, 3-23-81; Ord. No. 421-2, § 1,'5-12-86) ED"Dxrheaisiniasge; anB attachetd • Until or.:modifiedbyCouncilthe attabgnitAtanddardsforSeeConstruction,"odEbit B, ,DesgnStndcahredds E..foxrh mproemens;',shall be metby allevelopmentiSbtiot rATi, m the City of Pearland junsdietion :: eniek.ProVidectotherwise, minimum standards referred to herein shall: be interpreted for the City.by'the City Engineer Supplemental, to specifications and standards existing at the time of the adoption ofthis Ordinance, the City Engineer shall promulgate or amend rules,. regulations, standards and specifications for the constmetion, installation, planning, design, inspection, location and arrangement of streets, curbs, street .lights, street signs, alleys, utility layouts,; easements, wastewater collection and;treatment systems„drainage systems and other public works improvements. ' He "shall file same with the City:Secretaty at least thirty (30) days before.they shall: become effective. None ofthese promulgations or amendments shall` conflict with this. or any other Ordinance of the'City of Pearland. 31 Section 27-6 PRIVATE STREETS. A. Defmition. Any area, parcel, or strip of land whether or not the same to be depicted or shown as such on any plan, map, or drawing, and which is not a duly dedicated and established public street of and in the city which provides access from any public street to any building or buildings and to which buildings there is no other access from such public street than over the area, strip or parcel of land in question. The term "private street" as used in this section shall also include any area, strip, or parcel of land whether or not the same is depicted or shown as such on any tttat,, plan um plat. whitall pruvidus acouttoutiott Lk.twvclt any twv (2) puhlil, SttcutS II/ tltc oily a&Rl wineirthe-general-ptiblie-is-permitted-to-nse-fcrr-the-purpose-oftraveling-fronr one -of -strait public uSc Such aica, Stflp, Ot patccl Ol lan 9 tt to lact tt .loc5 Sv ana it uSc t5 fIOL OI I utu faut that tlt,.t., maybu pub tud Sisttb yt.,Itibititt8 Snu 1t uau uy utu pttblit. Shall uvt Sufli..c tv I.wp tLc atca ftvtn bcnt8 uunal tctFa Yuvatc Sltc t uudetthe-term5 clt uSc. LltauD, vt wal..luucu. y gatcs, B. Exceptions to defmition. Notwithstanding the foregoing definition, however, the following shall not be considered "private streets" within the purview of this section, namely: I . Any driveway designed principally to provide access to the outbuildings appurtenant to any principal building, or to provide access to delivery platforms or the entrances of a building appropriate for the delivery thereto of goods or merchandise; 2. An area appurtenant to a store or a group of stores, offices, a thuatt u theater, a church or any similar establishment, designed primarily to be used as a parking space by customers or patrons of the establishment or group of establishments in question; and 3. An entrance way or roadway designed to provide entrance to and/or communication or passage between the several units of a single industrial establishment or of a group of such establishments which are under common control or management; provided such industrial entrance way or roadway shall be considered a private street under the terms of this section if it has entrances upon two (2) or more public streets, unless there are at each of such entrances, gates, chains, or watchmen by which all persons are prevented from using the same except those employed by or having business to conduct at such industrial plants or establishments in question. C. Submission of plats. I . Platting. Every person, firm or corporation desiring or intending to open, lay out, grade or otherwise improve any private street as defined in this section or desiring to erect any building which shall have over any such private streets its access or its principal access to any public street in the city, shall before opening, laying out, grading or otherwise 32 improving such private street and before applying for a building permit for the erection of any such building, first cause a map or plat to be made of the entire area owned by him or under his control into or across which such private street is to be laid out or opened and shall file the same with the city planning and zoning commission for its approval or disapproval. 2. Specifications. Each plat submitted shall accurately describe the entire tract or area of land giving the dimensions thereof and indicating the location of all public streets touching or crossing the same; and shall show the location and dimensions of all buildings within the area and of all buildings which it is proposed to erect therein, with an indication of the location of the principal entrances of each building, and of how access is intended to be had thereto from the nearest public street. On such map there shall also be shown the proposed location and the dimensions of any private street proposed or intended to be opened, laid out, graded, or improved thereon. If the area is proposed to be used for the erection therein of four (4) or more separate buildings, exclusive of outbuildings, designed primarily for residential purposes, the map shall also show the division of the area into lots in accordance with the sales, use or development intended to be made thereof. Plat submittal shall be in accordance with section 27-3 of the Code of Ordinances. 