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O143OFFICIAL CITY SECRETARY'S COPY ORDINANCE NO. 143 AN ORDINANCE ENACTING REVISED SUBDIVISION REGULATIONS, PRESCRIBING RULES AND REGULATIONS GOVERNING PLATS AND THE SUBDIVISION OF LAND WITHIN THE CITY LIMITS AND EXTRA TERRITORIAL JURISDICTION OF THE CITY OF KENNEDALE, TEXAS; PRESCRIBING REGULATIONS FOR THE CONSTRUCTION OF STREETS, ALLEYS, EASEMENTS, AND PUBLIC UTILITIES; REPEALING PREVIOUS ORDINANCES; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, A PENALTY FOR VIOLATIONS HEREOF; PROVIDING FOR PUBLICATION IN PAMPHLET FORM; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, on March 13, 1969, the City Council of the City of Kennedale adopted a subdivision ordinance to regulate the division of property within the city limits; and WHEREAS, the City Council is of the opinion that said ordinance, as originally adopted and amended, does not totally reflect all the development policies of the City, and has become difficult to amend, understand and administer, and is in need of reorganization and new notation; and WHEREAS, after holding a public hearing, the Planning and Zoning Commission of the City of Kennedale has forwarded a recommendation to the City Council for adoption of revised subdivision regulations as contained in Articles III and V of Chapter 17 of the Kennedale City Code, and repealing Ordinance Number 69 -2, as amended; NOW THEREFORE BE IT ORDAINED by the City Council of the City of Kennedale, Texas: 1. That, the attached document referred to as EXHIBIT "A" is hereby incorporated into this Ordinance verbatim 2. That, this Ordinance shall be in full force and effect after its passage as provided by law. 3. That, Articles III and V of Chapter 17 of the Kennedale City Code, as amended, and Ordinance Number 69 -2, as amended, are hereby repealed. 4. That, these regulations shall not be construed as abating any action now pending under, or by virtue of, prior existing subdivision regulations, or as discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm or corporation, or as waiving any right of the City under any section or provision existing at the time of adoption of these regulations, or as vacating or annulling any rights obtained by any person, firm, or corporation, by lawful action of the City except as shall be expressly provided for in these regulations. 5. Severability Clause - Should any portion or part of this Ordinance be held for any reason invalid or unenforceable, the same shall not be construed to affect any other valid portion hereof, but all valid portions hereof shall remain in full force and effect. 6. Penalty Clause - A violation of any provision of this Ordinance shall be a misdemeanor, punishable by a fine not to exceed Five Hundred ($500) dollars. Any person who shall violate any provision of this Ordinance shall be deemed guilty of a separate offense for each and every day that such violation shall continue. 7. The City Secretary of the City of Kennedale is hereby authorized to publish this ordinance in book or pamphlet form for general distribution among the public, and the operative provisions of this ordinance as so published shall be admissible in evidence in all courts without further proof than the production thereof. 8. The City Secretary of the City of Kennedale is hereby directed to publish the caption, penalty clause, and effective date clause of this ordinance in every issue of the official newspaper of the City of Kennedale for two days, or one issue of the newspaper if the official newspaper is a weekly newspaper, as authorized by Section 52.011 of the Local Government Code. APPROVED BY THE PLANNING AND ZONING COMMISSION this 16th day of October 1997. Chairman Planning -' g Commission L Via' V&Zru.17t� Secretary Planning and Zoning Commission 2 PASSED AND APPROVED BY THE CITY COUNCIL this 13th day of November 1997. Mayor ATTEST: .. City Secrets APPROVED AS TO FORM AND LEGALITY: 06 D Qty Attomey p City of Kennedale Subdivision Ordinance I I ' � e �oyy or ASOOSDAIS 99MMS190 (ONDMAH(es I I I 1 11 M ORDINANCE NO. 143 AN ORDINANCE ENACTING REVISED SUBDIVISION REGULATIONS, PRESCRIBING RULES AND REGULATIONS GOVERNING PLATS AND THE SUBDIVISION OF LAND WITHIN THE CITY LIMITS AND EXTRA TERRITORIAL JURISDICTION OF THE CITY OF KENNEDALE, TEXAS; PRESCRIBING REGULATIONS FOR THE CONSTRUCTION OF STREETS, ALLEYS, EASEMENTS, AND PUBLIC UTILITIES; REPEALING PREVIOUS ORDINANCES; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, A PENALTY FOR VIOLATIONS HEREOF; PROVIDING FOR PUBLICATION IN PAMPHLET FORM; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, on March 13, 1969, the City Council of the City of Kennedale adopted a subdivision ordinance to regulate the division of property within the city limits; and ' WHEREAS, the City Council is of the opinion that said ordinance, as originally adopted and amended, does not totally reflect all the development policies of the City, and has become difficult to amend, understand and administer, and is in need of reorganization and new notation; and WHEREAS, after holding a public hearing, the Planning and Zoning Commission of the ' City of Kennedale has forwarded a recommendation to the City Council for adoption of revised subdivision regulations as contained in Articles III and V of Chapter 17 of the Kennedale City Code, and repealing Ordinance Number 69 -2, as amended; ' NOW THEREFORE BE IT ORDAINED by the City Council of the City of Kennedale, Texas: ' 1. ' That, the attached document referred to as EXHIBIT "A" is hereby incorporated into this Ordinance verbatim 1 2. That, this Ordinance shall be in full force and effect after its passage as provided by law. 3. That, Articles III and V of Chapter 17 of the Kennedale City Code, as amended, and Ordinance Number 69 -2, as amended, are hereby repealed. 1 4. That, these regulations shall not be construed as abating any action now pending under, or by virtue of, prior existing subdivision regulations, or as discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm or corporation, or as waiving any right of the City under any section or provision existing at the time of adoption of ' these regulations, or as vacating or annulling any rights obtained by any person, firm, or corporation, by lawful action of the City except as shall be expressly provided for in these regulations. 5. Severability Clause - Should any portion or part of this Ordinance be held for any reason invalid or unenforceable, the same shall not be construed to affect any other valid portion hereof, but all valid portions hereof shall remain in full force and effect. ' 6. Penalty Clause - A violation of any provision of this Ordinance shall be a misdemeanor, punishable by a fine not to exceed Five Hundred ($500) dollars. Any person who shall violate any provision of this Ordinance shall be deemed guilty of a separate offense for each and every day that such violation shall continue. 7. ' The City Secretary of the City of Kennedale is hereby authorized to publish this ordinance in book or pamphlet form for general distribution among the public, and the operative provisions of this ordinance as so published shall be admissible in evidence in all courts without further proof than the production thereof. ' 8. The City Secretary of the City of Kennedale is hereby directed to publish the caption, penalty clause, ' and effective date clause of this ordinance in every issue of the official newspaper of the City of Kennedale for two days, or one issue of the newspaper if the official newspaper is a weekly newspaper, as authorized by Section 52.011 of the Local Government Code. APPROVED BY THE PLANNING AND ZONING COMMISSION this 16th ' day of October 1997. Signature on File ■ Chairman Planning and Zoning Commission Signature on File Secretary Planning and Zoning Commission I PASSED AND APPROVED BY THE CITY COUNCIL this 13th day of November 1997. Signature on File Mayor ATTEST: Signature on File City Secretary APPROVED AS TO FORM AND LEGALITY: Signature on File City Attorney Subdivision Regulations M City of Kennedale EXHIBIT "A" SUBDIVISION REGULATIONS FOR THE CITY OF KENNEDALE M Section TABLE OF CONTENTS Description Page Number ARTICLE 1 POLICIES, PURPOSES AND ADMINISTRATIVE AUTHORITY 100 Title 1 -1 105 Authority L -1 110 Purpose 1 -1 115 Policy 1 -2 120 Jurisdiction and Applicability 1 -2 125 Conflicts with Public and Private Provisions 1-2 130 Repeal of Previous Regulations 1 -3 135 Building Permits 1 -3 140 Official City Map 1 -3 145 General Construction of Language 1-4 150 Variances 1-4 155 Enforcement of Regulations 1-4 160 Conformance with Applicable Rules and Regulations 1 -5 165 Amendments 1 -5 170 Penalties 1 -6 ARTICLE 2 GENERAL PROVISIONS FOR ALL PLATS 200 Plat Required 2 -1 205 Classification of Plat Submittals 2 -1 210 General Platting Procedures 2 -1 215 Approval of City Council Required 2 -2 220 Application Form and Content 2 -2 225 Official Submission Dates 2 -2 230 Coordination of Zoning Application with Subdivision Approval 2-2 235 Taxes and Liens Paid 2 -3 240 Plat Application Fees 2 -3 250 Frontage on Improved Roads Required 2 -3 255 Vacation of Plats 2 -3 260 Plats Straddling Municipal Boundaries 2 -3 265 Processing Preliminary Plats 24 270 Effective Period of Preliminary Plat Approval 24 275 Processing Final Plats, Minor Plats, Amending Plats, or Replats 2 280 Official Filing and Recording Final Plats 2 -5 .� Subdivision Regulations City of Kennedale ARTICLE 4 Section Description Page Number 400 ARTICLE 3 4 -1 405 REQUIREMENTS FOR PUBLIC AND SEMI - PUBLIC IMPROVEMENTS 4 -1 1 300 General Infrastructure Policy 3 -1 305 Water Facility Requirements 3 -1 310 City Participation in Water System Oversizing 3-2 ' 315 Fire Hydrant Requirements 3 -2 320 Sewerage Facility Requirements 3 -2 325 City Participation in Sewer System Oversizing 3-2 330 Utilities to be Constructed in Right -of -ways 3-2 3 335 Street Right -of -Way Dedication -3 340 Street Improvement Requirements 3 -3 ' 345 City Participation in Thoroughfare Street Improvements 3 -3 350 Perimeter Street Requirements 3-4 352 Sidewalk Requirements 3-4 355 Masonry Screening Wall Requirements 3-4 360 Drainage Improvement Requirements 3 -5 362 Offsite Drainage 3 -5 365 Street Lighting 3 -5 370 City - Developer Agreements 3 -5 372 Temporary Improvements 3 -7 375 Maintenance Bond Requirements 3 -7 380 Public Works Construction Permit Required 3-7 382 Inspection of Proposed Public Facilities 3 -7 385 Final Walk - Through and Construction Debris 3-7 390 Letter of Completion and Dedication of Public Improvements 3-7 k It I ARTICLE 4 REQUIREMENTS FOR SUBMITTAL OF A PRELIMINARY PLAT 400 Preliminary Plat Approval Required 4 -1 405 Optional General Development Plan 4 -1 410 Platting Land Under Same Ownership 4 -2 415 Phasing Development 4 -2 420 Preliminary Plat Documents Required 4 -2 425 Preliminary Plat Application 4 -2 430 Preliminary Plat Drawing 4 -2 435 Preliminary Drainage Analysis 4 -3 440 Preliminary Utility Layout 4 -3 445 Review, Processing and Approval of Preliminary Plat 4 -3 450 Grading of Site Prior to Final Plat Approval 4 -3 It I f i I I ARTICLE 6 REQUIREMENTS FOR SUBMITTAL OF A REPLAT 600 Subdivision Regulations City of Kennedale 6 -1 605 Section Description Paste Number Replat Application 6 -1 ARTICLE 5 Replat Drawing 6 -1 620 REQUIREMENTS FOR SUBMITTAL OF A FINAL PLAT 6 -1 625 500 Final Plat Approval Required 5 -1 Utility Layout or Engineering Drawings 505 Conformity with Preliminary Plat 5 -1 6 -2 510 Final Plat Documents Required 5 -1 515 Final Plat Application 5 -1 520 Final Plat Drawing 5 -1 525 Drainage Study 5 -2 530 Engineering / Construction Drawings 5 -2 535 Taxes and Liens Paid Certificates 5 -2 540 Review, Processing and Approval of Final Plat 5-2 f i I I ARTICLE 6 REQUIREMENTS FOR SUBMITTAL OF A REPLAT 600 Replat Approval Required 6 -1 605 Replat Documents Required 6 -1 610 Replat Application 6 -1 615 Replat Drawing 6 -1 620 Taxes and Liens Paid Certificates 6 -1 625 Preliminary Drainage Analysis or Drainage Study 6-2 630 Utility Layout or Engineering Drawings 6 -2 635 Review, Processing and Approval of Replats 6 -2 640 Replat Public Hearing Requirements 6 -2 ARTICLE 7 REQUIREMENTS FOR SUBMITTAL OF A MINOR PLAT 700 Minor Plat Approval Required 7 -1 710 Minor Plat Prerequisites 7.1 720 Minor Final Plat Documents Required 7 -1 725 Minor Final Plat Application 7 -1 730 Final Plat Drawing 7 -1 735 Preliminary Drainage Analysis 7 -1 740 Taxes and Liens Paid Certificates 7 -2 745 Review, Processing and Approval of Minor Plat 7 -2 iii Subdivision Regulations Citv of Kennedale Section Description Page Number ARTICLE 8 REQUIREMENTS FOR SUBMITTAL OF AN AMENDING PLAT 800 Amending Plat Approval Required 8 -1 810 Amending Plat Prerequisites 8 -1 820 Amending Plat Documents Required 8 -1 830 Amending Plat Application 3 -1 835 Taxes and Liens Paid Certificates 8 -1 840 Final Plat Drawing 8 -1 850 Review, Processing and Approval of Amending Plat 8-2 ARTICLE 9 TECHNICAL SPECIFICATIONS FOR PLAT DRAWINGS 900 Requirements for all Plat Drawings 9 -1 910 Additional Requirements for Preliminary Plat Drawings 9 -3 920 Additional Requirements for Replats, Short Form Final Plats, Amending Plats, and Final Plat Drawings 94 ARTICLE 10 SUBDIVISION DESIGN CRITERIA 1000 Conformity with Zoning Regulations 10 -1 1010 General Design Criteria 10 -1 ARTICLE 11 STREET AND EASEMENT VACATIONS 1100 In General 11 -1 ARTICLE 12 INSTALLATION OF PERMANENT FIELD MONUMENTS 1200 General 12 -1 1210 Subdivision Boundaries 12 -1 1220 Internal Block Corners 12 -1 1230 Lot Corners 12 -1 IV Subdivision Regulations Citv of Kennedale Section Descriotion Page Number ARTICLE 13 DEFINITIONS 1300 Definitions in General 13 -1 1310 Words and Terms Defined 13 -1 APPENDIX Appendix A City - Developer Agreements A -1 Appendix B Tan County Plat Filing Requirements A "5 rr Appendix C Replat, Minor Plat, and Amending Plat Requirements of the Texas Local Government Code A "g v Subdivision Regulations City of Kennedale ' ARTICLE 1 POLICIES, PURPOSES AND ADMINISTRATIVE AUTHORITY Section 100. Title These regulations shall hereinafter be known, cited and referred to as the Subdivision Regulations of the City of Kennedale, Texas, and they shall be a part of the Code of Ordinances of the City of Kennedale, Texas. Section 105. Authority These Subdivision Regulations are adopted under the authority of the Constitution and laws of the State of Texas, as promulgated by Chapter 212 of the Texas Local Government Code, as amended. ' Section 110. Purpose The regulations contained herein are adopted to promote and encourage the development of high quality ' subdivisions by establishing standards for the provision of adequate light, air, open space, stone water drainage, transportation, public utilities, and suitable building lots. Though the application of these regulations, the interests of the public, as well as those pubfic and private parties, both present and future, having interest in property affected by these regulations are protected by establishing fair and rational procedures for developing land. These regulations are designed and intended to achieve the following purposes and shall be administered so as to: A. Promote the health, safety, morals and general welfare of the City; and B. Promote the orderly and healthful development of the City; and C. Provide for adequate light, air, and privacy; to secure safety from fire, flood, and other danger; to prevent overcrowding of the land and undue congestion of population; and to provide minimum width and depth of building lots and building lines; and D_ Protect and conserve the value of land throughout the City; and E. Provide the most beneficial circulation of traffic throughout the City, having particular regard to the avoidance of congestion in the streets and highways, and pedestrian traffic movements; and to provide for ' the proper location and width of streets; and F. Establish reasonable standards of design and procedures for subdivisions and re- subdivisions, in order to further the orderly layout and use of land; and to ensure proper legal descriptions and documentation of subdivided land; and G. Ensure that public facilities are available for every building site and with sufficient capacity to serve the ' proposed subdivision, and to provide public facilities for future developments; and 1 1 -1 L Subdivision Regulations s City of Kennedale H. Assure the adequacy of drainage facilities; and to encourage the wise use and management of natural resources throughout the City in order to preserve the integrity, stability, and beauty of the community; and 1. Preserve the topography of the City and to insure appropriate development with regard to natural features, and ' J. Address other needs necessary for ensuring the creation and continuance of a healthy, attractive, safe and efficient community that provides for the conservation, enhancement and protection of its human and natural resources. Section 115. Policy k In order to cam out the purpose of these regulations, it is hereby declared to be the policy of the City to consider the subdivision of land, and its subsequent development, as subject to the control of the municipality, pursuant to the Comprehensive Plan, for the orderly, planned, efficient and economical development of the City. Furthermore, it is the policy of the City that: A. Land shall not be subdivided, for purposes of development, until proper provision has been made for drainage, water, sewerage, and transportation facilities. B. All public improvements shall conform to and be properly related to the Comprehensive Land Use Plan of the City and the Design Manual. C. These regulations shall supplement, and facilitate the enforcement of, provisions and standards contained in the Zoning Ordinance and building codes adopted by the City. D. Approval of a final plat shall not be deemed as acceptance of the proposed dedications and shall not impose any duty upon the City concerning the maintenance or improvement of such dedicated interests until the City has both given written acceptance of the improvements and have actually appropriated the same by IL entry, use, or making improvements. Section 120. Jurisdiction and Applicability These subdivision rules and regulations shall apply to all subdivisions of land, as defined herein, and all land development activities located within the corporate limits and extra territorial jurisdiction of the City of Kennedale. Section 125. Conflicts with Public and Private Provisions A. Except where indicated, these regulations are not intended to interfere with, abrogate, or annul any other public ordinance, rule or regulation, statute, or other provision of law. B These regulations are not intended to abrogate any easement, deed restriction, covenant or any other private agreement or deed restriction. 1 1 -2 Subdivision Regulations City of Kennedale Section 130. Repeal of Previous Regulations Upon the adoption of these regulations, the Subdivision Regulations of The City of Kennedale, adopted March 13, 1969, as amended, are hereby repealed. Section 135. Building Permits A. Plat Required - No building permit for residential or commercial construction shall be issued for any primary_ building on any parcel of property for which a Final Plat has not been approved by the City Council and filed for record in the Deed Records of Tarrant County, except as follows: I I I I Where a primary residential structure exists on an unplatted lot, a building permit may be issued to construct an addition to, or renovation of, the existing residential structure, provided that the value of such proposed construction does not exceed fifty (50) percent of the current value of the existing structure, excluding the value of the land. Construction permits as used herein does not include electrical, plumbing or similar non - construction activities. 2. A building permit may be issued for electrical, plumbing, fence or similar non - construction activities on an unplatted lot in any zoning district except for building permits which involve structural enclosures. 3. A building permit may be issued for an accessory structure on an unplatted lot on Agriculturally zoned property. 4. Where a primary non - residential structure exists, a building permit may be issued to construct an addition to, or renovation of, the existing non - residential structure on an unplatted lot, provided that the value of such proposed construction does not exceed fifty (50) percent of the current value of the existing structure, excluding the value of the land. Construction permits as used herein does not include electrical, plumbing or similar non - construction activities. ' B. Public Facilities Available - No Building Permit for a primary building will be issued until all proposed public facilities have been installed and have been approved by the Development and Enforcement Department. i C. The City will not issue Building Permits on any subdivision which remains unapproved by the Development and Enforcement Department for a period of four years or more from the date of the Final Plat approval until a current engineering review of said plat has been conducted. Section 140. Official City Map r• The Planning and Zoning Coordinator shall maintain an Official City Map which shall indicate all subdivisions, lots and street right -of - -ways. Subdivision plats hereafter approved shall be placed on the Official Map in a timely order. The Official City Map shall include the names of all streets and street suffix classifications. Where street name inconsistencies exist from one subdivision to another, the Planning and Zoning Coordinator shall place on the Official City Map the generally accepted street name, its proper spelling, and suffix classification. The Planning and Zoning Coordinator shall assign street address ranges for each block and coordinate these with the Office of the Fire Chief. 1 -3 I Subdivision Regulations City of Kennedale ' Section 145. General Construction of Language A. Unless the context clearly indicates to the contrary, words used in the present tense include the future tense; words used in the plural number include the singular; the word "herein" means "in these regulations "; the word "regulations" means "these regulations." B. A "person" includes a corporation, a partnership, and an incorporated association of persons such as a club; "shall" is always mandatory; a "building" includes a "structure'; a "building" or "structure" includes any part thereof, "used" or 'occupied" as applied to any land or building shall be construed to include the words "intended, arranged, or designed to be used or occupied." Section 150. Variances N A. The Planning and Zoning Commission may recommend variances from these regulations to the City Council upon written request from the owner stating the justification for such variance. A variance includcs an adjustmcnt, offsct, or waivcr of any dcdication, construction, or paymcnt rcquircmcnts whcrc the requirement places an unreasonable burden on the development and does not bear a rough proportionality to the requirements necessary to serve the development. ' B. A variance may only be recommended by the Planning and Zoning Commission or granted by the City Council upon findings that: 1. the requirement places an unreasonable burden on the development and does not bear a rough proportionality to the requirements necessary to serve the development; or 2. the extraordinary hardships or practical difficulties will result from strict compliance with these regulations, and/or the purpose of these regulations may be served to a greater extent by ' an alternative proposal; and a. the conditions upon which the request for a variance is based are unique to the property and are not applicable to other properties or the tract has peculiar physical surroundings, severe topographical conditions or unique environmental qualities worthy of protection; and ' b. The variance will not have an adverse effect on the intent of these provisions or the Comprehensive Land Use Plan ' C. If a finding is reached that a variance should be granted, the Planning and Zoning Commission may recommend, and the City Council may impose, conditions relating to the variance as will, in its judgment, substantially secure the objectives of the standards or requirements to which the variance was granted. Section 155. Enforcement of Regulations A. Appropriate actions may be taken to prevent a violation of these regulations; to prevent unlawful construction; to restrain, correct, or abate a violation; or to prevent illegal occupancy of a building structure or premises. Furthermore, water meters, sewer taps or other utilities shall not be made available ' until the provisions of these regulations have been brought into compliance. 1-4 L Subdivision Regulations City of Kcnnedale B. It shall be the responsibility of the Planning and Zoning Coordinator to enforce the administrative provisions of these regulations. C. it shall be the responsibility of the Building Official to enforce the development provisions of these regulations. D. The subdivision of any lot or any parcel of land by the use of a metes and bounds description for the purpose of sale, transfer, or lease with the intent of creating a building lot by evading these regulations, shall be considered as a violation of this Ordinance. All such described subdivisions shall be subject to all of the requirements contained in these regulations. E. No building permit shall be issued for the construction of a building, or structure, located on a lot or plat subdivided or sold in violation of the provisions of these regulations. F. The Planning and Zoning Coordinator shall be responsible for any interpretation of these regulations and whcrc a dctcrmination of thcsc rcgulations is in conflict with a rcqucst by a dcvcloper, the Planning and Zoning Commission shall rule and decide on these questions. r Section 160. Conformance with Applicable Rules and Regulations These Subdivision Regulations shall be held to be the minimum requirements for the development of a subdivision within the corporate limits of the City of Kennedale. In addition to the requirements established herein, all subdivision plats shall be in conformance with the following: ' A. All applicable State statutory provisions contained in Chapter 212, Texas Local Goverment Code. B. The zoning ordinance, building and housing codes, and other applicable laws of the City. C. The Official Comprehensive Land Use Plan, Capital Improvements Program of the City, Parks Plan, ' Master Thoroughfare Plan, and any other official plan adopted by the City Council which has an effect on the subdivision of property in the City. ' D. Any regulations of the City Health Official and County Health Departments and appropriate state agencies. E. The regulations of the Texas Department of Transportation, when the subdivision, or any lot contained therein, abuts a state maintained highway. i 0 F. The standards, codes and regulations adopted for administration by the Building Official. Section 165. Amendments Amendments to these regulations may be made by the City Council upon recommendation by the Planning and Zoning Commission. The Planning and Zoning Commission and the City Council shall conduct public hearings on all proposed amendments to these regulations. Amending actions may be initiated in one of the following manners: A. Upon a majority vote of the City Council; or B. Upon a majority vote of the Planning and Zoning Commission; or C. Upon written request from a citizen. 