3. Required Information. The face of plats containing private streets shall also show the following information: a. Number of buildings (containing dwelling units) b. Number of dwelling units c. Location of building entrances d. Number of off-street parking spaces required e. Number of. off-street parking spaces provided f. Location and demonstration of access to existing and proposed fire hydrants Planned unit development lot or dwelling unit and open space data analysis to include: a. Total number of lots or dwelling units b. Total area of lots or dwelling units (in square feet and acres) c. Average lot or dwelling units area (b=a in square feet) d. Typical lot or dwelling units size (length and width) e. Total area of common open space (in square feet and acres) f. Average common open space per lot (e=a) g. Lot or dwelling unit plus common open space (c + f) h: Total area for: Street rights -of -way (both public and private), unrestricted reserves, drainage easements or other areas in square feet and acres i. Dwelling unit density (a= total gross area of project, exclusive of unrestricted reserves) 33 D. General requirements and design standards for private streets. . General arrangement and layout. The pattem or layout of the street system in any project should provide for the following basic design concepts: a. I4ovi a Adequate vehicular access to all buildings and facilities within the plat boundaries; b. ijovidc a&quatl. Interior traffic circulation and access to all buildings containing dwelling units by fire fighting personnel and equipment. c. Picoo id, a Adequate access to the existing public street system adjacent to the boundaries of the plat, and; d. Be so designed to allow for the smooth flow of vehicular traffic, avoiding such traffic hazards as closely off -set intersections, angular and multiple point intersections, jogs and other design features which would induce a hazard to vehicular traffic and the occupants of the project. 2. Width. Private streets shall have a minimum unobstructed paving width of twenty-eight (28) feet. If parallel pmlung is propoacd alvug tLc piivalc eiicot, aldit;vual pavufg w:dtl. will Lc acquired to accupal lu ig 3. Dead ends, Cul-de-sacs, L-type and T-type turnarounds. Dead-end private streets shall be terminated by a circular cul-de-sac having an outside roadway diameter of eighty (80) feet or a T-type turnaround design approved by the city. A. 54_ Naun.a. St11.4 nmuca shall b� dc;iguaA.d on any private, street, driveway, ui acGwa La any plat subrnilt..d to the city poval. Length of dead-end streets. No dead-end private street shall extend further than three hundred (300) feet from the nearest right-of-way line of the intersecting public or private street measured along the center line of said private street to the center of the circular turnaround (cul-de-sac) or the outer limit of the paving in the T-type or L-type turnaround configuration. Er. 51.. Intersections. In those instances where a private street intersects with a public street paved with dual roadways and esplanades, the private street should be located at an established esplanade's opening. Private streets shall not be direct (straight line) projections of any public street, except in those instances where such extension is at an intersection with a public street paved with dual roadways and esplanades. Intersections of all streets shall be at right angles with variations not to exceed ten (10) degrees. Right angle intersections of private streets shall have a twenty -foot radius at both comers. a.� 5- 6. Multiple access points to public streets. All projects containing private streets shall have a private street system so designed to provide adequate emergency vehicular access. 34 r (Ord. No. 421-1, § 2, 8-22-83) Section 27-7. EXCEPTION aA. Where any, street forms any part of the boundaries of a subdivision and some part of the width of the street has been dedicated or committed to improvement, then the subdivider shall be required to dedicate and/or improve the balance of the width of any such street, but otherwise no improvements shall be required as a prerequisite to the approval of the plat for any existing dedicated street forming a boundary of a subdivision. bB. Large tract residential subdivisions: Where a parcel is divided into larger tracts than standard minimum sized residential building lots, such parcels shall be so divided as to allow for the opening of major thoroughfares and the ultimate extension of adjacent minor streets. The city may vary the other requirements of these regulations in such a manner as the general welfare of such area may require to permit such large tracts. Where such large tract subdivision is on the basis of lots of five -eighths acres or larger, the subdivider may develop improvements for storm drainage, street pavement, sidewalks, alley pavement, sanitary sewers, and water lines according to the minimum standards and specifications for large lot subdivisions as determined and approved by the city council from time to time and on file in the office of the'planning department. Full compliance with said large lot standards and specifications shall be a prerequisite for the final approval of a plat by the city. cC. Where subdivision is unit of a large tract: Where the proposed subdivision constitutes a unit for a larger tract owned by the subdivider, which is intended to be subsequently subdivided as additional units of the same subdivision, the preliminary and final plats shall be accompanied by a conceptual development plan of the entire area. (Ord. No. 421, § 6, 3-23-81; Ord. No. 458, § 1, 7-11-83; Ord. No. 421-1, § 3, 8-22-83) Section 27-8. EXTENSION OF EXTRATERRITORIAL JURISDICTION. aA. Pursuant to Article 970a, Section 4 of the Revised Civil Statutes of the State of Texas, this chapter is hereby extended in its application to include all of the area within the extraterritorial jurisdiction of the city. The provisions of this chapter shall have the same force and effect within the area of extraterritorial jurisdiction as within the corporate limits of the city, except as provided in state statutes and subsections (b) and (c) of this section. bB. No violation of any provision of this chapter outside the corporate limits of the city, but within such city's area of extraterritorial jurisdiction, shall constitute a misdemeanor. cC. In the event any provision of this chapter is violated within the area of extraterritorial jurisdiction of the city and outside its corporate limits, the city may institute any appropriate action or proceedings in the district court to enjoin such violation. (Ord. No. 189, 2-26-70; Ord. No. 421- 1, § 4, 8-22-83) 35 Section 27-9. ADOPTION OF THOROUGHFARE PLAN A thoroughfare plan of the City of I Gallall d, Ta nab is hereby adopted by the city council and placed on file in the office of the city secretary. Such plan shall be a part of the Comprehensive Plan and bears the icgt-dll title "Thoroughfare Plan of the City of Pearland, Texas." Such Thoroughfare pPlan shall be from time to time updated and approved by ordinance of the city council. (Ord. No. 421-1, § 5, 8-22-83) Section 27-10. AMENDING PLAT. (Ordinance No. 421-6) aA. The Planning and Zoning Commission may approve and issue an amending plat, which may be recorded and is controlling over the preceding plat without vacation of that plat, if the amending plat is signed by the applicants only and is solely for one or more of the following purposes:: 1. to correct an error in a course or distance shown on the preceding plat. 2. to add a course or distance that was omitted on the preceding plat. 3. to correct an error in a real property description shown on the preceding plat. 4. to indicate monuments set after the death, disability, or retirement from practice of the engineer or surveyor responsible for setting monuments. i 5. to show the location or character of a monument that has been changed in location or character or that is shown incorrectly as to location or character on the preceding plat. 6. to correct any other type of scrivener or clerical error or omission previously approved by the municipal authority responsible for approving plats, including lot numbers, acreage, street names, and identification of adjacent recorded plats. 7. to correct an error in courses and distances of lot lines between two adjacent lots if • Aa. both lot owners join in the application for amending the plat. Bb. neither lot is abolished. Dc. ,the amendment does not attempt to remove recorded covenants or restrictions. Dd. the amendment does not have a material adverse effect on the property rights of the other owners in the plat. 8. to relocate a lot line to eliminate an inadvertent encroachment of a building or other improvement on a lot line or easement. 