1 -5 Subdivision Regulations City of Kennedale Section 170. Penalties Any person, firm, or corporation who fails to comply with, or violates any of these regulations shall be subject to a fine of not more than Five Hundred ($500) Dollars. Each day that such violation continues to exist shall constitute a separate violation. � I u I I I I I I 1-6 t Subdivision Regulations I Section 200. Plat Required ARTICLE 2 City of Kennedale GENERAL PROVISIONS FOR ALL PLATS ■ It shall be unlawful for a person, firm, corporation or organization owning a tract of land located within the corporate limits or extra territorial jurisdiction of the City of Kennedale to hereafter divide the same tract into two or more parts to lay out a subdivision, to lay out a building lot, or to lay out streets, alleys, squares, parks, or other parts of the tract intended to be dedicated to public use, or for the use of purchasers or owners of lots fronting on or adjacent to the streets, alleys, squares, parks, or other parts for purpose of development without having a plat of the subdivision prepared and approved according to these subdivision regulations. A division of a tract includes a division regardless of whether it is made by using a metes and bounds description in a deed of conveyance or in a contract for a deed, by using a contract of sale or other executory contract to convey, or by using any other method for purpose of development. A division of land under these regulations does not include a division of land into parts greater than five acres, where each part has access and no public improvement is being dedicated. The provisions of these subdivision regulations shall apply to any development which is intended as a single lot, tract or parcel where a primary structure will be located. Furthermore, no land shall be subdivided for purposes of development until: J A. A Preliminary Plat, when applicable, in the format as described within these regulations, has received approval from the Planning and Zoning Commission; and B. A Replat, Final Plat, Minor Plat, or Amending Plat, when applicable, in the format described within these regulations, has received approval from the Planning and Zoning Commission and/or the City Council; or C. A Minor Plat or Amending Plat, when applicable, in the format described within these regulations, has received approval of the City Administrator, and D. The approved Replat, Final Plat, Minor Plat, or Amending Plat, when applicable, has been filed with the County Clerk. Section 205. Classification of Plat Submittals Whenever a subdivision of land is proposed, the Planning and Zoning Coordinator will advise the applicant whether the review procedures of a Preliminary Plat, Final Plat, Minor Plat, Amending Plat or Replat will apply and supply the applicant with the appropriate application forms. Section 210. General Platting Procedures The procedures for obtaining approval of a subdivision plat for unplatted property include the following steps completed in the sequence listed below: A. Preliminary Plat - The submission of a Preliminary Plat Application to the Planning and Zoning Commission, with subsequent approval thereof, is a prerequisite to the submission of a Final Plat. The minimum requirements for a Preliminary Plat submittal are contained in Article 4, "Requirements for Submittal of a Preliminary Plat ". 2 -1 Y ' Subdivision Regulations City of Kennedale ' B. Zoning Change - Submission of an Application for a Zoning District Change to the Planning and Zoning Commission and the City Council, with subsequent approval thereof, is required where the current zoning classification is not compatible with the type of development being proposed. This procedure may be concurrent with the submittal of the Plat. C. Final Plat or Replat - Submission of a Final Plat or Replat Application to the Planning and Zoning Commission and the City Council, with subsequent approval thereof, is required prior to the filing of a Final Plat with the Tarrant County Clerk's Office. The minim requirements for a Final Plat submittal are contained in Article 5. Replat requirements are contained in Article 6 hereof. ' D. Minor plats and Amending Plats may be approved by the City Administrator or may be forwarded to the Planning And Zoning Commission and the City Council for approval prior to filing with the Tarrant County Clerk's Office. Minimum requirements for submittal are contained in Articles 7 and 8, hereof. E. Construction of Public Improvements - Upon approval of the Final Plat by the City Council and authorization from the Director of Development and Enforcement, the developer may proceed with the construction of all public improvements. The requirements for public improvements are contained in Article 3, "Requirements for Public and Semi - public Improvements ". ' Section 215. Approval of City Council Required ' No improvements shall be initiated and no permit for the erection of a structure shall be granted until the subdividing owner, or authorized agent, shall apply for and obtain approval of such proposed subdivision from the City Council or City Administrator, when appropriate. Every subdivision plat considered by the City Council shall have received prior consideration of the Planning and Zoning Commission. For minor and amending plats, see Articles 7 and 8 and Section 275. Section 220. Application Form and Content The subdividing owner, or authorized agent, shall submit a written application for subdivision to the City on the forms furnished by the Planning and Zoning Coordinator. Written consent shall be required from the legal owner of the premises if the applicant is not the owner of record. The lack of information under any item specified herein, or incorrect information supplied by the applicant, shall be cause for disapproval of the plat. r Section 225. Official Submission Dates No subdivision plat shall be considered by the Planning and Zoning Commission until it has been determined that the submittal is complete and in conformance with the requirements of this Ordinance. For the purpose of these regulations, the date on which all requirements have been met and all applicable fees have been paid shall constitute the official submittal date of the plat from which the statutory period requiring formal approval or disapproval of the plat shall commence. Action shall be taken by the Planning and Zoning Commission within 30 days unless a waiver is requested by the developer. ' Section 230. Coordination of Zoning Application with Subdivision Approval Every subdivision plat shall be consistent with, and conform to, existing zoning regulations and the following criteria: 2 -2 r Subdivision Regulations City of Kennedale _ A. No subdivision plat will be submitted to the Planning and Zoning Commission for approval which contains any inconsistent zoning classification. However, this requirement may be waived when an application for a zoning change, seeking proper zoning classification, has been filed with the Planning and Zoning Commission. B. In the event that a change in the zoning classification is required to accommodate the proposed development, it is the intent of these regulations that subdivision review be carried out simultaneously with the review of any zoning application. C. No subdivision lot shall be approved which is bisected by a zoning district boundary, unless said lot contains multiple types of uses. Section 235. Taxes and Liens Paid Prior to the consideration of a final subdivision plat by the Planning and Zoning Commission, any delinquent taxes, fees, and outstanding liens due the City of Kennedale must be paid. Section 240. Plat Application Fees Every applicant requesting approval of a subdivision plat shall pay the applicable fee at the time of submittal. Such fee shall include any recording fees required by the Tarrant County Clerk's Office. Application fees for Preliminary Plats, Replats, Minor Plats, Amending Plats and Final Plats shall be established by separate ordinance approved by the City Council. M Section 250. Frontage on Improved Roads Required No subdivision shall be approved unless the area to be subdivided has a minimum of fifty (50) feet of contiguous frontage on and access to an existing public street, or an acceptable public access approved by the Planning and Zoning Commission, and such access meets the minimum street construction requirements contained in the Design Manual. Where such street does not meet said minimum standards, the owner shall construct that portion of the street which provides public access and frontage to the subdivision, or provide a cash escrow to the City for the estimated cost of improvement, or provide an alternative which is acceptable to the Planning and Zoning Commission. Section 255. Vacating Plats All actions for vacating a plat shall be consistent with applicable State statutes as contained in Chapter 212, Texas Local Government Code. Section 260. Plats Straddling Municipal Boundaries Whenever access to a subdivision is required across land situated in an adjacent municipality, written approval is required from the affected City. 1-d 2-3 P FA Subdivision Regulations City of Kennedale Section 265. Processing Preliminary Plats A. Upon receipt of a Preliminary Plat, all required documents, and payment of all required filing fees, the Planning and Zoning Coordinator shall check the Preliminary Plat for completeness. No Preliminary Plat shall be processed for review which is determined to be incomplete. B. The Planning and Zoning Coordinator shall coordinate the review of the Preliminary Plat with the applicable municipal departments, the City Engineer, and public utility companies. Upon completion of the staff review and receipt of any responses to comments from the developer, the Preliminary Plat may be placed on the next available meeting agenda for consideration by the Planning and Zoning Commission. C. After the Planning and Zoning Commission has reviewed the Preliminary Plat, the applicant shall be advised of any required changes and/or additions. Upon satisfactory completion of any requirements imposed by the Planning and Zoning Commission, the applicant may proceed with the submittal of a Final Plat. Section 270. Effective Period of Preliminary Plat Approval The approval by the Planning and Zoning Commission of a Preliminary Plat shall be effective for a period of one (1) year. If a Final Plat Application has not been submitted on at least a portion of the area covered by the Preliminary Plat within one (1) year from the date of the approval of the Preliminary Plat by the Planning and Zoning Commission, the Preliminary Plat shall be declared null and void. If only a portion of the Preliminary Plat has been submitted for Final Plat action, those areas not platted within three (3) years of the date of Preliminary Plat approval shall be declared null and void, unless an extension of time is granted by the Planning and Zoning Commission. Any portion of a Preliminary Plat not receiving final approval by the Planning and Zoning Commission within the period of time set forth herein shall be declared null and void, and the developer shall be required to resubmit for preliminary approval. Such resubmittal shall be subject to any new subdivision regulations and payment of all applicable fees. Section 275. Processing Final Plats, Amending Plats, Minor Plats, or Replats A. Upon receipt of a Replat, Amending Plat, Minor Plat, or Final Plat, all required documents, and payment of all required filing fees, the Planning and Zoning Coordinator shall check the submittal for completeness. No Replat, Amending Plat, Minor Plat, or Final Plat shall be processed for review which is not determined to be complete. No Final Plat shall be processed for review for any area in which a Preliminary Plat has not been previously approved by the Planning and Zoning Commission. B. The Planning and Zoning Coordinator shall coordinate the review of all plats with the applicable municipal departments, City Engineer, and public utility companies. Upon completion of the staff review and receipt of any responses to comments from the developer, the Plat may be placed on the next available meeting agenda for consideration by the Planning and Zoning Commission. C. If applicable under these regulations, the Planning and Zoning Commission shall hold any required public hearing on certain Replats in conformance with Section 212.015 of the Texas Local Government Code. Such hearing shall be advertised in a newspaper having general circulation within the City at least fifteen (15) days prior to the hearing. 24 Subdivision Regulations City of Kennedale D. After the Planning and Zoning Commission has reviewed the plat, the Commission may either, (1) approve the plat as presented, (2) approve the plat with conditions, or (3) disapprove the plat. After the Planning ' and Zoning Commission has approved the plat, it shall be forwarded to the City Council for consideration. Upon satisfactory completion of any conditions required by the Planning and Zoning Commission, the plat submittal shall be placed on the next available agenda for consideration by the City Council. Disapproval of the plat by the Commission shall require submittal to the City Council for final consideration. E. In all final plat considerations, City Council may either approve or disapprove. The City Council shall approve a plat, according to Section 212.010 of the Texas Local Government Code, if it conforms to the general plan of the city and to these regulations. However, the City Council may disapprove a plat which does not conform to the general plan or to these regulations. If City Council determines that additional conditions must be met, the plat shall be disapproved and returned to the Planning and Zoning Commission for reprocessing, including Commission approval, prior to resubmittal to City Council. Any disapproval shall be deemed a refusal by the City to accept the offered dedications shown thereon. Furthermore, the action of the Citv Council shall be final in the consideration of the proposed plat. Section 280. Official Filing and Recording Final Plats i Upon approval of the plat by the City Council, the Planning and Zoning Coordinator shall proceed with the • official filing of record procedures using the following guidelines: A. The signature showing final approval of the plat shall not be affixed until all taxes, assessment charges and Yr other monetary obligations due to the City have been paid. B. The Planning and Zoning Coordinator shall obtain the necessary signatures from the Mayor, City r. Secretary, Planning and Zoning Commission Chairman and Planning and Zoning Commission Secretary. The Planning and Zoning Coordinator shall verify that all required covenants have been accepted by the applicant prior to submitting the plat to the Tarrant County Clerk's Office for filing. C. To be recorded, the plat must: 1. Describe the subdivision by metes and bounds; 2. Locate the subdivision with respect to a comer of the survey or tract or an original comer of the original survey of which it is a part; and 3. State the dimensions of the subdivision and of each street, alley, square, park, or other part of the tract intended to be dedicated to public use or for the use of purchasers or owners of lots fronting on or adjacent to the street, alley, square, park, or other part. D. The owner or proprietor of the tract or the owner's or proprietor's agent must acknowledge the plat in the manner required for the acknowledgment of deeds. E. The plat must be filed with the Tarrant County Clerk's Office. F. The plat is subject to the filing and recording provisions of Section 12.002, Texas Property Code. 2 -5 I i i Subdivision Regulations Citv of Kennedale G. Upon receipt of the official filed plat, the Planning and Zoning Coordinator will place a mylar film and a blackline copy in the City Plat File showing the official filing notation from the Tarrant County Clerk's Office. H. Approval of the plat by the City Council authorizes the Developer to proceed with the installation of the public facilities in the subdivision provided such plans have been approved by the City Engineer and all fees have been paid. 2 -b Subdivision Regulations M ARTICLE 3 r City of Kennedale REQUIREMENTS FOR PUBLIC AND SEMI- PUBLIC IMPROVEMENTS Section 300. General Infrastructure Policy A. The developer shall install all water and sewer systems, street and drainage facilities, and any other facilities required by these regulations which are necessary for the proper development of the subdivision. The design, construction and inspection of any public or semi - public improvements, as well as the cost of engineering review, shall be borne by the developer. All such facilities shall be designed and constructed in r. accordance with the Design Manual and be in conformance with the general layout of the City of Kennedale Master Land Use Plan, as adopted by the City Council. B. Where considered necessary by the City Engineer, the facilities shall be sized in excess of that dictated by the Design Manual to provide for future growth and expansion of the City systems. Where oversizing of public facilities is required, or where the relocation of public facilities is required, or where specific public or semi -public improvements are necessary for the proper development of the subdivision, the developer of the proposed subdivision shall construct or relocate said public or semi - public facilities. City participation in the cost of oversized lines shall be in accordance with the provisions of Chapter 23, Kennedale City Code. C. Where, in the opinion of the Planning and Zoning Commission, construction of said public or semi- public facilities should be deferred to a future date, then the developer shall place in escrow with the City an amount equal to the estimated cost of the improvements as determined by the Development and Enforcement Department. The Planning and Zoning Commission may recommend alternate arrangements to the City Council when appropriate. D. When a tract of land is proposed for development and public improvements are to be installed between or r paralleling two or more tracts of land under different ownership and participation is required by both owners, the developer desiring to plat his land first shall comply with the following: 1. If the public improvements are required for the actual development of the subdivision, then the first developer shall be responsible for obtaining the necessary right -of -way or easements from the adjoining property owner or owners and for installing those improvements at his own expense. Pro rata reimbursement may be authorized under the provisions of Chapter 23, Kennedale City Code. 2. If the improvements are not required for the actual development of the subdivision, then the developer shall provide, within his subdivision, all of the easements or right -of -way necessary for the future improvements. _ Section 305. Water Facility Requirements The developer shall furnish, install, construct, or extend, at his own expense, water distribution facilities necessary for the proper development of the subdivision. The water system shall provide individual service to every lot in the subdivision. All water mains constructed within a proposed subdivision shall be extended to the perimeter of the proposed subdivision to allow for future extension of the water system into adjacent properties. The water system shall be designed and constructed in accordance with the specifications contained in the Design Manual. Where considered necessary by the City Engineer, the facilities shall be sized in excess of that 3 -1 Subdivision Regulations City of Kennedale dictated by the Design Manual to provide for future growth and expansion of the City water distribution system. In addition, the water system shall conform to the City's current Master Water Distribution Svstem Plan. Section 310. City Participation in Water System Oversizing Where oversizing of water system improvements is required by the Capital Improvements Plan, City participation in any proposed water line shall be in accordance with the provisions of Chapter 23, Kennedale City Code. City participation will not be available for water lines which are not part of the proposed improvements contained in the Capital Improvements Plan. Section 315. Fire Hydrant Requirements The developer shall install, at his own expense, a sufficient number of fire hydrants to provide fire protection service to every lot in the subdivision. The fire hydrant system shall be designed according to the specifications contained in the Design Manual. The layout of the system shall be determined by the Director of Development •+ and Enforcement and approved by the Fire Chief. Section 320. Sewage Facility Requirements i The developer shall furnish, install, construct, or extend. at his own expense, sewage collection facilities necessary for the proper development of the subdivision. The sewerage system shall provide individual service �. to every lot in the subdivision. All sewer mains constructed within the proposed subdivision shall be extended to the perimeter of the proposed subdivision to allow for future extension of the sewer system into adjacent properties regardless of whether or not such extensions are required for service within the subdivision. The sewerage system shall be designed and constructed in accordance with the specifications contained in the Design Manual. Where considered necessary by the City Engineer, the facilities shall be sized in excess of that dictated by the Design Manual, to provide for the future growth and expansion of the City systems. All ,., sanitary sewer installations shall be in conformance with the City's Wastewater System Capital Improvements Plan, Section 325. City Participation in Sewer System Oversizing Where oversizing of sewer system improvements is required, City participation in any proposed sewer line shall be in accordance with the provisions of Chapter 23, Kennedale City Code. City participation will not be available for sewer lines which are not a part of the proposed improvements contained in the Capital Improvements Plan. Section 330. Utilities to be Constructed in Rights -of Way All public utilities shall be constructed within a public street right -of -way or an appropriate utility easement. When a proposed water or sewer line or a drainage facility will be placed adjacent to a public road maintained by the Texas Department of Transportation, a separate specific use easement shall be provided for each utility or drainage facility. If the developer cannot obtain the necessary easements to make required off -site improvements, he may request the City to institute condemnation proceedings to acquire the easement, provided that the developer shall bear all costs of such proceedings. 3 -2 Subdivision Regulations M Section 335. Street Right -of -Way Dedication City of Kennedale MO Each subdivision plat shall dedicate public street right -of -way of sufficient width to comply with the standards contained on the Master Thoroughfare Plan and the following requirements: ~ A. All street right -of -ways shall be integrated with the existing and proposed system of thoroughfares and right -of -ways. B. Every lot shall front on a public right -of -way which complies with the width shown on the Master Thoroughfare Plan or, when approved by the City, an acceptable public access easement . C. Street rights -of -way shall be configured so as to allow for future access to adjacent properties. Section 340. Street Improvement Requirements The developer shall construct, at his own expense, street facilities necessary for the proper development of the subdivision. The street system shall provide access to every lot in the subdivision, and comply with the following: A. All street surfaces within or abutting the proposed subdivision shall be paved, with curbs and gutters installed, and otherwise constructed in accordance with the standards and specifications contained in the Design Manual. B. All paving shall be constructed to the width specified by the "Functional Classification" of streets as contained in the most current revision of the Master Thoroughfare Plan. M C. Permanent dead -end roads shall not be allowed. D. Proposed new streets shall be laid out, where possible, so as to eliminate or avoid new perimeter half- streets. Section 345. City Participation in Thoroughfare Street Improvements The City will only participate in the construction costs of a Collector or Arterial street as designated by the Master Thoroughfare Plan and located in conventional single - family residential areas. When the Director, Development and Enforcement has determined that the need for additional street capacity is not directly attributable to the traffic pattern of the proposed development, the City may participate in the portion of the roadway in excess of thirty-six (36) feet, measured from curb face to curb face. The developer shall pay for thirty -SLY (36) feet of roadway, including any extra depth of pavement, curb and gutter for both sides, all excavation required, all subgrade preparation, and all other costs involved in the street construction, including engineering costs. When a street is required to be constructed with extra width, or with special conditions by the City for aesthetic value or special circumstances, the City will participate on the same basis as in thoroughfare considerations. Where the oversizing of the street is at the discretion of the developer for aesthetic purposes or special considerations, no participation is allowed. 3 -3 M Subdivision Regulations City of Kennedale In non - single - family residential areas, when existing development would require additional strength design or additional width of pavement to accommodate expected traffic use, no City participation is allowed. Section 350. Perimeter Street Requirements Where an existing perimeter street is adjacent to a proposed new subdivision, the developer shall establish the location of the street centerline and dedicate sufficient right -of -way within his own subdivision to provide one half of the street right -0f - - way width shown on the Master Thoroughfare Plan. The developer shall construct one half of the required street according to the standards contained in the Design Manual, or deposit with the City an amount equal to his/her computed pro -rata share as set by the city council as a per linear foot fee, before building permits will be issued. M Section 352. Sidewalk Requirements Every new subdivision, or re- subdivision hereafter approved, shall be required to install sidewalks, with appropriate curb ramps, adjacent to all public street rights -of -way. Construction of any sidewalk shall conform to the standards and specifications contained in the Design Manual. Sidewalk placements shall conform to the following: A. All corner lots shall have sidewalks placed on the two frontages or sides adjacent to the streets. B. Any triple frontage lots shall have sidewalks placed on the three frontages or sides adjacent to the streets. C. Any double frontage lots shall have sidewalks placed on the two frontages adjacent to the streets. D. Construction of all side yard sidewalks and rear yard sidewalks adjacent to perimeter streets shall be the developer's responsibility to construct after plat approval. Front yard sidewalks shall be constructed for each lot prior to completion of any primary structure. Section 355. Masonry Screening Wall Requirements (Semi- Public Improvement) Every newly platted residential or non - residential subdivision or re- subdivision of lots adjacent to a thoroughfare, or larger, as shown on the prevailing Master Thoroughfare Plan, shall comply with the screening wall requirements as provided in this Section. All required screening walls shall be constructed so as to permit excess storm water flow. A. The developer of any lot located in a newly platted residential subdivision, or re- subdivision of existing residential lots, adjacent to a thoroughfare, or larger, as shown on the prevailing Master Thoroughfare Plan, shall be required to construct a screening wall along and adjacent to said thoroughfare consisting of brick columns with connecting panels of wood, wrought iron, fired masonry, or exposed aggregate tilt -wall construction. However, a Replat of an existing one lot residential subdivision on any street is exempt. B. The developer of any lot located in a newly platted non - residential subdivision, or re- subdivision of lots, which has a rear property line adjacent to a thoroughfare, or larger, as shown on the prevailing Master Thoroughfare Plan, shall be required to construct a masonry or concrete screening wall along and adjacent to said thoroughfare. 34 Subdivision Regulations City of Kennedale C. The masonry or concrete screening wall shall be constructed in accordance with the standards and specifications contained in the Design Manual. Any combination of wrought iron and landscaping at street intersections, or entrances to subdivisions, shall be considered as an acceptable alternate material. Except for landscaping materials, no masonry or concrete screening wall or its foundation shall be constructed within the street right -of -way. _ D. Any masonry screening wall constructed within the City of Kennedale which is not required by Section 355A or 355B of this Ordinance shall be constructed in a manner consistent with the standards and specifications contained in the Design Manual. r Section 360. Drainage Improvement Requirements The developer shall be required to furnish, install, construct, or extend, at his own expense, all storm sewers and drainage structure facilities necessary for the proper development of the subdivision. Concrete channel improvements shall be required where specified in the Master Drainage Plan and in the Design Manual. Alternate earthen channels may be approved when in accordance with the criteria established in the Design Manual. All public drainage facilities shall be constructed within a public drainage easement or drainage right - of -way as required by the City. Section 362. Off -Site Drainage In respect to off -site drainage, the following provisions shall apply: A. The developer shall be responsible for all runoff from fully developed property upstream of the proposed development. B. Where a drainage study indicates that additional runoff from the developing property will overload downstream drainage facilities and result in hazardous conditions, the City may withhold approval of the development until appropriate provisions have been made. These provisions shall include any drainage design or construction plans necessary to accommodate the off -site drainage problem. Section 365. Street Lighting The developer shall furnish, install, construct, or extend, at his own expense, street lighting facilities necessary .. for the proper development of the subdivision. The street lighting system shall comply with the location and spacing requirements for street lighting systems contained in the Design Manual. Section 370. City - Developer Agreements The Developer of a proposed subdivision must execute a City- Developer Agreement as contained in Appendix A of these regulations. A. In developments where, by reason of City policy, the City Council deems it advisable to participate in the public improvements being constructed to the extent of fifteen thousand ($15,000) dollars, or more, the contract for such construction shall always be advertised for bids in accordance with the State requirements, and shall require the execution of a City- Developer Agreement as noted above. The Developer shall deposit with the City the funds, or acceptable security as required by the applicable City 3 -5 r Subdivision Regulations City of Kennedale Ordinances, required to pay his portion of the construction costs prior to the construction. It shall be the responsibility of the Developer's Engineer to prepare all contract documents for the use of the City and the contractor, as well as all copies of the Engineering Plans for the bidding and construction of the project. B. Insurance. The owner or contractor will comply with the insurance requirements applicable to the City's public works projects. C. Bonds; escrow agreement. 1. Performance and payment bonds will be submitted in an amount, as determined by the city engineer, to insure completion of all improvements therein; or 2. If the cost of completing the improvements is $100,000 or less, cash money in the amount of the cost of completing the improvements, as determined by the city engineer, may be deposited with a bank as ' escrow agent pursuant to an escrow agreement, the form and provisions thereof to be approved by the city engineer and city attorney, to insure completion of the improvements. I D. Maintenance bond. Prior to acceptance by the City of any improvements, a maintenance bond will be furnished in an amount of twenty percent (20 %) of the contract amount of all improvements, insuring the repair and replacement of all defects due to faulty materials and workmanship that appear within a period of two (2) years from the date of acceptance of the improvements by the City. E. Payment bond. Prior to acceptance by the City of any improvements: I it 1 1. A payment bond will be furnished in an amount of not less than one hundred percent (100°/x) of the approximate total cost of the contract guaranteeing the full and proper protection of all claimants supplying labor and material for the construction of the improvements; or. 2. If the total contract amount of all improvements is fifty thousand dollars ($0,000) or less, as determined by the city engineer, the owner and contractor may, in lieu of furnishing a payment bond, agree to pay and satisfy all claims, liens, charges, and encumbrances arising from construction of the improvements and furnish a written affidavit, in a form provided by the city engineer, stating that all charges, accounts, and claims for labor performed and material furnished in connection with the improvements have been paid in full and that there are no unreleased recorded liens filed against the improvements or land to which they are affixed that are to be dedicated to the public. F. The city engineer may require the owner or contractor or both to furnish a list of all contractors and subcontractors who performed labor on or persons supplying material for the improvements and require a written release of all claims from any such person prior to acceptance of the improvements. G. Construction on a single residential lot is excluded from the above listed perimeter street requirements. U On projects not requiring City participation, the Final Plat approval authorizes the Developer to proceed with construction of the water, sewer, street drainage, and traffic facilities required by the Engineering Plans, provided that all fees have been paid and that such plans have been approved by the City Engineer. All construction shall be in accordance with the applicable sections of this Ordinance and the Design Manual. The Developer may choose his own contractor subject to the contractor executing the necessary bonds with the City and payment of the inspection fees required for each portion of the public facilities. 3-6 Subdivision Regulations Section 372. Temporary Improvements City of Kennedale The applicant shall build and pay for all costs of temporary improvements required by the Development and Enforcement Department and shall be responsible for maintaining same for a period specified by the City. Section 375. Maintenance Bond Requirements The developer's contractor shall be required to file a maintenance bond with the Director of Development and Enforcement, prior to beginning construction by the City, in an amount and form satisfactory to the Director, in order to assure the satisfactory condition of the required improvements for a period of two (2) years after the date of their acceptance by the City. j Section 380. Public Works Construction Permit Required Construction shall not start on any street, sidewalk, drainage, utility or public improvement until a Public Works Construction Permit and an acceptable two (2) year maintenance bond has been issued for all facilities in the subdivision or the approved phase of the said subdivision. Section 382. Inspection of Proposed Public Facilities The Development and Enforcement Department shall provide for inspection of required public improvements during construction and insure their satisfactory completion. If the Director of Development and Enforcement finds upon inspection that any of the required improvements have not been constructed in accordance with City ' construction standards and specifications, the applicant shall be notified that building permits will not be issued until all inconsistencies have been corrected. All construction debris or waste shall be removed from all areas of the subdivision prior to the issuance of the Letter of Acceptance of Public Improvements by the Development and Enforcement Department. Section 385. Final Walk- Through and Construction Debris ' The developer of a subdivision shall arrange for a final walk - through inspection with the Building Official. No cut trees, timber, debris, rocks, stones, junk, rubbish, or other waste materials of any kind shall be buried in any land, or left or deposited on any lot or street at the time of completion of public facilities. Removal of all debris and waste shall be required prior to approval and acceptance of all public improvements and prior to the issuance of any building permit or certificate of occupancy. Section 390. Letter of Completion of Public Improvements A. The City will not accept dedication of required improvements until the Director of Development and Enforcement has issued a Letter of Acceptance of Public Improvements as outlined below. B. Upon approved completion of the construction of the public facilities, the Developer's engineer shall submit to the Development and Enforcement Department a complete set of "as- built" documents of the project along with a complete accounting of all construction units "as- built" and the total project cost. The Public Works Department will then issue a Letter of Acceptance of Public Improvements to the developer and authorize the issuance of building permits. k 3 -7 I Subdivision Regulations City of Kcnncdale ARTICLE 4 REQUIREMENTS FOR SUBMITTAL OF A PRELIMINARY PLAT Section 400. Preliminary Plat Approval Required All applicants seeking approval of a Preliminary Plat shall comply with the requirements of this Article and the following: A. Every Preliminary Plat shall require approval of the Planning and Zoning Commission. 1 B. The procedures contained in this Article shall be used when the property being proposed for development is considered "an unplatted tract" and which is not currently developed into platted lots and blocks, and filed for record in the Tarrant County Clerk's Office as a previously platted subdivision of record. C. When previously platted property is being combined with unplatted property and the redevelopment plan is substantially different from the existing lot configuration, the procedures for a Preliminary Plat will be used ' for the review of the proposal. Any public hearing requirements associated with previously platted property must comply with the provisions of Sections 212.014 and 212.015 of the Texas Local Government Code, as amended. ' D. The developer shall show all factors necessary to enable the Planning and Zoning Commission to determine whether the proposed subdivision is satisfactory from the standpoint of the public interests and be consistent with the Comprehensive Land Use Plan, the Zoning Ordinance, and these Subdivision Regulations, as amended. Section 405. Optional General Development Plan When a proposed development is a portion of a larger tract under one ownership or is to be developed in ' phases, the developer may submit a General Development Plan for review to obtain conceptual approval by the Planning and Zoning Commission in conjunction with or prior to submittal of a Preliminary Plat. When appropriate, more than one tract or subdivision may be included with the General Development Plan. The ' General Development Plan will allow the Planning and Zoning Commission to review proposed major thoroughfare street patterns, land uses and relationships with adjoining areas. A General Development Plan shall be construed to be a detailing of the Comprehensive Land Use Plan. The General Development Plan ' should contain the following information: A. Proposed land uses by area with a tabulation summary of acres and units per acre densities. ' B. A layout of adjacent properties showing existing platted properties and the names of owners of unplatted tracts. ' C. Locations of all existing features such as streets, drainage channels, easements or other physical features which may influence the development pattern of the property. ' D. The locations of any Collector or Arterial Streets as shown on the Master Thoroughfare Plan. ' 4 -L I 1 I I 1 J LI Subdivision Regulations City of Kennedale Section 410. Platting Land Under Same Ownership Every Preliminary Plat shall include all the land which the applicant proposes to subdivide and all contiguous tracts owned under the same ownership. This requirement will enable the Planning and Zoning Commission to, (1) determine the need for public improvements or easements which may be required on portions of the land and make future subdivisions uneconomical to develop if the improvements are not installed as a part of the land being proposed for development, and (2) plan for or require reservations for future rights -of -way. This requirement may be waived by the Planning and Zoning Commission when the proposed subdivision appears to have no impact on, or from, the contiguously owned property which is not being developed. Section 415. Phasing Development A. The Preliminary Plat shall indicate any phasing of the proposed development with a heavy dashed line. Each phase shall be numbered sequentially and in the proposed order of development. The proposed utility and drainage layout for each phase shall be designed in such a manner that the phases can be developed in numerical sequence. Thereafter, plats of subsequent units of such subdivision shall conform to the approved overall layout and phasing, unless a new Preliminary Plat is submitted. However, a subsequent reduction of a phase may be considered provided that it conforms to the original street arrangement. B. The Planning and Zoning Conutussion may impose such conditions upon the filing of the phases as it may deem necessary to assure the orderly development of the city. Section 420. Preliminary Plat Documents Required The application packet shall include all documents listed below and no Preliminary Plat will be reviewed by the City until all required documents are submitted in a completed format and all fees have been paid. A letter requesting any variances from these regulations shall be submitted in accordance with the provisions of Section 150, hereof. Preliminary Plat Application (See Section 425) • Preliminary Plat Drawing (See Section 430) • Preliminary Drainage Analysis (See Section 435) Preliminary Utility Layout (See Section 440) Section 425. Preliminary Plat Application The applicant shall submit a written Preliminary Plat Application to the Planning and Zoning Coordinator not less than thirty-five days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. Written authorization from the owner shall be furnished when the applicant is not the owner of record. Section 430. Preliminary Plat Drawing ' The applicant shall submit the required number of copies of the Preliminary Plat Drawing as indicated by the Preliminary Plat Application. The Preliminary Plat Drawing shall contain, at a minimum, all the information listed in the "Requirements for All Plat Drawings" contained in Section 900 and include all the information listed as "Additional Requirements for Preliminary Plat Drawings" contained in Section 910 of these ' regulations. 4-2 Subdivision Regulations City of Kennedale r � I � I I n i 1. i Section 435. Preliminary Drainage Analysis The applicant shall submit a Preliminary Drainage Analysis of the subdivision area to determine the need for drainage facilities within the area being considered for development or off -site on adjacent properties. The Preliminary Drainage Analysis shall conform to the technical specifications contained in the Design Manual. Section 440. Preliminary Utility Layout The applicant shall submit a Preliminary Utility Layout to show the general location and approximate sizes of all existing and proposed public utilities. The size of all proposed water and sewer lines shall be determined using methods prescribed in the Design Manual. Section 445. Review, Processing and Approval of Preliminary Plat Every Preliminary Plat shall be reviewed for conformity with the Comprehensive Land Use Plan, these regulations and any other applicable ordinance according to the procedures established for "Processing Preliminary Plats" as contained in Section 265 of these regulations. Section 450. Grading of Site Prior to Final Plat Approval Subsequent to Preliminary Plat approval, the developer may request written approval from the Director of Development and Enforcement to commence construction to the grades and elevations required by the construction plans. 4 -3 I M Subdivision Regulations M ARTICLE 5 City of Kennedale REQUIREMENTS FOR SUBMITTAL OF A FINAL PLAT M Section 500. Final Plat Approval Required All applicants seeking approval of a Final Plat shall comply with the requirements of this Article. Every Final Plat shall require approval of the City Council, but only after approval has been previously obtained from the Planning and Zoning Commission. The City Administrator may approve minor plats and amending plats. Section 505. Conformity With Preliminary Plat The Final Plat and accompanying data shall substantially conform to the Preliminary Plat, as approved by the Planning and Zoning Commission, incorporating any and all changes, modifications, alterations, corrections and stipulations imposed by the Planning and Zoning Commission. Any submittals of a Final Plat which do not constitute a full phase as shown on the Preliminary Plat must be consistent with the Preliminary Plat in design and layout. Additional review time may be required where a Final Plat does not constitute a full phase as shown on the Preliminary Plat. Section 510. Final Plat Documents Required The application packet shall include all documents listed below and no Final Plat will be reviewed by the City until all required documents are submitted in a completed format and all fees have been paid. • Final Plat Application (See Section 515) • Final Plat Drawing (See Section 520) • Drainage Study (See Section 525) Engineering / Construction Drawings (See Section 530) • Taxes and Liens Paid Certificates (See Section 535) • City - Developers Agreement (See Appendix A) Section 515. Final Plat Application The applicant shall submit a written Final Plat Application to the Planning and Zoning Coordinator not less than thirty-five days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. Section 520. Final Plat Drawing The applicant shall submit the required number of copies of the Final Plat Drawing as indicated on the Final Plat Application. The Final Plat Drawing shall contain, at a minimum, all the information listed in the "Technical Specifications of All Plat Drawings" contained in Section 900 and include all the information listed as "Additional Requirements for Final Plat Drawings" contained in Section 920 of these regulations. 5 -1 i M Subdivision Regulations City of Kennedale Section 525. Drainage Study When the Preliminary Drainage Analysis has determined that drainage facilities and related improvements are required, the applicant shall submit a Drainage Study with engineering drawings which shall conform to the technical specifications contained in the Design Manual. The Planning and Zoning Commission shall not recommend for approval any Final Plat which does not provide adequate facilities to accommodate storm or flood water runoff. Section 530. Engineering / Construction Drawings When the City has determined that public improvements are required, the applicant, or his engineer, shall submit construction plans for all public improvements along with the Final Plat for approval by the City. The Engineering drawings shall conform to the requirements of the Design Manual and shall be prepared and sealed by a Registered Professional Engineer, licensed to practice in the State of Texas. Section 535. Taxes and Liens Paid Certificates The applicant shall submit a certificate, available from the Planning and Zoning Coordinator, indicating that ' any delinquent taxes or liens due the City of Kennedale have been paid. Section 540. Review, Processing and Approval of Final Plat Every Final Plat shall be reviewed for conformity to the Comprehensive Land Use Plan, these regulations and any other applicable ordinance according to the procedures established for "Processing Final Plats, Amending ' Plats, Minor Plats, or Replats" as contained in Section 275 of this ordinance. I i 5 -2 I Subdivision Regulations ARTICLE 6 City of Kennedale REQUIREMENTS FOR SUBMITTAL OF A REPLAT Section 600. Replat Approval Required All applicants seeking approval of a Replat shall comply with the requirements of this Article. Every Replat shall require approval of the City Council, but only after approval has been obtained from the Planning and Zoning Commission. A Replat is required when it is proposed to subdivide a previously approved subdivision, or portion thereof, into smaller lots or, to combine existing smaller lots into a development with larger lots and the proposed changes do not meet the criteria of Amending Plats or Minor Plats. The procedures contained in this Article shall be used when the tract being proposed for redevelopment, or portion thereof is currently developed into platted lots and blocks, and filed for record in the Tarrant County Clerk's Office as a platted subdivision of record, and the owner is requesting to redevelop the property into a new configuration. Minor ' plats and amending plats may be approved by the City Administrator as provided in Texas Local Government Code, Sections 212.0065 and 212.016. Section 605. Replat Documents Required The application packet shall include all documents listed below and no Replat will be reviewed by the City until all documents are submitted in a completed format and all fees have been paid. Replat Application (See Section 610) • Replat Drawing (See Section 615) • Taxes and Liens Paid Certificates (See Section 620) • Preliminary Drainage Analysis or Drainage Study (See Section 625) • Utility Layout or Engineering Drawings (See Section 630) Section 610. Replat Application The applicant shall submit a written Replat Application to the Planning and Zoning Coordinator not less than thirty -five days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. Section 615. Replat Drawing The applicant shall submit the required number of copies of the Replat Drawing as indicated by the Replat Application. The drawing shall contain, at a minimum, all the information listed in the "Requirements for All Plat Drawings" contained in Section 900 and include all the information listed as "Additional Requirements for Replats, Amending Plats, Short Form Plats, and Final Plat Drawings" contained in Section 920 of these regulations. No Replat may be approved which does not contain the signatures of the owners of the property being replatted. 1 Section 620. Taxes and Liens Paid Certificates The applicant shall submit a certificate available from the Planning and Zoning Coordinator indicating that any taxes or liens due the City of Kennedale have been paid. k 6 -1 W Subdivision Regulations Citv of Kennedale j, Section 625. Preliminary Drainage Analysis or Drainage Study ' Due to the variable conditions of a Replat, the Director of Development and Enforcement will review the submittal and may require the applicant to submit a Preliminary Drainage Analysis or a Drainage Study of the subdivision area which shall conform to the technical specifications contained in the Design Manual. The applicant may be exempt from this requirement when the Director is satisfied that no drainage facilities arc necessary or where a previously prepared Drainage Study has been approved within the previous four year period. Section 630. Utility Layout or Engineering Drawings b The applicant shall submit a Utility Layout to show the location and sizes of all existing and proposed public utilities to verif;v easement requirements. However, when the Development and Enforcement Department has determined that the proposed redevelopment of the subdivision will require public facility improvements, the applicant, or his engineer, shall submit engineering plans for all public improvements for approval by the City as a prerequisite to the approval of the Plat by the Planning and Zoning Commission. Furthermore, when a Replat results in the reconfiguration of lots so as to impact the location of any existing water, or sewer tap locations, the developer shall submit sufficient information regarding the location of the existing taps and provide for any utility adjustments so as to assure the availability of utility services to each lot. Any engineering drawings associated with a Replat shall conform to the requirements of the Design Llanual. Section 635. Review, Processing and Approval of Replats 1 Every Replat shall be reviewed for conformity with the Comprehensive Land Use Plan, these requirements and any other applicable ordinance in accordance with the procedures established for "Processing Final Plats, ■■ Amending Plats, Minor Plats, or Replats" in Section 275 of these regulations. Replats may not amend or F remove any covenants or restrictions. If the proposed replat requires a variance and is protested in accordance with Section 212.015 of the Texas Local Government Code, in order to be approved, the proposed replat must receive the affirmative vote of at least three- fourths of the members present of the Planning and Zoning k Commission and the City Council. Section 640. Replat Public Hearing Requirements Certain replats are required to comply with the public hearing regulations contained in Section 212.014 and Section 212.015 of the Texas Local Government Code. The public hearing for replats shall be held by the City Council as required by State Law. I 6 -2 Subdivision Regulations City of Kennedale ARTICLE 7 M REQUIREMENTS FOR SUBMITTAL OF A MINOR PLAT Section 700. Minor Plat Approval Required All applicants seeking approval of a Minor Plat shall comply with the requirements of this Article. Every ' Minor Plat shall require approval of the City Administrator who may forward the plat to the Planning and Zoning Commission for routine processing in lieu of granting approval. Section 710. Minor Plat Prerequisites r The procedures contained in this Article apply to a plat containing four or fewer lots fronting on an existing street and not requiring the creation of any new street or the extension of municipal utilities. Section 720. Minor Plat Documents Required The application packet shall include all documents listed below and no Minor Plat will be reviewed by the City until all required documents are submitted in a completed format and all fees have been paid. ' Minor Plat Application (See Section 725) Final Plat Drawing (See Section 730) • Preliminary Drainage Analysis (See Section 735) Taxes and Liens Paid Certificates (See Section 740) No Section 725. Minor Plat Application The applicant shall submit a written A linor Plat Application to the Planning and Zoning Coordinator not less than fourteen (14) days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. 