36 9. to relocate one or more lot lines between one or more adjacent lots if Aa. the owners of all those lots join in the application for amending the plat. Bb. the amendment does not attempt to remove recorded covenants or restrictions. ec. the amendment does not increase the number of lots. 10. to make necessary changes to the preceding plat to create six or fewer lots in the subdivision or a part of the subdivision covered by the preceding plat if: Aa. the changes do not affect applicable zoning and other regulations of the municipality. Bb. the changes do not attempt to amend or remove any covenants or restrictions. Ec. the area covered by the changes is located in an area that the Planning and Zoning Commission has approved, after a public hearing, as a residential improvement area. bB. Notice, a hearing, and the approval of other lot owners are not required for the approval and issuance of an amending plat. An amending plat does not require the approval of the Drainage Commission. r cC. dD. The provisions of this section shall be applicable only to those areas of the City which are, or may hereafter be, zoned as R-1, R-2, R-3, R-4, or MF. Section 27 11.. ;:VARIANCES TO SUBDIVISION REGULATIONS Thecommission may authonze a vanance fronrdiesc, c Llatvibthe requirements of this chapterwhen m its opuuon, undue hardship will result from requiring strict can omplice: In granting a variance, the commission shall;presenbe;'.only conditions that it deems necessary to or desirable in the public interest. In making the findings herein below required, the commission shall take into account the nature of the proposed use of land involved, existing uses ofland mthe.vicinity, the number of persons who will reside or work m the proposed subdivision, and the probable effeatltatich variance upontraffic conditions and upon the public: health,, safety, convenience. and welfare in the vicinity, No variance shall be.granted unless; the commission finds` A' That theta are special circumstances or conditions affecting the land] involved such that; the strict applioatioif of the provisions of this chapter would deprave the applicant of the;reasonable:use of his land; and 37 B. That the variance is necessary for the preserVation and enjoyment of a substantial property right of the applicant; and C. That the granting of the variance will not be detrimental to the public health, safety or welfare, or injurious to other property in the area; and . D. That the granting of the variance will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of these regulations. Such findings of the commission together with the specific facts upon which such findings are based, shall be incorporated into the official minutes of the commission meeting at which such variance is granted. Variances may be granted only when in harmony with the general purpose and intent of these regulations so that the public health, safety and welfare may be secured and substantial justice done. Pecuniary hardship to the subdivider, standing alone, shall not be deemed to constitute undue hardship. 38 EXHIBIT A CITY OF PEARLAND DESIGN STANDARDS FOR STREET CONSTRUCTION 1.1 SCOPE. Unless revised by action of City Council, these standards are to be adhered to in the design of all streets and roads within the City of Pearland or within the City's Extraterritorial Jurisdiction. Unless in a large:"lot subdivision, all streets within the City Limits and/or Extraterritorial Jurisdiction shall be of reinforced portland cement concrete construction with curbs designed in accordance with current Portland Cement Association practices; shall be of the minimum thicknesses and minimum widths specified in the following sections, shall L.. co.,structed-ou a cci;cu.t.unl of G 'wax., of licca stal,iliL1/4,1 ad.. and shall be drained by an adequately designed underground storm sewer system. Minimum gradient of curb'& gutter streets shall be 0.35% unless approved otherwise by the City Engineer. 1.2 MINIMUM SECTION FOR MAJOR THOROUGHFARE: Thorou . Mares shall be defined as through streets which carry an anticipated ADT of over 13,000 v.p.d., tlnuug k of at l%,a, or fit into an arterial pattern and carry an anticipated Average Daily Traffic (ADT) of over 8,000 vehicles per day (v.p.d.), or carry less than 8,000 v.p.d. and are essential to the continuity of existing arterial patterns of streets which are shown in the Comp,. L...cbiv.. Thoroughfare Plan as a thoroughfare. Ai krial St,....ts Planned major thoroughfares shall have a minimum paved width of 48 feet back-to-back of curb; and shall have R.O.W. width of+00 120 feet or more. ,Jn divided boulevard streets, esplanade openings shall be spaced no.less than 350 feet apartTypical mediancuts shall be 50' in width minimum Additional width shall be designed far left turn bays; and intersecting streets wider than50' R O_W The minimum pavement thickness for alt.d 0.1 bliwtb thoroug`ltfares shall be 48 inches of 3,000 psi concrete•on muumam of $12" of stabilized subgrade:; 1.3 MINIMUM SECTIONS FOR PRIMARY COLLECTORS: Collectors shall be defined as through streets which carry an ADT of 8,000 to 13,000 v.p.d. th, ougl,out ale„gtl, .,f at lit 2 ,,,;k,s, or fit into a collector pattem and carry an ADT ofvvet 5,000 v.p.d., o, .,a„y less than ree9 8,000 v.p.d., and are essential to the continuity of existing il:niary Collector patterns as defined in the Eu,upidiensive Thoroughfare Plan. A i\:ma.y Collector shall also be placed adjacent to, and/or within, all areas where