0 " Section 730. Final Plat Drawing The applicant shall submit the required number of copies of the Final Plat Drawing as indicated by the Final Plat Application. The Final Plat Drawing shall contain, at a minimum, all the information listed in the "Requirements for All Plat Drawings" contained in Section 900 and all the information listed as "Additional Requirements for Final Plat Drawings" contained in Section 920. Section 735. Preliminary Drainage Analysis ' The Director of Development and Enforcement will review each request for a Minor Plat and determine whether the applicant shall be required to submit a Drainage Analysis or Drainage Study. When required, the Drainage Analysis or Drainage Study shall conform to the technical specifications contained in the Design Manual. The applicant may be exempt from this requirement when the Director is satisfied that no drainage facilities are necessary. ' 7 -1 Subdivision Regulations City ofKennedale Section 740. Taxes and Liens Paid Certificates The applicant shall submit a certificate available from the Planning and Zoning Coordinator indicating that any taxes or liens due the City of Kennedale have been paid. Section 745. Review and Processing of Minor Plats Every Minor Plat shall be reviewed for conformity with the Comprehensive Land Use Plan, these regulations, and any other applicable ordinance according to the procedures established for Processing Final Plats, Amending Plats, Minor Plats, or Replats in Section 275 hereof. If the City Administrator declines to approve the proposed plat, the Minor Plat shall be placed on the agenda for the next regular meeting of the Planning and Zoning Commission for their consideration and forwarding to the City Council. I I 7 -2 11 Subdivision Re, dations J ARTICLE 3 City of Kennedalc REQUIREMENTS FOR SUBMITTAL OF AN AMENDING PLAT M Section 800. Amending Plat Approval Required All applicants seeking approval of an Amending Plat shall comply with the requirements of this Article. An Amending Plat may be approved by the City Administrator. However, the City Administrator may forward the Amending Plat to the Planning and Zoning Commission and City Council for approval action at his discretion. The procedures contained in this Article shall be used to correct or modify. a subdivision plat which has been previously filed in the Tarrant County Clerk's Office. Section 810. Amending Plat Prerequisites M An Amending Plat submittal may be submitted on a property when it conforms to the requirements of Section 212.016 of the Texas Local Government Code. Section 320. Amending Plat Documents Required The application packet shall include all documents listed below and no Amending Plat will be reviewed by the City until all required documents are submitted in a completed format and all fees have been paid. • Amending Plat Application (See Section 830) Taxes and Liens Paid Certificates (See Section 336) • Final Plat Drawing (See Section 840) Section 830. Amending Plat Application .. The applicant shall submit a written Amending Plat Application to the Planning and Zoning Coordinator at least fourteen (14) days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. • . Section 335. Taxes and Liens Paid Certificates .� The applicant shall submit a certificate available from the Planning and Zoning Coordinator indicating that any taxes or liens due the City of Kennedale have been paid. ,. Section 340. Final Plat Drawing The applicant shall submit the required number of copies of the Final Plat Drawing as shown on the Amending Plat Application. The Final Plat Drawing shall contain, at a minimum, all the information listed in the "Requirements for All Plat Drawings" contained in Section 900 and include all the information Isted as "Additional Requirements for Final Plat Drawings" contained in Section 920. 3 -1 Subdivision Regulations Section 550. Review, Processing and Approval of Amending Plat Citv of Kcnncdaic Every Amending Plat shall be reviewed for conformity to the rcgulations contained in Section 212.016 of the Texas Local Government Code. If the City Administrator declines to approve the proposed plat, the amending Plat shall be placed on the agenda for the next regular meeting of the Planning and Zoning Commission for their consideration and forwarding to the City Council. 8 -2 Subdivision Regulations ARTICLE 9 City of Kennedale TECHNICAL SPECIFICATIONS FOR PLAT DRAWINGS Section 900. Requirements for all Plat Drawings r Every plat drawing shall include the information contained in this Article. A. Adjacent Properties - All property lines, streets and easements on lands immediately adjacent to and contiguous with the perimeter of the proposed subdivision shall be shown for an area extending one hundred (100) feet of the perimeter with the names of the owners as shown in the most current Tax Assessor's files. If the adjacent properties are platted, the names of adjoining subdivisions and the names of adjoining streets are to be shown. B. City Limit Lines - The location of the Corporate Limit boundaries of the City of Kennedale or any adjacent city shall be shown on the plat drawing where applicable. C. Date - The date on which the drawing was prepared shall be shown on the plat drawing. D. Easements - The location and dimension of all existing or proposed easements shall be shown on the plat drawing indicating whether such easement is for any specific purpose. Utility easements for the use of public utilities of not less than seven and one -half (7.5') feet in width shall be provided along each side of all rear property lines or on the contained side of perimeter lots. If necessary for the extension of water or sewer mains, storm drainage or other utilities, easements of greater width may be required, or additional easements may be required, along lot lines or across lots. In all cases, easements shall connect with .. easements already established in adjoining properties or extend to connect with a public right -of -way. No lot shall be shown with an easement which prevents proper development and full utilization of the lot as a suitable building site for the intended zoning district. E. Lot and Block Numbering - All lots and blocks shall be consecutively numbered, or lettered in r. alphabetical order. The blocks in subdivisions bearing the same name shall be numbered or lettered consecutively through the several sections or phases. Lettering for blocks shall be larger and bolder than lot numbers or circled to make identification clear. Any lot or block which is planned as an `out - parcel' shall be numbered and designated on the plat with notation regarding any development restrictions. F. Nlap Sheet Size - Map sheets shall be of such size as are acceptable for filing in the office of County CIerk and shall not exceed twenty -four by thirty-six (24 "x 36 ") inches, but may be eighteen by twenty -four (18" x r 24 ") inches, with a binding margin of not less than one and one -half inches on the left side of the sheets. Sheets shall be numbered in sequence if more than one (1) sheet is used and an index sheet provided with match lines. i G. North Arrow - A north arrow indicating the approximate true north shall be predominantly placed near the scale. H. Ownership / Developer - The name, address, and telephone number of the current legal owner, and the name, address, and telephone number of the developer, if other than the owner, shall be shown on the plat drawing. 9 -1 W Subdivision Regulations Citv of Kennedale 1. Plat Notes and Conditions - When appropriate, the drawing shall contain a listing of any Plat Notes and Plat Conditions in a readilv identifiable location with each note numbered consecutively. J. Public Use Areas - The location and dimensions of all property proposed to be set aside for park use, or i other public or common reservation shall be shown on the plat drawing, with designation of the purpose thereof, and conditions, if any, of the dedication or reservation. K. Scale - The drawing shall be prepared at a numerical scale no greater than one (1) inch equals one hundred (100) feet. At the discretion of the Director of Development and Enforcement, the plat may be drawn at a numerically smaller scale, i.e. I'= 50', V _ 40', etc. if the plat can still be drawn on the required sheet size. A graphic scale symbol shall be placed on the drawing. L. Street Names - All existing and proposed street names shall be shown on the plat drawing. New street names shall be sufficiently different in sound and in spelling from other road names in the City so as to not cause confusion. A road which is, or is planned as a continuation o£ an existing road shall bear the same name. s M. Street Right -of -Way - The width of all existing and proposed public street rights -of -way shall be shown on the plat drawing and be consistent with the minimum requirements contained in the Design Manual and the Master Thoroughfare Plan. Dimensions shall be shown for all curves. The distance from the centerline of any existing roadway of a boundary street to the proposed subdivision shall be shown to determine the adequacy of right -of -way along the route and to determine if additional right -0f - -way is necessary to accommodate the proposed street. Sufficient iron pins shall be found or set and shown on the drawing together with dimensions to adequately describe all perimeter streets. N. Subdivision Boundary - The proposed subdivision boundary lines shall be shown in heavy lines so as to provide a differentiation with the internal features of the area being proposed for platting. The location and dimensions of all boundary lines of the property shall be expressed to the nearest hundredth foot. O. Subdivision Name - The name of the proposed subdivision with predominantly larger letters than those used elsewhere shall be shown on the drawing, within the Title Block. The proposed name of the subdivision shall not be a duplication of any existing subdivision name, whether by spelling or pronunciation, or similar to any other subdivision within the City unless the proposed subdivision is contiguous with a subsequent filing or a replat of an existing subdivision. The Planning and Zoning +� Commission shall have final authority to require a change in the proposed name of the subdivision. P. Title Block - In addition to the name of the subdivision shall be an entry indicating whether the plat is a Preliminary Plat, Final Plat, Replat, Minor Plat, or Amending Plat. Q. Vicinity Location Map - A small vicinity location map shall be shown on the plat drawing. The vicinity in location map shall be drawn at an approximate scale of I "= 2000' and show sufficient streets, Collector and Arterial Street names, and major features of the surrounding area to locate the area being subdivided. R. Surveyor's Certification - Every final plat drawing shall contain a Surveyor's Certification of Compliance by a Professional Land Surveyor registered in the State of Texas. The Certification of Compliance shall ' not be less than one and one -half inches high and four inches wide and contain the following information: 1 a, r Subdivision Regulations � i r -, J 1• KNOW ALL (EN 3Y'MESE PRESENTS That L , a Registered Protessional Land Survevor licensed m the State of Texas, do hereby certify that this Plat u true and correct and was prepared from an actual survey made under my supervision on the ground. Signature Date Phone number (Atria S"D City of Kennedale Section 910. Additional Requirements for Preliminary Plat Drawings In addition to the minimum information required of all plat drawings contained in Section 900 of these regulations, every Preliminary Plat Drawing shall include the information contained in this section. A. Permanent and Temporary Structures - The location and general outline of any existing permanent or temporary structures with sufficient dimensions to determine building line encroachments shall be shown on the plat drawing. B. Sectionalizing or Phasing of Plats - The plat drawing shall indicate any sectionalizing or phasing of the proposed subdivision. Thereafter, plats of subsequent units of such subdivision shall conform to the approved overall layout and phasing, unless a new Preliminary Plat is submitted. However, a subsequent reduction of a phase may be considered provided that it conforms to the original street arrangement. C. Zoning Classification - The plat drawing shall indicate the current zoning classification of the proposed subdivision and all adjacent properties. D. Lot Dimensions - The approximate dimensions of all proposed or existing lots with sufficient detail to verify compliance with the specific requirements of the Zoning Ordinance shall be shown on the plat drawing. i E. Flood Plain Features - The location of the 100 -year flood limits, if applicable, shall be shown on the Preliminary Plat drawing. If the subdivision or a portion thereof is located in a 100 year flood -prone area, the developer will be required to comply with the Flood Damage Prevention Ordinance. � y, 1 Subdivision Regulations City of Kennedale F. Certificate of Approval - Every Preliminary Plat Drawing shall contain a Certificate of Approval by the Planning and Zoning Commission. The Certificate of Approval shall not be less than one and one -half inches high and four inches wide and contain the following information: The Planning and Zoning Commission of the City of Kennedale. Texas voted a Iran ively on this day of 19 to approve this Pmliminv Plat Chaimtatt, Planning and Zoning Commission Attest: Secretarv. Planning and Zoning Commission Section 920. Additional Requirements for Replats, Minor Plats, Amending Plats, and Final Plat Drawings Every Replat, Minor Plat, Amending Plat, or Final Plat drawing shall include the following information in addition to the minimum information required of all plat drawings contained in Section 900 of these regulations. A. Metes and Bounds Description - A written metes and bounds description of the property shall be shown on the plat drawing that will readily determine the location, bearing and length of all perimeter boundary lines, and be capable of reproducing such lines upon the ;round with a closure error of less than 1:2,000. The Legal Description shall include reference to an original survey or subdivision comer, and the Texas NAD83 State Plane Coordinate System. The Legal Description shall include the acreage of the total area of the proposed subdivision and be consistent with the subdivision boundary, and information to show the last instrument conveying title to each parcel of property involved in the proposed subdivision, giving grantee and land records reference. The Legal Description will also be shown in its entirety on a separate 8 112 x 11 or 8 1/2 x 14 inch sheet of bond paper to meet the filing requirements of the Tarrant County Clerk. B. Lot Dimensions - The exact dimensions of all proposed or existing lots and the perimeter boundary of the subdivision shall be shown on the plat drawing. C. Lot Areas - The area for each lot expressed in square feet shall be shown on the plat drawing. (This information may be shown in tabular form on the plat or on a separate sheet.) D. Irregular Side Lot Lines - Side lot lines which are not perpendicular to the street right -0f - - way shall be indicated with bearing and distance. E. Permanent Structure Encroachments - Any permanent structures which encroach any building set -back lines and will remain after completion of the development shall be shown on the drawing with appropriate dimensions. F. Drainage Easements - The location of any drainage easements, if applicable, shall be shown on the plat drawing. If the subdivision or a portion thereof is located in the 100 year flood -prone area, the developer . will be required to comply with the provisions of the Flood Damage Prevention Ordinance. F_ 9-4 i Subdivision Regulations G. Approval Certification - Every Replat or Final Plat shall contain a Certificate of Approval by the Planning and Zoning Commission as will Amending and Minor Plats when appropriate. The Certificate of Approval by the Planning and Zoning Commission shall not be less than two inches high and four and one- half inches wide and contain the following information: W ltf i im M The Planning and Zoning Commission of the City of Kcnncdale, Texas voted affimtatively on this day of 19 to recorrmcnd approval of this Plat by the City Council. Chairman,, Planting and Zoning Commission Attest: Secretary. Planning and Zumng Commission H. Tarrant County Certification - Any Certification block required by the Tarrant County Clerk's Office for filing shall be shown on the plat drawing. (See Appendix B) I. Dedication Certificate - Every Replat, Amending Plat, Minor Plat, or Final Plat shall contain an Owner's Certificate of Dedication as follows: ILNOW ALL MEN BY THESE PRESENTS: That, L (owners name) do hereby certify that I am the legal owner of the above described tract of land and do hereby convey to the public for public use: the streets, alleys, ngbts f- -way, c cmcnt.� and any other public areas shown on this plat Signature of Owner W W STATE OF TEXAS } { COUNTY OF TARRANf } { Before me, the undersigned Notary Public in and for said county and State on this day personally appeared brown to me to be the person whose name is subscribed to the foregoing imuument and ackwwledged to me that he exerted the same for the purpose and conaidemucres therein expmacd. and in the capacity therein stated. City of Kennedalc Civen under my hand and seal ofoffuce this day of r 19 Notary Public in and for Tarant County My commission expires: 9 -5 M Subdivision Regulations City of Kennedale J. City Council Approval Certification - Every Replat or Final Plat shall contain a Certificate of Approval by the City Council as will Amending and Minor Plats when appropriate. The Certificate of Approval by the City Council shall not be less than two inches high and four inches wide and contain the information shown below. A similar certificate without the voting statement will be provided for the City Administrator approval of Amending and Minor Plats when appropriate. . The City Cwmutl of the City of KorarWe, Teas voted afir —L-ly on Ihis Jay ul 19 to approve of this Plat for tiling of mcord Mayor, City of K=edale Attest: City Secr=uY 9-6 I Subdivision Regulations City of Kennedale 1 P ARTICLE 10 SUBDIVISION DESIGN CRITERIA ' Section 1000. Conformity with Zoning Regulations Every lot shall be designed in such a manner that it complies with the minimum dimensions of the applicable zoning district as contained in the Zoning Ordinance. Section 1010. General Design Criteria Every Subdivision Plat shall be reviewed by the City for conformance with the design criteria contained in this Article. The City recognizes that suitability characteristics vary from site to site and the Planning and Zoning Commission shall provide oversight in their interpretation. application and enforcement of these criteria. A. Access from Major Thoroughfares - Where a residential subdivision borders or contains an existing or proposed thoroughfare, as shown on the Master Thoroughfare Plan, residential lots shall not in general, where possible, have frontage onto or derive access directly from an existing or proposed Collector Street, or larger. Non - residential lots which have frontage onto or derive access directly from an existing or proposed Collector Street, as shown on the Master Thoroughfare Plan, shall have driveway locations which comply with the spacing requirements contained in the Design Manual. B. Block Depths - Blocks should have sufficient depth to provide for two (2) rows of lots of appropriate depths. Exceptions to this prescribed block depth may be permitted in blocks adjacent to major streets, railroads, waterways or city limit lines. The use of a public alley shall be limited to non - residential subdivisions. C. Block Lengths - Block lengths in residential areas shall not exceed fifteen (15) times the minimum lot width required in the zoning district or 1,000 feet long without an intersection with another street. Blocks i designed for industrial uses may be of such length and width as determined suitable and appropriate by the Planning and Zoning Commission for the prospective use. In long blocks, the Planning and Zoning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities, fire apparatus access, or pedestrian traffic. When such an easement is required, additional width shall be included in the adjacent lots. D. Buildable Area - Every residential lot proposed for development shall contain a buildable area which contains, at a minimum, 125 percent of the minimum structure square footage required for the applicable zoning district. The buildable area shall be situated out of the 100 Year Special Flood Hazard Area and drainage easements or drainage rights -of -way. ' E. Character of the Land - Land which the Planning and Zoning Commission finds to be unsuitable for subdivision or development due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements, or other features which will reasonably be harmful to the ' safety, health, and general welfare of the present or future inhabitants of the subdivision and / or its surrounding areas, shall not be subdivided or developed until adequate methods are formulated by the developer and approved by the Planning and Zoning Commission to solve the problems created by the ' unsuitable land conditions. 10 -I Subdivision Regulations City of Kennedale F. Conformity With Comprehensive Land Use Plan - Every subdivision plat shall conform to the City's Comprehensive Land Use Plan, Zoning Ordinance, Subdivision Ordinance, and other applicable City ' standards. G. Corner Lots - Additional lot width should be considered for corner lots to allow for one full size and one half size front yard set -back areas. H Cul- de-sac length - No street may be designed to be dead -ended without the installation of a cul -de -sac with a fifty (50) foot right -of - -way radius and a forty (40) foot pavement radius back to back of curb. No ' cul-de -sac street may exceed seven hundred and fifty (750) feet in length, as measured along the street centerline from the projected curb intersection to the farthest curb location and no cul-de -sac shall exceed five hundred (500) feet unless the water main is looped. 1. Double Frontage Lots - Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from Collector or Arterial Streets or to overcome specific disadvantages of topography and orientation. The Planning and Zoning Commission may require that a restriction be placed on the plat to limit the facing of main structures or limit drivewav access from any Collector or Arterial Street. J. Drainage Easements - The City will advise the developer when to utilize either a drainage easement or a drainage right -of -way to accommodate drainage facilities in the subdivision. When a Drainage Easement is utilized, lot lines shall normally be drawn to the center of the drainage easement and the drainage easement shown with a dashed line. Areas within drainage easements and drainage rights -of -way shall not be included within the required buildable area that is, at a minimum, 125 percent of the minimum square footage required for the proposed structure in the applicable zoning district. K Grading and Lot Drainage - Residential lot grading shall be conducted in a manner which will not allow ' runoff to cross more than two lots, including the lot on which the drainage originates, before it enters a street or drainage easement. If this is not possible, then a drainage easement must be provided and any necessary facilities shall be constructed and installed by the developer. Lots shall be laid out so as to provide positive drainage away from all buildings. Individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Grading which will result in the need for earth restraining structures greater in height than four (4) feet will require installation of an engineered retaining wall constructed in accordance with the current building code. L. Intersection Angles - Spacing of intersections along major streets shall conform to the Design Manual. Not more than two (2) streets shall intersect at any one point unless specifically approved by the Planning and Zoning Commission. Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersections on the opposite side of such street. Streets shall be laid out so as to intersect as nearly as possible at right angles. Intersections which are not right angles shall use the following criteria: 1. A proposed intersection of two (2) new streets at an angle of less than seventy -five (75) degrees shall not be acceptable. An oblique street intersection or curved street approaching an intersection should be approximately at right angles for at least fifty (50) feet from the intersection. 2. Street jogs with center -line offsets of less than one hundred and fifty (150) feet shall not be permitted, except where the intersected street has separated dual drives without median breaks at either ' intersection. 10 -2 Subdivision Regulations City of Kennedale r M. Lot Dimensions - Lot dimensions shall be consistent with the minimum standards of the Zoning Ordinance. Conventional design practices for subdivision planning requires that side lot lines be at right angles to street lines or as a radial. However, lot lines which are not at right angles to street lines, or shown as a radial, shall contain a bearing notation. Dimensions of comer lots shall be large enough to allow for erection of buildings, observing the minimum front and side -yard setback from both streets. Depth- and width of properties reserved or laid out for business, commercial, or industrial purposes shall be adequate to provide for the off -street parking and loading facilities required for the type of use and development contemplated, as established in the Zoning Ordinance. N. Masonry Screening Walls - For residential subdivisions and the rear property line of non - residential subdivisions, masonry screening walls shall be constructed adjacent to any street designated as Thoroughfare, or larger, on the Master Thoroughfare Plan. No screening wall shall be constructed within the street right -of -way. (See Section 355) O. Multiple Entrance and Exit Locations - The use of two or more entrance and exit locations is required when the subdivision contains forty (40) or more lots. However, the Planning and Zoning Commission may recommend a waiver of this requirement when alternative proposals are determined to be practical and sound planning principles have been considered. P. Rights -of -Way - Right -of -way widths shall be consistent with those shown on the Master Thoroughfare ' Plan. Right -of -Way widths in excess of the standards designated on the Master Thoroughfare Plan shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. Furthermore, street right -0f - -way widths in commercial, industrial and similar high intensity land use areas ' shall be appropriate for the type of development being proposed, but no street in such area shall be less than the minimum required for a Collector Street. Q. Water bodies - if a tract being subdivided contains a water body, or portion thereof, lot lines shall be drawn so as to distribute the entire ownership of the water body among adjacent lots. The Planning and Zoning Commission may approve an alternative plan whereby the ownership of and responsibility for safe ' maintenance of the water body is so placed that it will not become a local government responsibility. If a water body is intended to be situated on its own lot, then the lot shall be numbered according to the numbering sequence of the subdivision. Furthermore, any lot intended to be used as a buildable lot which includes a water body shall contain a buildable area that is, at a minimum, 125 percent of the minimum ' " t square footage required for the applicable zoning district. � I � I 10 -3 i I Subdivision Regulations City of Kennedale ARTICLE 11 STREET AND EASEMENT VACATIONS Section 1100. In General When a citizen, group of citizens, or a developer wishes to propose the closing or vacation of a specific public right-of- way, street, or easement which has been dedicated to the City, the following procedures must be followed: A. A petition requesting the proposed closing or vacation must be presented to the Planning and Zoning Coordinator together with the appropriate filing fee. Such petition must contain the names, addresses, phone numbers, and signatures of all property owners holding property adjacent to the portion of the street or easement which is proposed to be vacated. The applicant must submit a metes and bounds legal description i. and a graphic exhibit of the portion of the ROW to be abandoned which must be signed and sealed by a Registered Professional Land Surveyor. In addition, a Standard Form of Vacation Acknowledgment shall be completed and submitted for each utility currently located within the right -of -way or casement. B. The Planning and Zoning Coordinator will set a public hearing regarding the proposed closing before the Planning and Zoning Commission at a regularly scheduled meeting. Public notices will be mailed to all property owners affected by the proposed closing or vacation at least fifteen (15) days prior to the scheduled meeting. C. The City Staff will perform the following: 1. Secure an appraisal of the value of the physical property involved in the closure. 2. Prepare and submit for City Council approval, recommendations for the proposed sale and or lease based upon the estimated value and the best interests of the City and owners of the adjacent property. 3. Prepare an ordinance and appropriate documents for transfer or lease of the property involved in the vacation or closure. D. The Commission will conduct a public hearing allowing the opportunity for interested parties to express their opinions of the proposed closing or vacation. At the close of the Public Hearing the Commission will make a recommendation to the City Council as to the advisability of approving the proposed closing or vacation. ' E. The proposed closing or vacation will then be set for public hearing before the City Council by the following notices: 1. The hearing will be advertised by the publishing of a legal notice in the official newspaper of the City at least fifteen (15) days prior to the scheduled hearing. 2. Adjacent property owners will be notified by mail of the proposed public hearing at least fifteen (15) days r. prior to the scheduled hearing. 3. Notice of the proposed hearing before the City Council will be posted in a public place within the City at least fifteen (1 5) days prior to the scheduled hearing. I Subdivision Regulations City of Kennedale F. The City Council will conduct the public hearing on the proposed closing or vacation, allowing the opportunity for all interested parties to express their opinions on the matter. At the close of the public hearing, the City Council will make a determination as to whether the evidence presented at the hearing together with the recommendation of the Planning and Zoning Commission provide sufficient justification for proceeding with the closure or vacation. j 11 I I I I I I I ' 11 -2 Subdivision Regulations City of Kennedale im ' ARTICLE 12 INSTALLATION OF PERMANENT FIELD MONUMENTS ' Section 1200. General The applicant shall place permanent reference monuments in the subdivision as required herein and under the ' direction of a Registered Land Surveyor or Professional Engineer. All such monuments shall be set flush with or below the ground and planted in such a manner that they will not be generally disturbed. Section 1210. Subdivision Boundaries The external boundaries of a subdivision shall be documented in th field by monuments of not less than four ' (4) inches square or five (5) inches in diameter, and marked on top with a cross, brass plug, iron rod, or other durable material securely embedded; or by iron rods or pipes not less than eighteen (18) inches in length and one -half (1/2) inch in diameter. These monuments shall be placed at all corners of the subdivision boundary, at ' each end of all curves, at the point where a curve changes its radius, at all angle points in any line, and at all angle points along a meandering line. Section 1220. Internal Block Corners All internal block corners, street intersections, street angle points and curves tangents shall receive permanent monuments in the field by iron rods or pipes at least eighteen (18) inches long and one -half (1/2) inch in diameter. Section 1230. Lot Corners All corners of all lots shall receive monuments in the field by iron rods eighteen (18) inches long and one -half ' (1/2) inch in diameter. 1. 1 1 1 12 -1 Subdivision Regulations City of Kennedale ARTICLE 13 DEFINITIONS Section 1300. Definitions in General All definitions of words contained herein shall correspond with the most appropriate definitions appearing in the Webster's New Collegiate Dictionary, unless specifically defined in this Article. Section 1310. Words and Terms Defined For purposes of these regulations, certain terms herein are defined as follows: A. Alley - A minor public right -of - -way primarily designed to serve as secondary access to the side or rear of properties whose principal frontage is on some other street. B. Applicant - The owner, authorized representative, or designated agent of land being proposed for subdividing. C. Block - A tract of land bounded by streets, or by a combination of streets, public parks, cemeteries, railroad rights -of -way, shorelines of water-ways, or boundary lines of municipalities and containing one or more building sites. D. Bond - A form of security other than a cash deposit to be used as surety or as a guarantee. E. Building - Any structure which is built for the support shelter, or enclosure of persons, animals, chattels, or movable property of any kind. F. Building Official - The senior building officer of the City charged with responsibility for issuing building permits and enforcing the building code. G. Building Set -back Line - A line established beyond which no part of a building shall project, except as otherwise provided in the zoning ordinance. H. City - The City of Kennedale, Texas. I. City Attorney - The licensed attorney designated by the City to furnish legal assistance for the administration of these regulations. J. City Council - The legislative governing body of the City having the power to adopt and amend these regulations. K. City Engineer - A registered professional engineer on the City Staff or a consulting firm of registered professional engineers designated to represent the City. L. Collector Street - A major road intended to move traffic from local roads to minor arterials. A collector road generally surrounds a neighborhood or a group of neighborhoods. 13 -1 Subdivision Regulations Citv of Kennedale M. Comprehensive Land Use Plan - A written document containing the development policies of the City including a trap of the City showing a graphic representation of the proposed uses of the various land areas of the City and which has been adopted by the City Council as the official guide for future development. N. Construction Plans - The maps or engineering drawings accompanying a subdivision plat and showing ' the specific location and design of improvements to be installed in the subdivision in accordance with the requirements of the Design Manual. O. Crosswalk Way - A public right of way, usually four (4) feet or more in width between property lines, which provides pedestrian circulation. P. Cul- De-Sac - A local street with only one outlet and having an appropriate terminal for the safe and convenient reversal of traffic movement. Q. Dead -End Street - A street, other than a cul-de -sac, with only one outlet. I R. Design Manual - Refers to the City of Kennedale Public Works Design Manual which establishes ' minimum criteria for the design of Public Works and Utilities. S. Developer - The owner, or agent representing the owner, of any land being proposed for subdivision or ' development. T. Development - Any activity that requires submission of a plat under this ordinance. ' U. Development Review Committee - A committee composed of municipal department representatives to provide technical services in the administration of these regulations. designed V. Drainage Flume - A concrete drainage way usually centered on lot lines and to carry storm water runoff from adjoining lots. his for the by W. Easement - Authorization by a property owner of a designated part of property use another, and for a specified purpose, such as a drainage easement, utility easement or a public access easement. ` X. Engineer - A person duly authorized under the provisions of the Texas Engineering Practices Act, as ' heretofore or hereafter amended, to practice the profession of Civil Engineering. Y. Escrow - A deposit of cash to guarantee a performance or maintenance bond. t Z. Final Plat - The authentic map or official plan of record of a subdivision of land prepared from actual field measurement and staking of all identifiable points by a Registered Professional Land Surveyor with the subdivision location properly referenced to a survey comer or specific landmark reference. r AA. Frontage - The side or sides of a lot abutting a street right -of - -way. BB. Frontage Street - Any street to be constructed by the developer or any existing street in which development takes place on both sides. 13 -2 I Subdivision Regulations City of Kennedale CC. Highway, Limited Access - A freeway, or expressway, providing a traffic way for through traffic, in respect to which owners or occupants of abutting property on lands and other persons have no authorized right to access to or from the same, except at such points and in such manner as may be determined by the public agency having jurisdiction over such traffic way. DD. Land Planner - Persons other than Surveyors who possess actual experience and practice in the field of land planning. ' EE. Local Street - A road intended to provide direct access to individual properties and to provide right -of - way for sewer, water, storm drainage systems, and electric, telephone, gas, and cable TV utilities. FF. Lot - A parcel of land within a platted subdivision having frontage on a public street or approved public access easement and intended to be used as a building site or for purposes of building development and which is designated as a distinct and separate parcel identified by a lot number or symbol in a duly approved subdivision plat which has been properly filed and recorded. A lot is not a parcel of unplatted property with an acreage status. GG. Minor Arterial - A road intended to collect and distribute traffic in a manner similar to principal arterials, except that these roads service minor traffic generating areas such as community - commercial areas, primary and secondary educational plants, hospitals, major recreational areas, churches, and offices, and/or designed to carry traffic from collector streets to the system of primary arterials. HH. Model Home - A dwelling unit used initially for display purposes which typifies the type of units to be constructed in the subdivision. Il. Nonresidential Subdivision - A subdivision in which the intended use is either commercial or industrial. JJ. Off -Site - Any premises not located within the area of the property to be subdivided, whether or not in the same ownership of the applicant for subdivision approval. KK. Owner - Any person, group of persons, firm or firms, corporation or corporations, or any other legal entity having legal title to or sufficient proprietary interest in the land sought to be subdivided under these regulations. LL. Perimeter Street - Any street to which the parcel of land to be subdivided abuts on only one (1) side. MM. Person - Any individual, association, firm, corporation, governmental agency, or political subdivision. NN. Planning and Zoning Commission - The appointed body having authority to recommend approval or disapproval of subdivision plats in accordance with these regulations and state statutes. 00. Planning and Zoning Coordinator - For purposes of these regulations, the person designated with the responsibility of accepting subdivision plats for the City and preparing the necessary documentation for the Planning and Zoning Commission. In 13 -3 1� Subdivision Regulations Citv of Kennedale PP. Preliminary Plat - The preliminary drawing indicating the proposed manner or layout of the subdivision to be submitted to the Planning and Zoning Commission for approval. QQ. Primary building - The building which represents the main intended use in that zoning district. Examples are: a home in a residential zoning district, a store or business building in a commercial district. or, the major plant building in an industrial zoning district. Storage buildings and separate garage structures are examples of secondary buildings. ur RR. Principal Arterial - A road intended to move through traffic to and from such major attractors as ' central business districts, regional shopping centers, colleges and/or universities, major industrial areas, and similar traffic generators within the city; and/or as a route for traffic between communities or large areas. SS. Public Improvement - Any public water and sewer utility, drainage ditch, roadway, parkway, sidewalk pedestrian way, or other facility for which the local government may ultimately assume the ' responsibility for maintenance and operation, or which may affect an improvement for which local government responsibility is established. ' TT. Replat - A change in a map of an approved or recorded subdivision plat if such change affects any street layout on such map or area reserved thereon for public use, or any lot line; or if it affects any map or plan legally recorded prior to the adoption of any regulations controlling subdivisions. ' UU. Right -of -Way - A strip of land occupied or intended to be occupied by a street, crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, or for ' another special use. The usage of the term "right -of -way" for land - platting purposes shall mean that every right-of-way-hereafter established and shown on a final plat is to be separate and distinct from the lots or parcels adjoining such right -of - -way and not included within the dimensions or areas of such ' lots or parcels. Rights -of -way intended for streets, crosswalks, water mains, sanitary sewers, storm drains, or any other use involving maintenance by a public agency shall be dedicated to public use by the maker of the plat on which such right -of - -way is established. W. Right -of -Way Width - The distance between property lines measured at right angles to the center line of the street. WW. Subdivider - Any person or any agent thereof, dividing or proposing to divide land so as to constitute 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. 1 XX. Subdivision - A division of any tract of land into one or more parts for the purpose of creating lots for sale, for the purpose of identification, and / or to provide for the dedication of streets, alleys and easements. Subdivision includes re- subdivision (replat). ' YY. Subdivision Regulations - The official ordinance adopted by the City Council to regulate the division of property within the corporate limits of the City of Kennedale in accordance with Chapter 212 of the ' Texas Local Government Code. i 134 Subdivision Regulations r Citv of Kennedale ZZ. Utility Easement - An interest in land granted to the City, to the public generally, and/or to a private utility corporation, for installing and 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. 117 I I 13 -5 Subdivision Regulations 1 APPENDIX A 1 CITY - DEVELOPER AGREEMENTS � I I I I I! II '1 �1 A -1 City of Kennedale I Subdivision Regulations APPENDIX A STATE OF TEXAS COUNTY OF City of Kennedale The following sample format shall be used as a guide in the preparation of a City - Developer Agreement. The format should be modified where appropriate to specify in detail the responsibilities of the City and the Developer. W 1 r CITY - DEVELOPER AGREEMENTS CITY - DEVELOPER AGREEMENT KNOW ALL MEN BY THESE PRESENTS: That _Mmnm�rsN�e� an individual doing business as [_(conma„yN.).a Corporation organized under the laws of _(smm)__j or [a Partnership consisting of _(N —a)_ of the County of State of , hereinafter called Developer, and the City of Kennedale, Tarrant County, Texas, hereinafter called City, enter into the following contract: In consideration of the mutual covenants herein contained and for the purpose of providing _«,ro. ®m�>_ as indicated in the construction documents titled _ca�Tn��_ to serve (rwnne > an Addition to the City of Kennedale, Texas, the Developer and the City hereto agree: 1. The Developer agrees to pay the City all inspection and processing fees and furnish all permits, easements, and right -of -way as required for the construction of the above referenced facilities. In addition, at no cost to the City, the Developer agrees to have complete construction plans, specifications and all other necessary contract documents prepared by a registered Professional Engineer and also furnish construction surveying, cut sheets, and field adjustments. 2. The Developer will enter into a contract with the Contractor who will perform the work and who will be paid by the Developer as specified in the construction contract documents. Monthly pay estimates shall be subject to City review. 3. The Developer will present to the City a performance bond and a payment bond meeting the requirements of Texas Government Code chapter 223, as amended, or cash to be placed in escrow in an amount equal to one hundred (100) percent of the value of the construction costs of all the facilities to be constructed by the Developer. The performance bond shall provide for payment to the City of such amounts to the total remaining amounts required for the completion of the Project if the Developer fails to complete the work as required hereunder. Upon approval by the City, the amount of the performance bond may be reduced at a rate consistent with the amount of work that has been completed by the Developer and formally accepted by the City. The payment bond shall be furnished solely for the protection of all claimants supplying labor and material in the prosecution of the work provided for by this Agreement. Any surety company through which abond is written shall be a surety company duly authorized to do business in the State of Texas, provided that the City, A -2 I Subdivision Regulations City of Kennedale through the City Administrator, shall retain the right to reject any surety company as a surety for any work under this or any other Developer's Agreement with the City regardless of such company's authorization to do business in Texas. Approvals by the City shall not be unreasonably withheld or delayed. 3. The Developer agrees to provide, at no cost to the City, all testing necessary to insure that the construction is in accordance with the specifications and City standards. 4. The Developer understands and agrees that he has no authority to cancel, alter, or amend the terns of the construction contract without specific written authority of the City, and that he shall be responsible for paying the costs of any cancellations, additions, alterations, or amendments to the Contract unless specifically provided otherwise by written authorization from the City. 5. The Developer agrees to require the selected contractor to provide to the City, on City forms, maintenance bonds in the amount of twenty (20) percent of the contract price. The bond shall be submitted prior to commencing with construction and shall be good for two (2) years commencing with the approved completion of the facilities. 6. The City agrees to participate in the cost of the facilities after construction is complete and accepted. The description and amount of participation is as follows: M 7. The City will provide the inspections as required, and upon satisfactory completion of the work, the City will accept ownership and operation of the system subject to the terms of the maintenance bonds. ow 10. Venue of any action brought to enforce this Agreement shall be in Tarrant County, Texas. 11. This contract or any part thereof shall not be assigned without the written consent of the City 12. Special provisions: A -3 8. THE DEVELOPER FURTHER COVENANTS AND AGREES TO, AND BY THESE PRESENTS DOES HEREBY, FULLY INDEMNIFY, HOLD HARMLESS AND DEFEND THE CITY, ITS OFFICERS, AGENTS, AND EMPLOYEES FROM ALL SUITS, ACTIONS, LIABILITY, OR CLAIMS OF ANY CHARACTER, WHETHER REAL OR ASSERTED, BROUGHT FOR OR AN ACCOUNT OF ANY INJURIES OR DAMAGES SUSTAINED BY ANY PERSONS (INCLUDING DEATH), OR TO ANY PROPERTY, RESULTING FROM OR IN CONNECTION WITH THE CONSTRUCTION, DESIGN, PERFORMANCE, OR COMPLETION OR ANY WORK TO BE PERFORMED BY SAID DEVELOPER, HIS CONTRACTORS, SUBCONTRACTORS, OFFICERS, AGENTS, OR EMPLOYEES, OR IN CONSEQUENCE OF ANY FAILURE TO PROPERLY SAFEGUARD THE WORK, OR ON ACCOUNT OF ANY ACT, INTENTIONAL OR OTHERWISE, NEGLECT OR MISCONDUCT OF SAID EMPLOYEES, WHETHER OR NOT SUCH INJURIES, DEATH, OR DAMAGES ARE CAUSED, IN WHOLE OR IN PART, BY THE ALLEGED NEGLIGENCE OF THE CITY OF KENNEDALE, ITS OFFICERS, AGENTS, SERVANTS, EMPLOYEES, CONTRACTORS, OR SUBCONTRACTORS. 9. Upon completion of the work, and acceptance by the City, good and sufficient title to all facilities constructed warranted free of any liens or encumbrances is hereby vested in the City of Kennedale. Acceptance of the facilities shall occur at such time as the City, through its Director of Development and Enforcement, provides the Developer with a written acknowledgment that all facilities are complete and are being accepted. ow 10. Venue of any action brought to enforce this Agreement shall be in Tarrant County, Texas. 11. This contract or any part thereof shall not be assigned without the written consent of the City 12. Special provisions: A -3 Subdivision Regulations City of Kennedale IN WITNESS WHEREOF, the parties to these presents have executed this Contract in five (5) counterparts, each of which shall be deemed an original on this the day of , 19 . t Deveioper (SEAL) ' B ATTEST: City City Secretary By STATE OF TEXAS § COUNTY OF § BEFORE ME, the undersigned authority, on this day personally appeared known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledges to me that he executed the same for purposes and considerations therein expressed. Given under my hand and seal of office this day of 19_ W s M A-4 Notary Public in and for the State of Texas My Commission Expires ' 19— Subdivision Regulations Citv of Kennedale APPENDI`C B TARRANT COUNTY PLAT FILING REQUIREMENTS u II II II 1I A -5 I Subdivision Regulations City of Kennedale ' APPENDIX B Requirements to File a Plat with the Tarrant County Clerk Effective Date: November 1, 1991 ' Court Order No. 61000 Dated: November 28, 1988 To provide an accurate historical record of the plats, the following guidelines have been established. Subdivision Plats must be filed in the following format: Plats submitted for filing must be of clear and legible "Black" Line Mylarg; ' Plat sizes must be 13" by 24 ", or 24" by 36 "; The Plat scale may vary, but must be deemed appropriate by the Professional Surveyor to insure clarity and legibility after said plat has been reduced for filing purposes. The Plat scale must not be smaller than 1" _ 200'. Any Plat submitted for filing shall have the dedication, legal description, and appropriate notary statements attached on letter or legal size sheets. The County Clerk shall attach said sheets as a separate but consecutive page to the Plat being filed. Before a Plat is accepted for filing by the County Clerk, it shall have clear and proper signatures, seals, city approvals, etc., and must be accompanied by the appropriate filing fee. Plat size of 18" by 24" shall have a filing fee of $35.00, plus $6.00 for Records Management Fee, plus $2.00 per pages) used for the dedication, legal description, and notary blocks. Plat size of 24" by 36" shall have a filing fee of $50.00, plus $6.00 for Records Management Fee, plus $2.00 per page(s) used for the dedication, legal description, and notary blocks. Any deviation from the above rules will result in twice the regular filing fee being charged for each page that does not meet the requirements as set out. (Local Government Code, Section 191.007) Any Plat submitted for filing shall have the following labeled on the Plat and located above the Surveyor's Title Block, preferably located near the lower right corner of the Plat: THIS PLAT FILED IN CABINET , SLIDE DATED ' Any information the County Clerk requires to be affixed to the said Plat during the photography and reduction process should be added by use of transparent "stick -on" labels. ' If a Registered Professional Land Surveyor is acting as the owner or proprietors' agent of the tract, then he must acknowledge the Plat in the manner required for the acknowledgment of deeds. if not the owner or agent, the Registered Professional Land Surveyor's sea] and signature need not be acknowledged. Address and telephone number must be included on the Plat. A-6 i Subdivision Regulations Civ of Kennedale The County Clerk shall use professional judgment and discretion from the time a Plat is submitted for filing through the process of photography and reductions to insure legibility and clarity of Plats reproduced at a later time from the aperture cards. One aperture card and one 18" by 24" copy or print with the filed volume and page shown on it shall be returned to the surveyor preparing the same. Copies of the dedication page(s) shall be included at no additional charge with the purchase of copies of a recorded Plat. To assure the above mentioned guidelines are met, the County has established the following guidelines: • All Plats to be approved by the Commissioner's Court must first be reviewed by a County Clerk employee in the Recording section. The employee will affix their initial in the area provided for the cabinet and slide number. • The Plat must have the filing fee attached. i It shall be the duty of the County Clerk to notify all appropriate municipalities in regard to these requirements and insure adherence to such. M M M M M M M A -7 M Subdivision Regulations City of Kennedale APPENDIX C I I I I SECTIONS 212.0065, 212.014, 212.015, AND 212.016 OF THE TEXAS LOCAL GOVERNVIENT CODE m I 5ubdivison Regulations t City of Kennedale Appendix TEXAS LOCAL GOVERNMENT CODE (EXTRACT) Section 212.0065. Delegation of Approval Responsibility (a) A municipality may delegate to an employee of the municipality the ability to approve: (1) amending plats describe by Section 212.016: or (2) minor plats involving four or fewer lots fronting on an existing street and not requiring the creation of any new street or the extension of municipal facilities. (b) The designated employee may, for any reason, elect to present the plat to the municipal planning commission or governing body, or both, to approve the plat. ' (c) The employee shall not disapprove the plat and shall be required to refer any plat which he refuses to approve to the municipal planning commission or governing body, or both, within the time period specified in Section 212.009. A- 8.1 I Subdivison Regulations I City of Kennedale Appendix C TEXAS LOCAL GOVERNMENT CODE (EXTRACT) Section 