the residential density consists of 10 units or more per acre or adjacent to or within all multi -family, business, commercial, or industrial developments. Il;n,my Collectors shall have a to nimum width of 41 feet back-to-back of curbs and shall have a minimum R.O.W. width of 70 fret 80 feet. The minimum pavement thickness for Collectors shall be 7 inches of 3,000:psi concrete on 6 811. of stabilized subgrade. i Le 1�Ln�.1 as ticrough sl,La, ts WL:cL Carry an ADT „f 2,000 to 8,000 V.l,.d., tluougliouofatleast+-miletector-patterrr and -carry -am t a lc,.gtic ADT of over 2,000 o p.d., o, cal 39 lc 3a than 2,000 D.p.d. and art csscntlal to tle contintz t .if ciastiug ui paLttat un as dcfncd at the Counprdicnba%c Plan. Sccoudary aof 38 fcct ba�l.- to -Lail. of �uih a� d shall l,a�c a minimum R.O.W. w�dtL of GO Ccct. Tlic uuunuui undcmgu�l 1751.4 MINIMUM SECTIONS FOR RESIDENTIAL STREETS IN STANDARD R-1, R- 2, AND R-3, ZONES; RESIDENTIAL STREETS, ETC: Residential Streets shall be defined as non -through -traffic streets which carry an ADT of less than 2,000 v.p.d. and are located in residential areas for the sole purpose of going to and coming from one's home. Residential Streets shall have a minimum width of 28 feet back -of -curb to back-of-curb1{and shall have a minimum R.O.W. width of 50 feet. The minimum Za11licbiF',anVla pavement thickness for Residential Streets shall be 6 inches of 3,000 psi concrete on 6 8" of stabilized subgrade. 1761.5 MINIMUM SECTIONS FOR RESIDENTIAL STREETS IN LARGE LOT SUBDIVISIONS: Residential Streets in large lot subdivisions having lots which measure a minimum of 125 feet in width at the R.O.W. line and have an area, of 5/8 (0.625) acres or more as .provided for in Section 27-6 (b) of the Subdivis1:,ai this Ordinance shall conform to the following design standards. 1. Portland Cement Concrete Pavement. A 3,000psi reinforced portland cement concrete pavement 2524. feet in width without curbs; a minimum of 6 inches in thickness increasing to a minimum of 8 inches in thickness in the outer 4 feet of the pavement width, cons toak, d on a naaniflluaaa of G , have a compacted limestone shoulder 64 feet in width and 8 inches in thickness, all constructed on a muumumof 6,8 inches of stabilized subgrade and drained by an open ditch section not less than 1.5 foot nor more than 3 feet in depth. The slope from the outer edge of the limestone shoulder to the bottom of the ditch shall be no steeper than 1 foot vertical to 3 feet horizontal; the bottom of the ditch shall be a minimum of 2 feet in width; the slope from the bottom of the ditch to natural ground shall not be steeper than 1 foot vertical to 1.5 feet horizontal and there shall be a minimum of 3 feet between the top of the bank and the property line. The R.O.W. width shall be a minimum of 70 feet. 2. Flexible Base Pavement: A flexible base pavement structure requirement equal in capacity to a 6 inch reinforced concrete pavement designed by a Registered Professional Engineer in accordance with the design procedures of the T.D.ILP.T. Texas Department of Transportation. The surface to be of 2 inch thick Hot Mix Asphaltic Concrete, 24 feet in width; the base to be of crushed limestone conforming to T.D.ILP.T. Texas Department' of Transportation 40 specifications with crown width of 36 27 feet and a minimum thickness of 8 inches; subgrade to be lime stabilized a minimum of 6 8 inches in depth for the entire width of the subgrade crown and drained by an open ditch not less than 1.5 feet nor more than 3 feet in depth. The slope from the outer edge of the limestone shoulder to the bottom of the ditch shall be no steeper than 1 foot vertical to 3 feet horizontal; the bottom of the ditch shall be a minimum of 2 feet in width; the slope from the bottom of the ditch to natural ground shall not be steeper than 1 foot vertical to 1.5 feet horizontal and there shall be a minimum of 3 feet between the top of the bank and the property line. The R.O.W. width shall be a minimum of 70 feet. 3. Roadway Ditches: Open ditches to provide drainage for uncurbed pavements shall be of the minimum and maximum sections described in Section 4 6 1.5 (I) and 1.6 (2) above; shall be designed to provide the drainage capacity imposed by a 25 year frequency storm at a non -erosive velocity and meet or exceed the requirements contained in Exhibit B, City of Pearland Design Standards for Storm Drainage Improvements , in this Ordinances 41 TYPICAL LENGTH OF MEDIAN AND MEDIAN OPENING w cc cn C * PRIVATE STREET OR DRIVEWAY \ 2 A C B C A t C * TYPICAL LENGTH OF MEDIAN OPENING "C" MEDIAN NO LTB 1 LTB 2 LTB INTERRUPTION PRIVATE DRIVE 45' 52.5' (2) 60' UNDIVIDED STREET <41' 45' 52.5' (2) 60' DIVIDED STREET ALL D+10' D+10' D+10' MINIMUM ACCEPTABLE MEDIAN LENGTH FOR TYPE OF STREET IF PLANNED DIVIDED STREET IS: PURPOSE OF MEDIAN INTERRUPTION MAJOR STREET/ THOROUGHFARE (A) COLLECTOR STREET (A) RESIDENTIAL STREET (A) PRIVATE