212.014 Replatting Without Vacating Proceeding Plat A replat of a subdivision or part of a subdivision may be recorded and is controlling over the proceeding plat without vacation of that plat if the replat: 1 (1) is signed and acknowledged by only the owners of the property being replatted; (2) is approved, after a public hearing on the matter at which parties in interest and citizens have an opportunity to be heard, by the municipal authority for approving plats; and (3) does not attempt to amend or remove any covenants or restrictions. i Section 212.015 Additional Requirements for Certain Replats (a) in addition to compliance with section 212.014, a replat without vacation of the proceeding plat must conform to the requirements of this section if: (1) during the proceeding five years, any of the area to be replatted ' was limited by an interim or permanent zoning classification to residential use for not more than two residential units per lot; or (2) any lot in the proceeding plat was limited by deed restrictions to residential use for not more than two residential units per lot. (b) Notice of the hearing required under Section 212.014 shall be given before the 15 day before the date of the hearing by: ' (1) publication in an official newspaper or a news paper of general circulation in the county in which the municipality is located; and i A- 8.2 1I IE Subdhison Regulations City of Kennedale Appendix C "Texas LGC Section 212.015, cont'd (2) by written notice, with a copy of Subsection (c) attached, forwarded by the municipal authority responsible for approving plats to the owner of lots that are in the original subdivision and are within 200ft of the lots to be replatted, as indicated on the most recently approved municipal tax roll or in the case of a subdivision within the extraterritorial jurisdiction, the most recently approved county tax roll of the property upon which the replat is requested. The written notice may be delivered by depositing the notice, properly addressed with postage prepaid, in a post office or postal depository within the boundaries of the municipality. (c) If the proposed replat requires a variance and is protested in accordance with this subsection, the proposed replat must receive , in order to be approved, the affirmative vote of at least three - fourths of the members present of the municipal planning commission or governing body, or both. For a legal protest, written instruments signed by the owners of at least 20 percent of the area of the lots or land immediately adjoining the area covered by the proposed replat and extending 200 feet from that area, but within the original subdivision, must be filed with the municipal planning commission or governing body, or both, prior to the close of the public hearing. (d) In computing the percentage of land area under subsection (c), the areas of streets and alleys shall be included (e) Compliance with subsection (c) and (d) is not required for approval of a replat of part of a preceding plat if the area is to be replatted was designated or reserved for other than single or duplex family residential use by notation on the last legally recorded plat or in the legally recorded restrictions applicable to the plat. A- 8.3 Subdivison Regulations M City of Kennedale Appendix C TEXAS LOCAL GOVERNMENT (EXTRACT) ' Section 212.016. Amending Plat (a) The municipal authority responsible for approving plats may approve and issue an amending plat, which may be recorded and is controlling ' over the proceeding 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 proceeding plat; (2) to add a course or distance that was omitted on the proceeding plat; (3) to correct an error in a real property description shown on the proceeding plat; (4) to indicate monuments set after the death, disability, or retirement from practice of the engineer or surveyor responsible for setting monuments; (5) to show 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 proceeding 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: (A), both lot owners join in the application for amending the plat; (B) neither lot is abolished; (C) the amendment does not attempt to remove recorded covenants or restrictions; and (D) the amendment does not have a material adverse effect on the property rights of the other owners in the plat; A- 8.4 i Texas LGC Section 212.016, contd. ' (8) to relocate a lot line to eliminate an inadvertent encroachment of a building or other improvement on a lot line or easement; (9) to relocate one or more lot lines between one or more adjacent i lots if: ' (A) the owners of all those lots join in the application for amending the plat; (B) the amendment does not attempt to remove recorded covenants or restrictions; and (C) the amendment does not increase the number of lots; � -1 — (10) to make necessary changes to the proceeding plat to create six or fewer lots in the subdivision or a part of the subdivision covered by the proceeding plat if, (A) the changes do not effect applicable zoning and other regulations of the municipality; (B) the changes do not attempt to amend or remove any covenants or restrictions; and (C) the area covered by the change is located in an area that the municipal planning commissioner other appropriate governing body of the municipality has approved aAer a public hearing, as a residential improvement area; or (11) to replat one or more lots fronting on an existing street if. (A) the owners of all those lots join in the application for amending the plat; (B) the amendment does not attempt to remove recorded covenants or restrictions; (C) the amendment does not increase the number of lots; and (D) the amendment does not create or require the creation of new street or make necessary the extension of municipal facilities. (b) Notice, a hearing, and the approval of other lot owners are not required for the approval and issuance of an amending plat. A- 8.5 City of Kennedale Public Works Design Manual I F, I QU D &J(d Doaa9 X19160 AAMAI i 1 rl L 1 I II CITY OF KENNEDALE PUBLIC WORKS DESIGN MANUAL ' TABLE OF CONTENTS Purpose ......................................................................... ............................... ...........................Page 1 t SECTION 1 -04 STREET SYSTEM ............................................................. ............................... StreetsRequired ....................................................................... ............................... Page 4 -1 Street Design Criteria ............................................................... ............................... Page 4 -1 Sidewalks .... Page 4 -3 DrivewayStandards ....................................................... ............................... Page 4 -3 SECTION 1 -01 CONSTRUCTION PLANS ................................................. ............................... ...................... ............................... Construction Plan Requirements .............................................. ............................... Page 1 -1 ' OtherUtilities ........................................................................... ............................... Page 1 -2 ' Preliminary Drainage Analysis ............................ ............................... ............................................. ............................... SECTION 1 -02 WATER SYSTEM ......••••••...•.•• ............................... Page 5 -11 ' WaterSystem Extensions ........................................................ ............................... Page 2 -1 FireHydrants ............................................................ ............................... Page 2 -2 Required Water Main Extensions ............................................ ............................... Page 2 -2 ' Materials and Workmanship .................................................... ............................... Page 2 -2 SECTION -03 SEWERAGE SYSTEM ........................................................ ............................... ' ' General Sewerage System Extensions ..................................... ............................... Design Criteria Page 3 -1 Page 3 -1 Location................................................................................... Sanitary Sewer Improvements ........................ ............................... ' Plan Approval .......................................................................... Lift Stations or Separate Treatment Facilities ......................... ............................... Page 3 -2 t Connections .............................................................................. ............................... Page 3 -2 Page 3 Alternate Sewage Systems ....................................................... ............................... -2 t SECTION 1 -04 STREET SYSTEM ............................................................. ............................... StreetsRequired ....................................................................... ............................... Page 4 -1 Street Design Criteria ............................................................... ............................... Page 4 -1 Sidewalks .... Page 4 -3 DrivewayStandards ....................................................... ............................... Page 4 -3 I SECTION 1 -05 STORM DRAINAGE IMPROVEMENTS ...................... ............................... General..................................................................................... ............................... Page 5 -1 ' Basis of Design ........................................................................ Guidelines ............................... Page 5 -1 Page 5 -10 Preliminary Drainage Analysis ............................ ............................... Drainage Study Guidelines .................................................... ............................... Page 5 -11 ' SECTION 1 -06 STREET LIGHTING ......................................................... ............................... Installation................................................................................ ............................... Page 6 -1 ' Location ................................................................................... ............................... Page 6 -1 SECTION 1 -07 MASONRY /CONCRETE SCREENING WALLS .......... ............................... ' Construction ............................................................................. ............................... Page 7 -1 Location................................................................................... ............................... Page 7 -2 ' Plan Approval .......................................................................... ............................... Page 7 -2 I SECTION1 -08 EARTHWORK ..................................................................... ............................... Definitions................................................................................ ............................... Page 8 -1 Unplatted Multi -Lot Subdivision ............................................. ............................... Page 8 -1 Platted Multi -Lot Subdivision ................. Page 8 -2 ................................ ............................... Single -Lot Subdivision ............................................................ ............................... Page 8 -2 Testing...................................................................................... ............................... Page 8 -2 APPENDIX .............................................................. ............................... ...........................Page A -1 i i CITY OF KENNEDALE n PUBLIC WORKS DESIGN MANUAL ur : This following document contains the various construction criteria, techniques, and details which are the minimum requirements of the City of Kennedale for public facilities. This data is primarily intended for the use of the Developer and his Engineer to enable the applicant to provide the proper design for the public facilities associated with a proposed development. This criteria is not intended as an exhaustive list of the construction techniques available. In the event that specific circumstances dictate additional requirements, it shall be the responsibility of the Developer's Engineer to provide the necessary details for construction to be approved by the City Engineer. This design criteria and details may be modified by administrative action of the City and t subsequent City Ordinance at such times as may be appropriate in keeping with the most up -to- date construction techniques and specifications. ' All water, sewer, street and drainage installations shall be in accordance with the current City Standards and Specifications. 1 I i Page 1 City of Kennedale Public Works Design ,Vanuai SECTION 1 -01 CONSTRUCTION PLANS A. Construction Plan Requirements All construction plans for proposed public water, sanitary sewer, street, drainage and traffic improvements shall adhere to the following requirements: Plans are to be designed, signed and sealed, and dated by a professional Civil Engineer registered in the State of Texas and furnished in the following format: a. Cover Sheet containing: - project title -legal property description -City name - vicinity map - Owner, Engineer, and Surveyor's name, address and telephone number - project title in small print placed vertical along the right border -sheet index -City Engineer's signature block b. Copy of current plat bound with plans. The signed plat, as approved by the City, shall be bound with the as -built drawings. C. Drainage Area Map and calculations with all existing contours, existing and proposed storm drains, and/or other drainage facilities. d. Site Plan indicating the location and width of all proposed and existing street and driveway approaches noting the back -of -curb radii. e. Utility Plan indicating the location and size of all existing and proposed water and sanitary sewer lines. Also show the location of all existing and proposed fire hydrants adjacent to the site including the maximum coverage radius of each as outlined in later sections of this manual. f. Plan and Profile Sheets for roads, sewers, storm drains, flumes, water lines twelve inch (12 ") diameter and larger, and channels. Stationing shall be generally left to right and with stationing beginning at the downstream end for all sewers, storm drains, and channels. g. Stationing shall be included on the plan view as well as the profile for all roads, water, sewer, storm drain and channel sheets. Elevations shall be calculated and provided in all profiles as indicated below. 1) Straight grade - provide elevations at a maximum interval of one hundred feet (100'). t -1 r City of Kennedale Public Works Design Manual 2) Vertical curve - provide elevations at the beginning and ending points and at a maximum interval of twenty five feet (25') within the length of the curve. h. Details for improvements which are to become public. 2. Plan and profile sheets shall be a maximum of twenty-four inches (24 ") wide by thirty-six inches (36 ") long. 3. Horizontal scale shall be one inch (1 ") equals fifty feet (50') or larger, i.e. 1" = 40'. Vertical scale shall be one inch (1 ") equals five feet (5') or larger. 4. Appropriate hydraulic grade line or water surface profile shall be plotted with all drainage design. Capacity, design discharge, velocity, and velocity head shall be noted on each segment of drainage facility in the profile whenever one or more of these parameters changes. 5. Construction plans will be reviewed by the City Engineer and signed after all comments have been resolved. Construction must start within three (3) years of the date of City Engineer approval. Plans for projects which have not started construction within this time must be re- submitted for a new review. B. Other Utilities ' The developer shall furnish all easements and right -of -way (ROW) necessary for construction of electrical, gas, cable TV, and telephone service to the proposed subdivision. t -2 city of Kennedale Public Works Design ,Manual n F I I 11 P 1 City of Kennedule Public fVorls Design 1(anual M SECTION 1 -02 WATER SYSTEM A. Water Svstem Extensions 1. Water systems shall be of sufficient size to furnish adequate domestic service, to provide adequate fire protection to all lots, and to conform to the City's current Master Water Distribution System Plan. Public water mains adjacent to federal. state, or county roadways shall be constructed outside the rights -of -way in a separate easement dedicated by separate instrument, or by plat. 2. Ali tee intersections of public water mains shall include at least two (2) gate valves. All cross intersections of public water mains shall include at least three (3) gate valves. I 3. The minimum size water main in conventional single - family residential areas shall be six inches (6 ") in diameter. 4. The minimum size water main in all other areas shall be eight inches (8 ") in diameter. Larger diameter mains will be necessary if fire flow requirements so dictate. A fire flow analysis may be required by the City Engineer if deemed necessary to determine adequate proposed water main sizes. 5. Minimum depth of cover over all water mains smaller than ten inches (10 ") 1 diameter shall be three feet (3'). Minimum depth of cover for water mains ten inches (10 ") diameter and larger shall be three and one -half feet (3.5'). ' 6. Where water mains are to be installed in rights -of -way having roads constructed without curb and gutter, a plan and profile sheet shall be submitted with the construction plans showing the proposed water main profile, the existing street ' grades, and the preliminary future top -of -curb grades for at least three hundred feet (300') either side of the boundary of the proposed subdivision. 7. The minimum horizontal separation between any water main and a storm drain facility shall be equal to two and one -half feet (2.5') or half the depth of the water line, whichever is greater. S. The minimum easement width for a water line shall be seven and one -half feet i (7.5') on each side of the pipe. 9. Residential water services shall not normally be directly connected to water mains ' sixteen inches (16 ") diameter or greater. Smaller, parallel water mains are required for water services to be connected to. t 10. All water services shall be placed at the lot line between lots, where possible, and all water meters shall be located in City rights -of -way or inside a waterline easement, unless approved otherwise by the City Engineer. 2 - 1 I Citv of Kennedale Public Works Design .tlanual 11. Water line installations sixteen inches (16 ") diameter and larger shall be equipped for By -Pass Valve function. The water lines shall be designed with provisions for ' proper air release function at each of the summits along water feeder line route. Fire hydrants where located at such summit location may provide the necessary air _ release function. 12. In Developments where end connection to another water main cannot be made (cul -de -sac locations, etc.) the terminal end of the water line in each case shall be equipped with at least one of the following: a. Fire hydrant assembly. b. Two inch (2 ") flush valve assembly. c. Water service installation. B. Fire Hvdrants 1. In all conventional residential subdivisions, fire hydrant spacing shall not exceed six hundred feet (600') as measured along the water main. All structures within the proposed subdivision shall be within five hundred feet (500') radial distance of a fire hydrant. 2. In all other subdivisions, fire hydrant spacing shall not exceed three hundred feet (300') as measured along the water main. All structures shall be within three hundred feet (300') radial distance of a fire hydrant. 3. Fire hydrants located on the opposite side of a major collector or arterial street, (i.e., roadway width greater than forty feet[40']), from a development shall not be considered when determining adequate fire hydrant coverage for a development. C. Required Water Main Extensions All water mains constructed within a proposed subdivision shall be extended to the perimeter of the proposed subdivision to allow for future extension of the water system into adjacent properties. D. Materials and Workmanship All materials and workmanship incorporated in water system extensions shall be in accordance with the currently adopted City Construction Specifications. 2 -2 I City of Kennedale Public Works Design .W I I i i F I i .. City of Kennedale Public Works Design Manual SECTION 1 -03 SEWERAGE SYSTEM A. General Sewerage ystem Extensions 1. All subdivisions developed subsequent to this Ordinance must be served by community sanitary sewer collection, treatment and disposal systems approved by the City. Each lot must be provided with an individual service. 2. Sanitary sewer facilities shall be provided to adequately service each lot or tract of the subdivision, and shall conform to the City's current Master Sanitary Sewer System Plan. 3. No sanitary sewer main shall be less than six inches (6 ") in diameter. All sewers shall be designed with consideration for serving the full drainage area subject to collection by the sewer in question. Exceptions to this requirement may be made only at the direction of the City Engineer. I B. 4. All laterals and sewer mains installed within a subdivision must extend to the borders of the subdivision as required for future extensions of the collection system regardless of whether or not such extensions are required for service within the subdivision. 5. The minimum easement width for a sanitary sewer main shall be seven and one - half feet (73) on each side of the pipe. 6. Calculation of population density shall be based on 3 persons per single family unit, but shall not be less than 9.5 persons per acre. The contributing sewage flow shall be determined on the basis of an average flow of 100 gallons per person per day. Outfall Sewers and Collector Sewers shall be designed on the basis of the following peaking factor formula: 14 Peaking Factor = 1 + -( ;7 - P = Population expressed in thousands. Sanitary Sewer Improvements Design Criteria 1. All services shall be placed at the center of each lot unless instructed otherwise by the City Engineer. The maximum depth for all standard sewer services shall be eight feet (8'). If the existing or proposed sewer main is deeper than eight feet (8'), the service shall be constructed in accordance with the details for deep sewer service. 2. Vertical curves in the sanitary sewer mains will not be allowed. 3 -1 Cary of Kennedale Public Works Design Manual 3. Manhole spacing shall not exceed five hundred feet (500'). 4. Sewer mains which require more than an eighteen inch (18 ") difference in flow lines must be accommodated with a five foot (5') diameter manhole with an internal drop. M The provisions for lift stations or separate treatment facilities will not be permitted ' unless, in the opinion of the City Engineer, there is no feasible alternative which can provide the necessary service to the proposed subdivision. ' D. Connections No connection shall be made to any sanitary sewer within the City which will permit the entrance of surface water or of waste which has other than domestic sewage characteristics without the specific authorization of the Director of Development and Enforcement. E. Alternate Sewage Systems Where public sanitary sewerage systems are not within three hundred feet (300') of the property line of the plat, alternate sewerage systems may be approved only if all of the ' following conditions are met: 1. The proposed subdivision consists of three (3) lots or less. Each lot must be a ' minimum of one acre in size. 2. The existing City sewer system is not and cannot feasibly, in the opinion of the ' City Engineer be made available to the area of development. 3 -2 5. All sanitary sewer mains shall end at a manhole. Cleanouts will not be allowed. 6. Sampling wells are required for all industrial buildings, Laundromats, dry ' cleaners, automotive repair facilities, and food handling facilities. 7. If a new sanitary sewer line is to be constructed adjacent to an existing street, the will need to include the existing top of curb grades. profile 8. All sanitary sewers constructed adjacent to federal, state or county roadways shall be constructed outside the right -of way in a separate easement dedicated by separate instrument, or by plat. ' 9. The minimum horizontal separation between any sanitary sewer main and a storm drain facility shall be equal to two and one -half feet (2.5') or half the depth of the sanitary sewer, whichever is greater. i C. Lift Stations or Separate Treatment Facilities M The provisions for lift stations or separate treatment facilities will not be permitted ' unless, in the opinion of the City Engineer, there is no feasible alternative which can provide the necessary service to the proposed subdivision. ' D. Connections No connection shall be made to any sanitary sewer within the City which will permit the entrance of surface water or of waste which has other than domestic sewage characteristics without the specific authorization of the Director of Development and Enforcement. E. Alternate Sewage Systems Where public sanitary sewerage systems are not within three hundred feet (300') of the property line of the plat, alternate sewerage systems may be approved only if all of the ' following conditions are met: 1. The proposed subdivision consists of three (3) lots or less. Each lot must be a ' minimum of one acre in size. 2. The existing City sewer system is not and cannot feasibly, in the opinion of the ' City Engineer be made available to the area of development. 3 -2 City of Kennedale Public Works Design Manual 3. Percolation tests run by an independent testing laboratory are submitted to both the City and the County Health Department with results showing that a septic tank and absorption field can be developed in accordance with state and county criteria to provide adequate disposal of the sewage. Where septic tank installations are permitted in lieu of a sanitary sewerage system, the plat must include dedicated sanitary sewer easements not less than twenty feet (20') in width adjacent .to all lots to facilitate the future installation of a sewerage system. Dedication of such easement shall prohibit fencing or other obstructions that would interfere with the ' future installation of the sewer lines. Septic tanks must be situated so as to facilitate connection to the future sanitary sewer system. 4. Installation of individual septic tanks shall be according to rules and regulations issued by the Tarrant County Health Inspector. I 1 t - i i 3 -3 City of Kennedale Public Works Design .Manual ll�l SECTIOY 1 -04 STREET SYSTEM A. Streets Required All streets constructed within the City shall be required to be constructed with curbs and gutters. The required widths of all streets within the City shall be determined by the "Functional Classification" of the streets as contained in the most current revision of the ' Master Thoroughfare Plan of the City of Kennedale. ' B. Street Design Criteria 1. All streets within or abutting the proposed subdivision shall be concrete with curbs ' in accordance with the City's Standards and Specifications. All paving shall be to the width specified on the Master Thoroughfare Plan and shall be constructed under the inspection of the City Engineer. The construction costs of all street ' improvements shall be borne by the developer unless participation by the City has been approved. ' 2. Underground City owned utilities required in the subdivision shall be placed under or across all streets after the rough grades are made, but prior to the paving being placed. Paving operations will not be allowed to start until the utility work is complete. 3. Street grades shall be designed such that excessive sand deposition from too low a water velocity or pavement scouring from too high a velocity is avoided. The minimum street grade permitted shall be 0.50 %. The maximum street grade shall not exceed 8.0 %. Any deviation from this range of permissible grades shall require written approval of the City Engineer. 4. Standard roadway widths from face -of -curb to face -of -curb shall be according to the following table: STANDARD PAVEMENT WIDTHS Street Type Number of Traffic Lanes Lane Width (Feet) Median Width (Feet) R.O.W. Width (Feet) Residential 2 14.5 - 50 Collector 2 19.5 70+/- Thoroughfare 4 12 70 Thoroughfare 6 12 t3 110 4 -1 Ciry of Kemredale Public 6f "orks Desrun ddanual 5. The minimum classified width of a proposed street shall be enlarged under the Arterial 800 feet following conditions. Residential 200 feet a. Adjacent to commercial or multi - family land uses where, in the opinion of 1 the City Engineer, additional width is necessary for proper access and 10° unless approved by the City Engineer. circulation. ' b. Where, in the opinion of the City or in the opinion of the Developer, with computation of vertical curves in the standard formula L =KA, where L is the the concurrence of the City, the aesthetic value achieved from extra width ' is dictated by special conditions. ' 6. The proposed streets shall be located in the center of the right -of -way to allow ' t 30 both parkways to be the same width. The final grade of all parkways, existing and 40 60 60 proposed, shall be one - quarter inch (1/4 ") per foot cross slope from the top of 50 110 90 curb to the property line. All parkways shall drain to the street. Exceptions may be allowed by the City Engineer to preserve native trees. 7. All cul -de -sacs shall be installed with a forty foot (40') radius to the back of curb in a fifty foot (50') radius right -of -way. 8. Standard reinforced concrete curb height and width is six inches (6 "). ' 9. All streets require use of chemical additives to stabilize the subgrade which will be compacted to a minimum thickness of eight inches (8 ") for collector and arterial streets and six inches (6 ") for residential streets. The minimum pavement thickness for the various street widths shall be as indicated in the standard details. 10. Minimum horizontal curvature radii for design of street centerlines shall be as follows. Deviations may be approved by the City Engineer. Arterial 800 feet Collector 400 feet Residential 200 feet 1 ° ) 11. All street intersections shall be constructed to form a ninety degree (90 angle 10° unless approved by the City Engineer. "K" 12. In order to maintain an adequate sight distance, the minimum values for the computation of vertical curves in the standard formula L =KA, where L is the length of the vertical curve in feet, and A is the algebraic difference of the street grades to percent ( %) are listed below: ' Design Speed Crest Vertical Curve Sag Vertical Curve MPH "K" Value "K" Value t 30 28 35 40 60 60 50 110 90 4 -2 Ciry of Kentieclale Public Works Design _Manual 13. The minimum radius for curb returns at intersections shall be fifteen feet (15') to the face of curb. 14. A tangent of at least one hundred feet (100) long shall be introduced between reverse curves on arterial and collector streets. 15. Median openings shall be spaced a minimum of six hundred feet (600') center -to- center or five hundred feet (500') curb -to -curb, whichever is greater. C. Sidewalks 1. Sidewalks shall be constructed of four inch (4 ") thick, three thousand (3,000) psi compressive strength concrete reinforced with 93 steel bars laid on maximum of eighteen inch (18 ") centers. 2. Sidewalks shall be a minimum of four feet (4') in width. The sidewalk shall be located on the City parkway no closer than six inches (6 ") to the private property line. Sidewalks shall be graded at one - quarter inch (1 /4 ") per foot cross slope such that the sidewalk at the property line shall normally be no greater than two and one -half inches (2 -1/2 ") higher than the top of curb on a typical ten foot (10') parkway. D. Drivewav Standards 1. Residential Driveway Approaches a. Residential driveway approaches shall be constructed of five inch (5 ") thick three thousand (3,000) psi compressive strength concrete reinforced with #3 steel bars on eighteen inch (18 ") centers each way. The driveway shall begin at the street curb and extend to the property line or to a point ten feet (10') from the face of the curb whichever is greater. The drive approach shall be constructed such that the height of the drive approach at the property right -of -way line, with a normal ten foot (10') parkway, shall be two and one -half inches (2 -1/2 ") higher than the top of the curb. b. Width of Driveway Approaches: Residential driveway approaches shall not be less than twelve feet (12') in width nor more than twenty feet (20') wide measured at the property line. Specific variance to this criteria may be requested by the property owner. Any variance granted based on a specific design submittal must have the approval of the City Engineer. C. Radius: Residential driveways shall be constructed with the return curbs having a rolled face disappearing at the sidewalk and joining the street curb with a minimum five foot (5) radius and a maximum ten foot (10') radius. 4 -3 � a � k I� i I City of Kennedale Public Worts Desiun Afanual d. Provision for Joint Approaches: Drive approaches shall be located entirely within the frontage of the premises they serve except for joint -use, or cooperative, driveways which may be permitted for use by adjoining property holders. When the joint drive approach is proposed, the request must be made by, and agreed to, by all the interested parties and all property owners involved. The design of the joint driveway facilities must be submitted with the request to be approved by the City Engineer. e. Residential Driveway Approaches at Street Intersections: The drive approach on corner lots must be located to approximately line up with the side of the house or garage that is farthest from the intersection. The drive approach edge farthest from the street intersection must be within three feet (3') of the far side of the house or garage. Only drive approaches in accordance with the above criteria will be allowed onto residential streets or the minor street at a street intersection. If both streets are residentially classified, a circular drive will be allowed on a corner lot if one of its two approaches meets the above location criteria. The other drive approach can have its near side no closer than fifteen feet (15') to the property corner closest to the intersection. If both streets have the same classification, other than residential as contained in the City's current Thoroughfare Plan, the City Engineer shall make the determination as to which street access will be allowed. f. Future maintenance of the drive approach shall be the responsibility of the property owner. 2. Commercial/Industrial Driveway Approaches a. Commercial and Industrial driveway approaches shall be constructed of six inch (6 ") thick three thousand (3,000) psi compressive strength concrete reinforced with #4 steel bars on eighteen inch (18 ") centers each way. The driveway shall begin at the curb of the street and extend to the property line or to a point ten feet (10') from the face of the curb, whichever is greater. The drive approach shall be constructed such that the height of the drive approach at the property line shall not be more than two and one -half inches (2 -1 /2 ") higher than the top of curb at the street. b. Width of Driveway Approach: The width of any commercial or industrial driveway approach shall not be less than twenty feet (20') nor more than thirty-five feet (35) measured along the property line. The Developer may request a specific variance to this criteria. Any variance granted based upon a specific design submittal must have the approval of the City Engineer City of Kennedale Public Works Design Manual C. Radius: Commercial and Industrial driveways shall be constructed with the return curbs having a rolled face disappearing at the sidewalk and joining the street curb with a minimum ten foot (10') radius and a maximum thirty foot (30') radius. d. Allowable Spacing for Driveway Approaches: On streets classified as Collector Streets, the minimum centerline spacing between driveways shall be at least three hundred feet (300'). On streets classified as Arterials, minimum spacing shall be at least five hundred feet (500'). This spacing criteria shall be applied irrespective of the number of individual properties located within the intervening distance. The Developer may request a deviation from this criteria. Any deviation granted will be based on a specific design submittal and must have the approval of the City Engineer. e. Provision for Joint Approaches: Driveway approaches shall be located entirely within the frontage of the premises and shall be located no closer than ten feet (10') from each side property line except that joint, or cooperative, drive approaches with adjoining property holders may be permitted in order to conform with the provisions of paragraph (d) above. Any request for joint drive access must be by agreement of all parties involved and a specific plan submittal must be included for approval of the City Engineer. Both property owners will be required to dedicate public ingress and egress easements to cover the approach and joint access area. f. Approaches on Properties other than Residential: The driveway for the corner lot, if allowed, must be located a minimum of fifty feet (50') from the point of intersection of the curb lines of both streets. g. Angle of Driveway Approach: The angle of the driveway approach with the curb line shall be ninety degrees (90 °). h. Sidewalk to be Removed: Where a driveway approach is to be built, the sidewalk shall be removed and the entire area replaced as a driveway. The drive approach shall extend to the property line. 3. Driv eways Crossing Bar Ditches a. The minimum culvert pipe size shall be eighteen inch (18 ") diameter for reinforced concrete pipe (RCP). Corrugated galvanized metal pipe may be used as an alternative, however, the diameter of the pipe may need to be larger because of additional head losses. The ends of all culvert pipe shall be cut at a 6:1 slope. b. Radius: Driveways shall be constructed with the return curbs joining the edge of pavement at the street with a minimum five foot (5) radius for residential and ten foot (10') for commercial or industrial. 4 -5 otv aj Kennedale Public Works Design lfanual C. The maximum slope from the edge of driveway to the top of the culvert I 4-6 0 pipe shall be 6:1. The sloped area around the end of the culvert pipe shall be sodded or hydromulched to resist erosion. d. The minimum cross slope on the drive shall be one - eighth inch (1/3 ") per foot. The minimum longitudinal slope between the edge of pavement at the street and the valley over the culvert pipe shall be one - quarter inch (1 /4 ") per foot. e. All driveways over bar ditches shall be constructed with a valley at least four inches (4 ") lower than the edge of the road pavement to allow excess ' storm water to exit from the drive before entering the roadway. f. Future maintenance of the drive approach and culvert pipe is the responsibility of the property owner. g. During the drive approach installation, all finish grading upstream and ' downstream of the proposed driveway culvert is the responsibility of the property owner. 4) General a. Driveway Approaches at Pedestrian Crossings: Driveway approaches shall not be located in street intersections or at established pedestrian crossings. b. Driveway Approaches at Obstructions: Driveways shall be kept at a minimum of five feet (5') away from obstructions such as street light posts, fire hydrants, traffic signals, etc. C. Driveway Approach not to be Obstructed: Driveway approaches shall not be constructed or designed for parking of vehicles or for use as angle parking. d. Accumulative Width of Approaches: Driveway approaches shall not ' occupy more than forty percent (40 %) of the frontage of a lox or tract in each case. I 4-6 0 City of Kennedale Public Works Design Manual SECTION 1 -05 STORM DRAINAGE IMPROVEMENTS A. G The criteria herein provided shall govern the design of storm drainage improvements within the City of Kennedale. Improvements shall include streets, alleys, storm sewers, channels, culverts, bridges, swales, and any other facilities through which storm water flows. All drainage improvements shall be constructed in accordance with City specifications and be in dedicated right -of -way (ROW) or drainage easement. The Developer shall provide all the necessary easement and ROW required for drainage structures, including storm sewers small concrete flumes, and open channels with access ramps. Easement width for storm sewer pipe shall not be less than fifteen (15') feet, and easement width for open channels shall be at least fifteen feet (15') wider than the top of the channel with ten feet (10') on one side to serve as an access way for maintenance purposes. 1 B. 1 1 1 1 The Developer shall be required to install at his own expense all storm sewers and drainage structures. This policy is applicable to all required drainage facilities including the channel improvements on the main channels and tributaries of Village Creek. The Developer shall be responsible for excavation and channel liner improvements based on the fully urbanized one hundred (100) year frequency discharge for the channel. Basis of Design 1. Rational Method The method of calculation for storm runoff for drainage areas less than seven hundred fifty (750) acres will be the Rational Method. The method is expressed by the following equation: Q =CIA Q = storm discharge at the design point in cubic feet per second. C = runoff coefficient representing the ratio of peak runoff to the rainfall. I = average rainfall intensity for the time of concentration at the design point in inches per hour. (see Technical Paper No. 40) A = area contributing runoff to the point of design in acres. 2. Unit y rogranh Method Peak discharges for drainage areas exceeding seven hundred fifty (750) acres shall be determined by using the unit hydrograph method. The unit hydrograph for this method shall be developed by using the criteria as outlined in "Flood - Hydrograph Analysis and Computation ", U.S. Army Corps of Engineers, Engineering and Design Manuals, EM 110 -2 -1405, Washington D.C. dated August 31, 1959. Typically a unit period of fifteen (15) minutes should be used for the determination of the unit hydrograph. In lieu of this procedure, there are several public domain micro - computer programs available which will provide satisfactory results. If the Developer elects 5 -1 I I I 1 i i City of Kennedale Public Works Design Manual to use a computer program, he should obtain prior approval from the City Engineer or his designated representative. 3. Runoff Coefficient Storm drainage improvements shall be designed based on the drainage areas being fully developed. The zoning as shown on the current City Zoning maps or the City's Master Land Use Plan, whichever is more restrictive, shall determine the particular coefficient value selected. The table below indicates the runoff coefficients for the different land uses. RUNOFF COEFFICIENT "C" Single Family Zoning Districts 0.55 Duplex Zoning Districts 0.60 Townhome Districts 0.65 Multi- family Districts 0.75 Commercial Districts 0.90 Industrial Districts 0.85 School, Church, and Institutional Districts 0.65 Parks and Agricultural District 0.30 4. Time of Concentration The time of concentration shall be defined as the time required for a drop of water to flow from the upper limits of a drainage area to the point of concentration. Times of concentration shall be calculated for all inlets, pipe junctions, and other critical design points in the proposed storm sewer systems. The following minimum inlet times of concentration may be used in place of calculated times. When calculating inlet times, consider overland flow channelized at such time as the distance traveled exceeds one hundred (100') feet. TABLE V -2 Minimum Inlet Time of Concentration Type of Area Minimum of Inlet Time Business and Commercial Industrial Multi - family Residential Parks and Open Spaces 10 Minutes 10 Minutes 10 Minutes 15 Minutes 20 Minutes 5. Rainfall Intensity- Duration - Frequency The rainfall intensity- duration- frequency compiled in Technical Paper No. 40 by the U.S. Weather Bureau, Department of Commerce or other approved current design standards shall be utilized in computing rainfall intensity. 6. Design Storm Frequency (See Table V -3) Storm frequency to be used in design shall be as shown in the following table: 5 -2 City of Kennedale Public 4"orks Design.blanual TABLE V -3 Design Storm Frequencv Type of Facility Minimum Design Frequency Storm Sewers 5 Years Streets 5 Years Culverts, Bridges, Channels, Underpasses, and Creeks 100 Years i i I i I A storm sewer shall be designed to pick up flow from the street when the runoff from a five (5) year frequency storm exceeds the capacity of the street to its top of curb, or the spread of water on a collector street does not leave at least one (1) traffic lane dry, or the spread of water on a arterial street does not leave at least two (2) traffic lanes dry, whichever is more restrictive. The combined capacity of the street and ROW and/or drainage easements and the storm sewer pipe shall be adequate to safely convey the runoff from a one hundred (100) year frequency storm. 7. Flow in Streets Street capacity shall be determined by utilizing Manning's equation: Q = 1.486 AR' S,," n Q = discharge in cubic feet per second n = Manning's roughness coefficient, use 0.016 for pavement and gutters A = cross - sectional area of flow in square feet R = hydraulic radius in feet So = street or gutter slope in feet per foot 8. Storm Drain Inlets The capacity of a depressed curb inlet on grade will be based on the following equation: 5 -3 u For parabolic crown streets, the cross slope shall be represented by the following formula: (Note: All discharge of runoff from street to an open channel shall be in a flume or through an inlet with adjoining pipe and headwall.) Cav of Kenne dale Public IVorks Uesgn .1 fanual q = 0.7 1 (H1) /� _ (H2) 2 q = discharge into inlet per foot of inlet opening in c.f.s. /ft. (maximum allowable is 1.0 c.f.s. /ft.) H, = a+ ya H = a = gutter depression in feet Y = depth of flow in approach gutter in feet The capacity of low point or drop inlets will be (maximum allowable is 2.0 c.f.s. /ft) determined based on the broadcrested weir formula: q = 3.0 (H,)srz 9. Storm Sewer Svstems Storm sewers shall be designed using the continuity equation and Manning's equation. Q = AV and Q = 1.436 ARC Sfvz n Q = discharge in cubic feet per second A = cross - sectional flow area normal to pipe in square feet V = mean velocity of flow in feet per second n = Manning's roughness coefficient R = hydraulic radius in feet S = friction slope in feet per foot The coefficient of roughness to be used in design shall be as shown below: Pipe Material Reinforced Concrete Pipe Corrugated Metal Pipe Annular, unpaved with bituminous coating Annular, 25% paved with bituminous coating Annular, 100% paved with bituminous coating Helical, unpaved with bituminous coating Helical, 100% paved with bituminous coating 0.012 0.024 0.021 0.013 0.014 - 0.26* 0.013 * To be determined by diameter and size of corrugations. 5-d City of Kennedale Public Works Design.11anual Storm sewer pipes shall be designed so that the mean velocity of flow is equal to or greater than two and one -half feet (2.5') per second and equal to or less than fifteen feet (15') per second. Pipes may be designed on a horizontal radius provided that the minimum centerline radius is equal to thirty (30) pipe diameters and the cumulative degree of curvature does not exceed sixty degrees (60 °) between points of entry. Pipes shall not be designed with vertical curves. The minimum pipe size is twenty -four inches (24) in diameter. If a lateral does not exceed fifty feet (50'), an eighteen inch (18 ") diameter pipe may be used. All corrugated metal pipe shall have an exterior bituminous or polymer coating except when used as a driveway culvert pipe. Coating within the pipe shall be used at the discretion of the City Engineer. ' The appropriate hydraulic grade line shall be plotted for all storm drainage design. The elevation of the hydraulic grade line shall normally be no closer to the gutter flow line than one and one -half feet(1.5'). The head loss for each structure shall be computed as: V - K, V = hi where; 2g 2g ' V2 outflow velocity V inflow velocity g = 32.2 ft. /sec ' Kj head loss coefficient _ hi — head loss (minimum = .2 ft.) ' Head Loss Coefficients (K;) t Manhole or Inlet in line 0.50 Manhole or Inlet with lateral 0.25 Lateral only 0.75 Enlargements or contractions 0.30 h; for beginning inlet is 1.25V2 ' 2g Inlets or other points of entry into the main storm drain shall be provided at least ' every five hundred feet (500'). 10. Oven Channels When the runoff exceeds the capacity of a seventy -two inch (72 ") ' diameter concrete pipe or equivalent cross sectional pipe area (i.e., 2 -51 inch diameter concrete pipes), the discharge shall be carried in an open channel. Open channels shall be designed to carry the one hundred (100) year frequency storm ' runoff from a fully urbanized watershed with one foot of freeboard (1'). All open channels will be fully concrete lined. All open channels shall have a minimum bottom width of eight feet (8'). Open channels may be used for capacities smaller than seventy -two inch (72 ") diameter pipe when required. 5 -5 in Ciry of Kennedale Public Works Design:Lfanual a. Full Concrete Linins All open ditches in all subdivisions that are used to carry surface runoff from more than two (2) lots shall be fully concrete lined. Lining of drainage ditch floors is to be a minimum of eight feet (3') wide and minimum of six inches (6 ") thick, 3,000 psi compressive strength ' concrete. Walls are to be lined with five inch (5") thick concrete, sloped no steeper than one foot (P) vertically to one and one -half feet (1.5') horizontally. All concrete slabs are to be reinforced with a minimum of #4 ' steel reinforcing bars placed at eighteen inches (13 ") or less on center each way, and provided with minimum two inch (2 ") diameter weep holes with approved filter media placed at intervals no greater than twenty foot (20') ' centers. Where applicable, one foot (1') wide concrete wings shall be provided at the top of each concrete side slope with four inch (4 ") diameter PVC plastic sleeves formed in the wings on ten foot (10 ") centers for constructing fences along the top of the channel on each side. Vertical concrete retaining wall sections shall be designed with adequate footing and reinforcing steel to support all anticipated soil and water pressure loads acting on each side of the structure. In addition, retaining walls shall be designed to support at least a "high surcharge" load unless otherwise ' approved by the City Engineer. The height of concrete channel liner shall be at least one foot (1') above the ' fully urbanized one hundred (100) year water surface profile. Such profile shall be determined by backwater calculations using the HEC -2 computer program or other approved modeling methods which take into account ' backwater effects from downstream bridges, culverts, and other obstructions. Additional lining height may be required in areas of super ' critical flow or super- elevation. The design engineer, in each case, shall to the maximum extent practicable ' provide a combination of channel width, depth, and gradient which will assure that the height of the concrete channel liner meets all of the required design conditions for containment of the one hundred (100) year channel flow without extending above the elevation of the adjoining land areas. b. Partial Concrete Liner Where, for reasons of downstream backwater ' flooding conditions, or where sufficient channel gradient and/or width cannot be provided to the extent that the one hundred (100) year fully channel - contained water surface is above the natural ground line and levees 1 are not approved or flood plain fill is not feasible, the concrete channel liner shall be extended to the natural ground line along each side of the channel. In no case shall the concrete lined capacity provided be less than that required to convey the twenty-five (25) year frequency discharge. Drainage easements shall be provided along the sides of the concrete lined channel sufficient to encompass all areas beneath the water surface elevation resulting from a fully urbanized one hundred (100) year frequency storm discharge, plus such additional width easements as may be required to provide ingress and egress to allow maintenance and to protect adjacent 5-6 r City of Kennedale Public Works Design .Uanual property against erosion, caving -in of over - banks, etc., as determined and required by the City Engineer. The Developer shall be responsible for furnishing complete cross - sections, grading plans, HEC -2 computer runs and all other documentation requested by the City Engineer which is ' required to justify less than full section concrete channel lining and to establish the limits of the one hundred (100) year overflow flood plain ' lines. Water surface profile calculations shall be based on backwater effects created by an existing bridge, culvert or other obstruction regardless of future downstream proposed improvements. C. Earthen Channels Earthen channels may only be constructed on the main channels of Village Creek tributaries. Approval of plans may be given by the City Engineer only if the following stipulations are met: 1) The velocity of flow will not exceed eight feet (8') per second. 2) That reinforced concrete liner or other approved material is used to protect outside slopes in channel curves. ' 3) That sufficient energy dissipation is designed and constructed at all locations where concrete lining meets earthen slopes and bottoms. ' 4) That sufficient easements are dedicated to provide protection of adjacent properties or facilities. ' 5) That drainage easements are dedicated to encompass the area below the elevation of the water surface profile of a fully urbanized ' one hundred (100) year frequency storm, plus one foot of freeboard and any additional area necessary to provide access for ' maintenance, but not less than sixty feet (60') in width. 