STREET OR DRIVEWAY (B) MAJOR STREET/ THOROUGHFARE 2350' 2350' 2350' 2350' COLLECTOR STREET 2350' 2350' 2350' 2350' , RESIDENTIAL STREET 2350' 2350' 2350' 2350' NOTES: 1- w w \.D / U IIJ Q1 a_ 0_ (1) LEFT TURN BAY. (2) DISTANCE FROM CENTERLINE OF OPENING TO MEDIAN NOSE WITH LEFT TURN LANE MUST BE 30'. EXI BBIT B CITY OF PEARLAND DESIGN STANDARDS FOR STORM DRAINAGE IMPROVEMENTS GENERAL: Unless revised by action'of City Council, these Storm Drainage Improvements Design Standards shall be effective- within the City of Pearland and land within the Extra- territorial Jurisdiction of the City of Pearland. The design of storm drainage improvements in the City of l\,al land shall be based on one of the following methods: a) For areas of 47000 200 acres or less: The design for areas less than 1,000 200 acres shall be based on the Rational Formula. The formula for calculating storm flows in this manner is Q = CIA, where Q is the storm flow in cubic feet per second at a given paint design point. C is a runoff coefficient which is the ratio of the maxiinum rate of runoff to the average rate of rainfall. I is the average intensity of rainfall in inches per hour for the calculated time of concentration at the design point. A is the drainage area in acres at the design point. b) For areas of more than tee& 200 acres: The unit hydrograph method shall be used in determining the design runoff for watersheds greater than 1,000200 acres. The unit hydrographs may be determined by use of the Corps of Engineers computer program HEC-1 with analysis of the channels to be completed using the Corps of Engineers HEC- 2 program. Copies of all computer runs shall be submitted to the City of Pearland for review. Background information may be taken from a Corps of Engineer'sreport on any major channel for which a report has been published. Two (2) copies of a map of the total area involved showing individual drainage areas for each inlet, ditch, or point of design shall be submitted with the preliminary plat or design. The plan shall include provision for perimeter grading and drainage next to all Leave Land:: The area in acres and volume of flow in CFS shall be indicated at each point of design. Calculations showing percent runoff, time of concentration, rainfall intensity, etc. shall be submitted for the approval of the City Engineer. 1.2 QUANTITY OF STORM WATER: The quantity of storm water runoff shall be determined 42 • for each inlet, pipe, :channel, bridge, culvert, pointof discharge or other designated design point by using the following standards as applicable to the above requirements: } A. Runoff Coefficient: The runoff coefficients to be used in calculating the amount of drainage anticipated from each drainage area/s will be varied according to the land use existing or proposed and will be as follows: Runoff Coefficient I Location Commercial areas and General Business Neighborhood Service, Office and Professional and Multi Family Area ItiditStriatAre4SAtkilintid442, Residential Areas .x) Lots less than.4 Acre 2). Lots more than 4lto 1.0 Acre 3) Lots more than 10 Acre Park Areas Runoff Coefficient "Cr 0.95 0.40 0;85 0.65. 0.55 0.50 0.40 Undeveloped Land 0.35 morc tnan . Otb mOrc than t. c cab J Composite runoff coefficients will be determined in direct proportion when more than one land use exists within a drainage area, i.e., Planned Unit Development, Plan Approval. 4B. Rainfall IntensityRainfall Intensity - Duration - Frequency curves have been developed from U.S Department of Commerce Technical Paper 40 (TP40) for 3, 5 25, 50, and 100 year frequency storms from data contained in Attached Figure 1. These 43 curves as presented in Figure 1 haye been determined for durations of +6 15 minutes to 24 hours. The intensity, 1, in the Rational Formula shall be determined from the time of concentration and design storm frequency. (NOTE: Brazoria Drainage District Na 4 or Harris County Flood Control District may have different requirements). 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. For undeveloped land, the time of concentration shall consist of inlet time and time of flow in the sewer plus a +6 15 minute initial concentration time. For developed land, initial concentration time shall be 10 minutes. For drainage areas of one acre or less the time of concentration need not be calculated and a storm duration of +0 15 minutes may be used as the basis of design. b) Storm Frequency: Storm frequencies for the stoim drainage improvements in the City of Pearland are as follows: Design Storm Frequency Type ofFacility g§i4.4.514p0400Agpigii540:94Noft:$ Storm Sewers/Streets 5 Years Small Culverts & Channels(Less Acres) Culverts, Bridges 25:Yetirs 50-100 Years Detention Ponds 10C1Years atill Road I t.• va gI?csiiin..y Cy tAll Stui IIricwCrbIStiCC Yva" c1410 1.4Ner s, Dridgcnud 44 J ca 1723C. Area: The area used in determining flows shall be calculated by subdividing a map into drainage areas within the basin contributing storm water runoff to the system. Rate of Discharge: All developed runoff must be mitigated equivalent to release at no more than the pre -development rate. The minimum design for duration shall provide for the 100-year event, 24-hour rainfall. 1.3 STORM DRAINAGE DESIGN: Before the construction or reconstruction of any street and before the construction of any building or other structure on a site, an engineering investigation shall be made to determine the necessity of on -site or off -site storm drainage facilities to meet the requirements of this ordinance. All storm sewer pipe systems shall provide overflow outlets for •rainfall events exceeding •design values. /73AA. Surface Drainage on Streets: Storm drainage inlets shall be located and designed so as to limit the depth of water at the face of curb on any Class A curb and gutter street to five inches based on a 5 year frequency storm. 47372P. Surface Drainage on Private Property: Oiihits ur ti a.tb of /WI ....S VI uiui c ur LI dil V J 1A-111 • gic-family residential, Storm water runoff shall not be permitted oridireoted to drain onto adjacent property or streets except in existing creeks, channels, or storm sewers provided easements for the creek, channel, or storm sewer have been dedicated to the City of Ittarland V/ the Di az.Chia County Dsaivagc District N07-4Hdj441;afirrireo tiad-emitrol-Distiict public for drainagepurposei)In these instances where drainage is to State Highway Department drains or ditches approval by the s.D.nr.T. te!(4ibepiimerieortiiiisportati6n must be shown on the plat or by permit/letter. +:373e. Storm Sewers: Storm water runoff in excess of that permitted to be carried on the surface shall be collected and transported in a storm sewer system. Such storm sewer systems shall be designed using Manning's equation for pipe and channel capacity: Q — A (ISM) (R) (S) Q = Discharge in cubic feet per second n = Coefficient of roughness A = Cross -Sectional area of flow in square feet 45 R = Hydraulic Radius in feet =sA 4. Wetted Perimeter S = Slope of hydraulic gradient in feet per foot The coefficient of roughness shall be determined as follows: Roughness Coefficient I Sewer Type PVC(Schedule) n 0.010 Concrete Pipe 0.013' Corrugated Metal Pipe 0:021. Concrete Lined Channel o.015, Earth..Chimer 0.035 0045 Earth channels less than 100 square feet in cross-section area shall not be less than 0.045. YPC n onctttc rlp 111164 tv1V 11W r Storm sewer pipes shall be designed so that the average velocity of flow shall be not less than three (3) feet per second and not more than fifteen (15) feet per second, unless approved by the City Engineer: The outfall shall in all cases be properly protected. Except.for inlet leads, Tthe minimum size of storm sewers placed in public right-of-way shall be eighteecr(-1-Bj twenty four (24) inches in diameter or equivalent cross -sectional area. On -site $storm sewers used to drain private property shall be no less than dgllt (8) twelve (12) inches in diameter. The connection between the private system and the public system shall be no less than fifteen (15) inches in diameter. All permanent storm sewers shall bebedded in cement -stabilized sand and shall be,gasketed PVC 46 or gasketed'reinforced concrete pipe. Temporary or interim storm. piping, may be CIO? ,or;non- gasketed PVC or RCP. 13.4D. Open Channels: When the calculated pipe size for a storm sewer system exceeds seventy-two (72) inches in diameter, storm water runoff may be transported in open channels. Open channels may be fully lined, partially lined or unlined. All unlined or partially lined channels shall be bordered by an open space on both sides of the channel, a minimum width of twenty-five (25) twenty (20) feet. Maximum earth slopes for unlined or partially lined channels shall not exceed 2:-i- 3:1. Partially lined channels shall consist of a concrete paved bottom and either earth slopes or concrete lined slopes to a height not less than one foot above the design depth of water. Fully lined channels shall consist of concrete lined bottom and slopes extending at least one foot above the height of design water depth. Maximum side slopes for fully lined channels shall be 1:1. i33E. Bridges and Culverts: In addition to satisfying capacity requirements resulting from the application of Manning's formula, bridges constructed to provide crossings of streams and open channels shall have a clear height of one foot above the calculated upstream, water depth for the design storm. The side slopes of the channel underneath the bridge shall be protected with conn.•AL. riprap or slope paving Culverts shall be designed using the Teals I1ighway Dt.paitnn.ut Texas Department of Transportation design criteria. Culverts shall have upstream and down stream slope protection in the form of headwalls, wing walls, or slope paving. 43.GF. Hydraulic Gradient: In storm drainage systems flowing full, all losses of energy through resistance of flow in pipes must be accounted for by the accumulative head losses method along the system. These calculations determine the hydraulic grade line along the storm drain system or the water surface elevation which will exist at each structure. The hydraulic grade line chap be established for all drainage systems. In open channels, the water surface itself is the hydraulic grade line. Calculation of the hydraulic grade line must be related to the downstream water elevation for the particular design storm. For .open channels the hydraulic grade line of the design storm sewer system shall lie one (1.) foot below the lowest top of bank: For the three-year design storm the hydraulic grade line in a storm sewer system shall remain below the gutter elevation of the street. For the five-year design storm hydraulic grade, line wire in a storm sewer system shall'remain below 5" above the gutter line.; rot opus cla h.els thy. iiy thauli�. s,adc 'me aup of Lank. Allowances must be made for future extensions of the storm drainage system. At each point of discharge into a channel, the hydraulic grade line of the channel shall be determined for the 100-year design storm. The hydraulic grade line shall not be raised more than 47 6 inches due to the increased flow caused by the proposed improvements; provided that the water levels do not exceed the bank of the channel if the original level was confined in the .banks or does not cause damage to downstream property. (Note: "Hydraulic grade line" above means free water surface in open channels, andpiezometric gradient in closed pipes.) t.3.7G. Storm Water Pollution Prevention Plan: The United States Environmental Protection Agency requires that a Storm Water Pollution Prevention Plan (SWPPP) be prepared for construction activities. Construction plans shall show proposed SWPPP measures to control pollutants in storm water discharges during and after construction operations. A Notice of Intent (NOI) Form (EPA 3510-6) shall be completed and signed by the Contractor and the Owner. This nNotice of Intent must be submitted two days before start of construction. Submit the NOI to the following address: Storm Water Notice of Intent P.O. Box 1215 Newington, VA 22122 The SWPPP is not to be submitted for EPA review, however the SWPPP shall be kept at the job site for assessment by EPA inspectors. The EPA requires that regular weekly inspections and inspections after each storm be made of the storm water pollution measures. A record of all inspections shall be kept. The SWPPP shall be maintained throughout the entire length of the project. Should the pollution prevention not be working, then the Contractor is required to make adjustments in the measures to -correct the problems. SUBDIVISION FEE AND PLATTING SCHEDULE N JAPERY 27, 1986 All applications to the Planning and Zoning Commission for the approval of any proposed plat required to be submitted to the Commission shall be submitted to the Codc L,ifvrccna,ut Dcpai uncut Planning Department and shall be accompanied by a filing fee of Three Hundred Dollars ($300.00). Applicants shall also furnish the Department additional fees as determined by said department in conformance with the following schedule. and The Planning and Zoning Commission shall not act upon any plat submitted to it unless all fees as provided herein have been received and certified by the Codc Enfvn.cn .i.t Department Planning Departmnt; 48 • a" The schedule of fees is as follows: 1. Preliminary Subdivision Plats: a. Five Dollars ($5.00) per designated lot, tract or building site designed for residential purposes or dwelling units where lots are not designated on the plat. b. Twenty -Five Dollars ($25.00) per acre or any fraction thereof for tracts, blocks, or areas not divided into lots and to be used for commercial, industrial, multiple dwellings or unrestricted uses. 2. Final Subdivision Plat or Replat: a. Three Dollars ($3.00) per designated lot, tract, or building site designated for residential purposes or dwelling units where lots are not designated on the plat. b. Twenty Dollars ($20.00) per acre or any fraction thereof for tracts, blocks or areas not divided into lots and to be used for commercial, industrial, multiple dwelling or unrestricted uses. 3. Vacation of Subdivision a. Fifty Dollars ($50.00) per acre (gross area of whole tract) or any fraction thereof. 4. General Overall Plans and Street Dedication Street dedication plats - Sixty Dollars ($60.00) per acre (gross area of street right-of-way being dedicated) or any fraction thereof. 5. Extension of Approval - One Hundred Twenty -Five Dollars ($125.00) filing fee. 6. Change of Name - One Hundred Twenty -Five Dollars ($125.00) filing fee. 7. Conceptual Development Plat Plan - One Hundred Twenty -Five Dollars ($125.00) filing fee. Amending Plat :::One Hundred Dollars (S 100�00) 49