6) That arrangements have been made for perpetual maintenance of the channel by the adjacent property owners or the channel has been dedicated and accepted by the City for City Park purposes. I 7) That, in the judgment of the City Engineer, the appropriate use of the neighboring property or the health and safety of persons affected will not be demonstrably damaged. Earthen channels, wig &Waved, shall be constructed with a trapezoidal shape and a minimum bottom width of twelve feet (12') and side slopes not ' steeper than four feet (4') horizontal to one foot (P) vertical (5 to 1 preferred). The side slopes shall be smooth, free of rocks, and contain a minimum of six inches (6 ") of top soil. Gobi blocks, rock rubble riprap, or other such similar materials, shall be placed a minimum of four feet (4') both sides of the channel to a depth of at least two feet (2'). along pilot Size and gradation of such material shall be determined based on peak discharge 5 -7 I I I i LJ J I Ciro of Kenned ale Public Narks Design Manual velocity requirements. The pilot channel shall be constructed as approved by the City Engineer. The easement width for an earthen channel shall extend at least fifteen feet (15') beyond the top of each channel bank and shall not be cross - fenced. The top of bank areas shall remain open for maintenance purposes. After proposed earthen side slopes are cut, slopes shall be covered by grass according to the City's specifications but no less than one 2 -inch high spring per half square inch of slope and bottom. The grass shall be planted to fifteen feet (15') outside the top of banks. The water surface profile (hydraulic grade line) for the one hundred (100) year frequency storm shall be shown. Maximum permissible mean velocities for the one hundred (100) year frequency discharge shall be eight feet (8') per second in partially concrete lined channels while in fully concrete lined channels, the maximum permissible mean velocities for one hundred (100) year frequency discharge shall be fifteen feet (15) per second. Special consideration should be given to outlet structures on channels where concrete linings meet earthen banks. One reinforced concrete access ramp shall be provided at all intersections of every open channel with a public street. Access ramps shall be a minimum of twelve feet (12') wide with a maximum slope of sixteen percent (16 %). 11. Bridges and Culverts All bridges and culverts shall be designed in accordance with the current edition of the "Hydraulic Manual" prepared by the Texas Department of Transportation, Bridge Division. The fully urbanized one hundred (100) year frequency storm hydraulic grade line shall be plotted. All culverts shall have headwalls and wingwalls upstream and downstream. All culverts shall pass the fully urbanized one hundred (100) year frequency storm runoff without allowing runoff to pass over the road. All bridges shall have a concrete lined channel bottom and slopes either concrete lined or faced with Gabions or similar material. The low point on the bridge structure shall be at least one foot (P) above the fully urbanized one hundred (100) year frequency storm water surface. 12. Lot Grading Residential lot grading shall be conducted in a manner which will not allow runoff to cross more than two (2) lots (including the lot on which the drainage originates) before it enters a street or drainage easement. If this is not possible, then a drainage easement must be provided and any necessary facilities shall be constructed and installed by the Developer. Commercial lot grading will be conducted in a manner which will take all runoff to the adjacent streets or drainage easements. No lot area will drain onto adjacent properties without approval of the City Engineer. 5 -8 City of Kennedale Public Works Design Afanual Finished floor elevations shall be set a minimum of one foot (1') above the top of ' curb at the centerline of the lot or one and one -half feet (15) above the one hundred (100) year frequency storm water surface elevation, whichever is higher. The City Engineer can allow deviations ifjustified. 13. Off -Site Drainage In respect to offsite drainage, the following provisions shall apply: ' a. The Developer shall be responsible for handling and disposal of all runoff from upstream of his proposed development and shall involve discharge design quantities calculated as though the upstream areas of runoff were fully developed. Runoff coefficients utilized to design drainage systems for the properties involved shall use the current zoning and/or the future use of ' the property as shown in the Kennedale Land Use Plan, whichever use is the most intensive. ' The Developer is responsible for constructing all offsite channelization or underground storm drain with overland relief required to discharge ' concentrated storm water from the low end of his development to the recognized watercourse, and also to obtain all the necessary easements from intervening land owners. Calculations will be required to show that connecting offsite drainage ways are capable of handling any increase in runoff due to development, concentration, or diversion for at least the ten (10) year storm frequency. Any drainage easements necessary due to the Developer's alteration of existing concentrated discharge locations (i.e., existing creeks, channels, or storm sewers) shall be acquired by the Developer at no cost to the City. 5 -9 b. Effect of the development's drainage design on downstream properties and adjacent properties shall be given proper consideration. Water concentrated in streets, pipes, drains, culverts, and channels will be moved ' to a recognized watercourse without damage to intervening structures or undue spreading across intervening land. A "recognized watercourse" defined as either (1) an open channel with hydraulic characteristics which provide capacity for at least a ten (10) year frequency storm after ultimate development of its watershed, or (2) an underground storm drain with capacity for at least a five (5) year frequency storm overland relief sufficient to safely discharge up to a combined ' plus ten (10) year frequency flow (based on ultimate watershed development) without damage to adjacent property. Such ten (10) year capacity shall extend at Ieast one hundred feet (100') downstream from the point of ' discharge or from the Developer's property line, whichever is the greater distance. Typical examples of such "recognized watercourses" are the main channels of Village Creek, or those tributary creeks, streams, ' channels, or underground storm drains which meet the hydraulic capacity requirements of a "recognized watercourse ". ' The Developer is responsible for constructing all offsite channelization or underground storm drain with overland relief required to discharge ' concentrated storm water from the low end of his development to the recognized watercourse, and also to obtain all the necessary easements from intervening land owners. Calculations will be required to show that connecting offsite drainage ways are capable of handling any increase in runoff due to development, concentration, or diversion for at least the ten (10) year storm frequency. Any drainage easements necessary due to the Developer's alteration of existing concentrated discharge locations (i.e., existing creeks, channels, or storm sewers) shall be acquired by the Developer at no cost to the City. 5 -9 Ciry of Kennedale Public Works Design .Manual C. Where the preliminary drainage analysis by the Developer indicates that additional runoff from the developing property will overload downstream drainage facilities and result in hazardous conditions, the City may withhold approval of the development until appropriate provisions have been made to resolve the conflict. These provisions shall include any drainage studies or plans necessary to indicate that the offsite drainage problem will be ' corrected by offsite drainage construction. d. When required, the Developer will furnish to the City, a "hold harmless ' agreement" and a "release of liability" indemnifying the City of Kennedale from any liabilities due to damages caused to the downstream property owner by the discharge of storm drainage water from the said development. C. Preliminary Drainage Analysis Guidelines I The purpose of a Preliminary Drainage Analysis is to determine the need for drainage facilities and drainage easements either within the proposed development or offsite. These guidelines shall be used as the minimum for a Preliminary Plat. When requested by the City Engineer, a Preliminary Drainage Analysis shall be submitted with a Replat, or Minor Plat. The Preliminary Drainage Analysis shall consist of the following items: 1. A topographical map drawn at a scale not exceeding 1" = 200' and depicting the watershed configurations which drain to and across the subdivision. The map must include the subdivision and adjacent areas extending for 200' in all directions from the proposed subdivision. The map must also include contour lines at one or two foot vertical intervals. Data from the City topo maps will be acceptable where available. Data from USGS Quad sheets with ten foot contours will be acceptable only where City topo maps are not available. The map shall indicate any offsite or adjoining areas outside the limits of the area being platted which are relevant to onsite drainage. Additionally, the map shall show any proposed or existing drainage and utility easements, water impoundments, streams, and railroads, parks, cemeteries, and drainage ditches. Also, the location of any existing structures located within the area being proposed for subdivision. The datum for all topography shall be that of the United States Coast and Geodetic Survey or the City of Kennedale GIS datum. The Preliminary Analysis shall be sealed by a Registered professional Engineer licensed by the State of Texas. 2. Calculation and presentations dealing with the drainage areas shall include significant locations along the storm flow routes, in each case, involving changes in area, time of concentration, gradient change and corresponding changes in storm water runoff rates for the 5 and 100 year frequency storms. 5 -10 City of Kennedale Public Works Design Manual 3. Identification and labeling of special flood hazard areas shall appear on the ' drainage map exhibits and concur with that of the current Flood Insurance Rate Map. D. Drainage Study Guidelines ' A Drainage Study is required when it has been determined that the area being developed will require storm water drainage facilities or drainage easements either within the development or offsite. The following criteria shall be used by the engineer conducting the Drainage Study. 1. The study shall analyze the effect of the subdivision on existing downstream drainage facilities. The study shall be sufficient to verify compliance with the applicable criteria contained earlier herein. ' 2. The study shall include a topographical map as defined above in Subsection C, "Preliminary Drainage Analysis Guidelines" (page 5 -9). 3. Delineation and calculation of drainage areas together with proposed flow arrows shall represent realistic and descriptive flow patterns from runoff after all ' proposed improvements have been installed. Surface water drainage patterns shall be shown for each and every lot in the proposed subdivision and for each lot ' adjacent to the proposed subdivision. 4. In addition to those calculations required by the Preliminary Drainage Analysis, ' this study shall also include: a. Hydraulic calculations to each lateral, manhole, inlet and outlet structure on the pipe. Head losses shall be calculated as described above in ' Subsection B (page 5 -0). b. Inlet calculations utilizing the minimum time of concentration for the zoning type which is contributing the largest "CA" to the inlet. ' 5. If any portion of the proposed subdivision or its offsite improvements (including pipes or ditches) fall within the limits of a Federal Emergency Management Agency (FEMA) floodplain, additional backwater calculations may be required. ' Additional calculations in the form of a Conditional Letter of Map Revision will be required if: ' a. Any portion of the proposed subdivision is determined to be located within a FEMA Zone "A" floodplain; or ' b. Any portion of the proposed subdivision is determined to be located within a FEMA Zone "AE" floodplain and the overall subdivision t (including all phases) is 5 acres or larger; or 5 -11 I City of Kennedale Public Works Design Ma nual C. Any portion of the proposed improvements from a subdivision include dredging or filling within a FEMA designated floodway. ' Backwater calculations shall comply with normally accepted standards as required by FEMA for application for a Letter of Map Revision (LOMR). In addition, the ' calculations must begin with a previously defined Base Flood Elevation (BFE). The calculations shall continue upstream through the project until the proposed BFE is brought to within .01 feet of the existing BFE or the limits of the existing ' Zone "A" have been reached. A LOMR will be required prior to issuing building permits for lots in floodplain areas. 6. The Drainage Study shall be sealed by a Registered Professional Engineer licensed by the State of Texas. The following certification shall be included on the study and signed and sealed. lJ I I I, , a Professional Engineer registered in the State of Texas, have prepared this drainage study in compliance with the latest published requirements and criteria of the City of Kennedale, and have verified that the topographic information used in this study is in compliance with said requirements and is otherwise suitable for developing this workable Plan of Drainage which can be implemented through proper subsequent detailed construction planning. Signature P.E., Date (Seal) 5 -12 I r City of Kennedale ' SECTION 1 -06 STREET LIGHTING Public Works Design Manual ' A. Installation Street lights in all subdivisions shall be installed on approved metal poles. ' 1. Poles must be approved by a public electric utility holding a City franchise and the City Engineer. 2. Poles shall be contracted and paid for by the Developer during the construction phase of a subdivision and before building permits are issued. 3. Poles not purchased through a public electric utility company holding a City ' franchise, shall be certified by an engineer as meeting the specifications as required by a public electric utility company holding a City franchise. ' B. Locatio The location of street lights shall be as follows: ' 1. At all intersections. 2. Where a new street intersects an existing street. ' 3. Street lights shall be located adjacent to fire hydrants whenever possible. 4. Where a block is six hundred (600') feet or longer, a street light shall be installed ' every six hundred (600') feet or mid - block, whichever is the shortest distance. 5. If more than one mid -block light is required, they shall be installed to create an . equal balance of light throughout the entire length of the block. 6. If a cul -de -sac block is four hundred (400') feet or longer, a street light shall be ' installed in the end of the cul -de -sac. 7. Intersection street lights shall be 200 watt, high pressure sodium. Internal block ' street lights shall be 100 watt, high pressure sodium. 8. Street lights shall be installed at any other location as may be directed by the ' City's Director of Development and Enforcement for the welfare and safety of the community. I Page 6 -1 City of Kennedale Public Works Design Manual ' SECTION 1 -07 MASONRY /CONCRETE SCREENING WALLS A. Construction Masonry or concrete screening walls shall be constructed according to the following ' specifications. 1. Concrete foundations shall have a minimum compressive strength of 3000 psi at ' 28 days. Compressive strength tests conducted by an independent testing laboratory shall be submitted to the City staff for confirmation. All testing costs shall be paid by the developer or his contractor. 2. Reinforcing steel shall be billet steel conforming to the requirements of ASTM A- 615-GR.60. 3. Concrete for piers shall be placed within 8 hours of drilling pier holes. ' 4. Brick masonry shall be as approved by the City. 5. Mortar shall be Type "S ". ' "Recommended 6. Construction shall be in accordance with the requirements of the for Engineered Brick Masonry" Brick Institute of America. t Practice 7. Use #9 Gauge 1 -3/4" wide galvanized ladder wire to extend horizontal in wall ' panel on every course. 8. The wall shall be a minimum of six feet (6) in height as measured from the nearest/adjacent sidewalk grade. No masonry or concrete screening wall or t column shall exceed eight feet (8') in height unless the wall is functioning as a retaining wall and is designed as such. " 9. Unless it has been determined by the City Engineer that no drainage problems are anticipated, an opening designed to allow for storm water drainage shall be provided. The opening shall be a uniform two inches (2 ") high the full length between columns. 10. Prefabricated screening fences such as "brickcrete" or "woodcrete" may be substituted for on -site masonry construction, provided that the finish resembles typical masonry constructed fences. No ordinary concrete finishes or traditional ' concrete block as a finish shall be allowed along collector or arterial streets. However, a concrete finish consisting of exposed aggregate shall be allowed. 11. All masonry or concrete screening walls shall be designed by a Professional Structural or Civil Engineer registered in the State of Texas. Sealed plans shall be ' submitted to the City for review. Page 7 -1 1 City of Kennedale Public Works Design Manual B. Locati 1. No masonry or concrete screening wall shall be located on public right -of -way. 2. Sight triangles shall be provided at street intersections according to current City policies and practice. 3. The location and placement of a masonry or concrete screening wall shall be coordinated with the Development and Enforcement Department to avoid conflicts with utility and drainage easements. C. Plan A_pnrr val 1. Plans are to be designed, signed, sealed and dated by a professional Civil Engineer registered in the State of Texas and furnished with the following information: a. The title shall include the legal name of the property on which the wall is being constructed. b. A plan view of the wall showing its location, limits, and stationing. C. A profile of the wall including, as applicable, grades for the top of the concrete mow -strip, adjacent top of curb, sidewalk and finished floor of proposed and/or existing adjacent slabs. d. Elevation view of a typical column. e. Elevation view of the wall. f Mow -strip detail. g. Drainage clearance under wall (uniform 2 "). h. Steel tensile strength. i. Concrete compressive strength. j. Wind load calculations. Page 7 -Z I City of Kennedale Public Works Design Manual ' SECTION 1 -08 EARTHWORK This section shall apply to all subdivisions which are proposed for development; are existing and ' require additional grading; or are single lot subdivisions (platted or unplatted) which are proposing excavation or fill. ' A. Definitions ' 1. Conceptual Grading Plan - A topographical map of the subdivision with sufficient perimeter area to provide a clear definition of the initial elevations, watercourses, ground configuration, and drainage patterns. In addition, the plan shall include ' proposed flow arrows, cross - sections and spot elevations sufficient to control the magnitude of excavation and fill. The plan must be sealed and signed by a Registered Professional Engineer licensed by the State of Texas. ' 2. Excavation - The removal of turf, soil, rock or weeds such that the surface is six inches (6 ") lower than the initial elevation. ' 3. Fill - The deposition of rock, concrete, soil or sod such that the cumulative ' thickness of all materials is equivalent to six inches (6 ") or greater. 4. Final Grading Plan - The final grading plan shall include a topographical map of the subdivision with sufficient perimeter area to provide a clear definition of the initial elevations, watercourses and drainage patterns. In addition, the plan shall include one foot (F) contours, spot elevations and flow arrows. The plan must be in sufficient detail and scale to determine limits and depths of excavation or fill. The plan must be signed and sealed by a Registered Professional Engineer licensed by the State of Texas. ' 5. Gradin - The movement of dirt, top soil, grass, native material, brush, trees, landscaping or other forms of surface material which will result in a long term ' difference of six inches (6 ") or greater from the initial elevation. ' 6. Initial Elevation - Shall be understood as the mean sea level elevation as it existed prior to modification. 7. Multi -Lot Subdivision - A division of any tract of land into two or more parcels. B. i nplatted Multi -Lot Subdivision When amulti -lot subdivision has been proposed for platting, but has not yet been approved by the City Council, the following provisions shall govern the excavation and fill process. 1. A conceptual grading plan shall be submitted to the City Engineer. The plan will be reviewed for consistency with City ordinances and policies. If the concept is Page 8 -1 City of Kennedale Public Works Design Manual approved, a 30 -day permit will be issued to allow grading to begin. 2. The process must be inspected by a City representative and all fill shall be tested for proper compaction. All test costs are the responsibility of the developer. 3. Areas which fail the compaction tests shall be excavated, the material replaced (or new material imported, depending on moisture content) recompacted and retested. 4. Areas which have been filled without adequate compaction tests or without ' inspection by a City representative shall be considered as areas which have failed the compaction tests. I1 C. Platted Multi -Lot Subdivision When a multi -lot subdivision has been platted in accordance with the existing Subdivision Ordinance and the plat has been filed with the County, the following provisions shall apply. ■ 1. A final grading plan shall be submitted to the City Engineer. The plan will be reviewed for consistency with City ordinances and policies. If the plan is ' approved by the City Engineer, the applicant will be allowed to begin the excavation and fill process. ' 2. The process must be inspected by a City representative and all fill shall be tested for acceptable compaction. 3. Areas which fail the compaction tests shall be excavated, the material replaced (or new material imported, depending on moisture content) recompacted and retested. ' 4. Areas which have been filled without adequate compaction tests or without inspection by a City representative shall be considered as areas which have failed the compaction tests. 5. Areas of a multi -lot subdivision which are not graded at the same time as the rest of the subdivision will be required to comply with the provisions of a single -lot subdivision. D. Single-Lot Subdivision All single lot subdivisions shall be required to obtain a Grading and Excavation Permit as required by the current City Building Code. Note that a single -lot subdivision shall be considered multi -lot if the subject parcel and any adjacent parcels are owned by the same individual or entity. E. Testin M Page 8 -2 City of Kennedale Public Works Design Manual All compaction shall be tested by an approved soil testing laboratory. 1. The testing facility must maintain a current permit with the Development and Enforcement Department. The City Engineer may disallow any and all firms which cannot or refuse to meet the minimum criteria established in the application forms. 2. All fill must be compacted to 95% Standard Proctor Dry Density. 3. Samples shall be taken for compaction density at the rate of one (1) per lift per 500 cubic yards of fill, or; one (1) per lot, whichever is greater. 4. Slopes created by excavation or fill shall not exceed 3 horizontal to 1 vertical except for use of retaining walls and other slope control devices. Page 8 -3 I Cav o Kennedale Public Works Design alanual � I � I APPENDIX u IL I I I m m DETAIL DRAWINGS Page A -1 as City of Kennedale Public Works Design Manual Appendix page l of 2 Detail No. Category Description of Details Sewerage Facilities Details is Sanitary Sewer Manhole Details 2S Precast Sewer Manhole Details 3S Sanitary Sewer Drop Manhole 4S Sewer Cleanout Details 5S Sewer Service Connection (STD.) 6S Sewer Service Connection (Deep) 7S Concrete Encasement 8S Concrete Backfill - Open Trench gS Sewer/Water Trench Crossing Water Facilities Details 1W Miscellaneous Items M -1A General Notes (Nos. 1 thru 12) M -1 B General Notes (Nos. 13 thru 28) M -2 Kennedale Project Sign M -3 Trench Embedment & Backfill Details M-4A Typical Street- Cut/Backfill for Water 7W & Sewer Pipe Installations M-46 Typical Street- CutlBackfill for Water & Sewer Pipe Installations M -5A Pipe Installation by Boring M -58 Casing and Carrier Pipe Installation Sewerage Facilities Details is Sanitary Sewer Manhole Details 2S Precast Sewer Manhole Details 3S Sanitary Sewer Drop Manhole 4S Sewer Cleanout Details 5S Sewer Service Connection (STD.) 6S Sewer Service Connection (Deep) 7S Concrete Encasement 8S Concrete Backfill - Open Trench gS Sewer/Water Trench Crossing Water Facilities Details 1W Thrust Blocking Details 2W Thrust Blocking at Bottom Bends 3W Valve Installation Details 4W Fire Hydrant Installation Details 5W 3/4" or 1" Water Service Details 6W 2" Water Service Details 7W Irrigation 4" Meter Installations 8W Detector Check Installations Sewerage Facilities Details is Sanitary Sewer Manhole Details 2S Precast Sewer Manhole Details 3S Sanitary Sewer Drop Manhole 4S Sewer Cleanout Details 5S Sewer Service Connection (STD.) 6S Sewer Service Connection (Deep) 7S Concrete Encasement 8S Concrete Backfill - Open Trench gS Sewer/Water Trench Crossing City of Kennedale Public Works Design Manual Appendix page 2 of 2 — Detail No. Category Description of Details — Street Construction and Related Details 1 P Hot Mix Asphaltic Concrete Street (Res.) 2P Reinforced Concrete Street (Res.) 3P Hot Mix Asphaltic Concrete Street (Collector) 4P Reinforced Concrete Street (Collector) 5P (NOT USED) 6P Concrete Curb and Gutter Details 7P Typical Valley Gutter Details gP Miscellaneous Concrete Paving Details gP Laydown Curb & Driveway Details Drainage and Related Details 10 Standard Curb Inlet Details 2D Standard Recessed Inlet Details 3D Standard Drop Inlet Details 4D Storm Sewer Manhole Details 5D Standard Storm Drain Collar Details 6D Concrete Slope Protection at End of Storm Drain r. 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U V V U Q U t MR A.IIIP CITY OF KENNEDALE Z D GENERAL NOTES KENNEDALE PROJECT SIGN CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS AUG 1997 `AS NOTED '°'015 -801 " " °u -2 TYPICAL LOCATION FOR EDGE OF PAVEMEN STANOARO EMBEDMENT /BACKFILL THE STANDARD EMBEDMENT DETAIL RELATES TO INSTALLATIONS OUT FROM UNDER PAVEMENT OR ROADWAY BASE SUCH AS CROSS- COUNTRY EASEMENTS AND PARKWAYS OR AT LOCATIONS NOT SUBJECT TO PROPOSED STREET PAVEMENT. f BACKFILL (LOCAL MATERIAL) :TED TO 95% 4RO PROCTOR DENSITY. MATERIAL 3 (b) FOR MBEOMENT :RUSHED STONE BACKFILL. ;OMPACTEO TO 95% STANDARD IROCTOR DENSITY, CONFORMING IO SPECIFICATION ITEM 2.1.8 10 3TANOARD CRUSHED STONE MCK AGGREGATE. GRADE 4. ; s MIM GRANULAR MATERIAL ITEM 2.1.8 (b) FOR INITIAL EMBEDMENT STANDARD EMBEDMENT /BACKFILL FnR EDGE OF PAVEMENT & SHOULDER NOTES: 1. PIPE"UAY NOT BE FILLED ABOVE N.T.S. SPRING LINE UNTIL LOWER PORTION IS COMPACTED TO 95% STANDARD PROCTOR DENSITY. EMBEDMENT BELOW PIPE SHALL BE COMPACTED BEFORE PIPE IS LAID. BELL SHALL BE DUG OUT. 2. TRENCHES SHALL BE TESTED AT THE RATE OF ONE TEST PER 300 LINEAR FEET PER 12 INCH LIFT (LOOSE). TESTS SHALL BE STAGGERED SO THAT TESTS OF ADJACENT LIFTS ARE NOT DIRECTLY OVER THAT OF THE PREVIOUS LIFT. IF THE DISTANCE BETWEEN MANHOLES EXCEEDS 300 FT..A MINIMUM OF TWO TESTS SHALL BE REQUIRED. 3. EMBEDMENT WITHIN RIGHT -OF -WAY WILL BE USED WHEN INSTALLING UTILITY LINES WITHIN STREET RIGHT -OF -WAYS. AND UNDER PAVEMENT. ALL OTHER INSTALLATION LOCATIONS, SUCH AS IN EASEMENTS OR CROSS COUNTRY LOCATIONS WILL COMPLY WITH STANDARD EMBEDMENT DETAILS. W � Z H � J ¢ W J V m Z N O ' I V 4 O U VI 0 ° � W � v O W a } . I . 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BORINGS UNDER ROADWAYS SHALL CONFORM TO THE TEXAS STATE DEPARTMENT OF HIGHWAYS AND PUBLIC TRANSPORTATION UTILITY ACCOMMODATION MANUAL. 2. SEE PLAN AND PROFILE FOR LIMITS OF BORE. 3. COMPRESSION TYPE JOINTS TO BE USED IF POSSIBLE. 4. IF COMPRESSION TYPE JQINT NOT USED THEN M.J. TYPE SHALL BE USED AND JOINTS BOLTED BEFORE PULLING PIPE INTO PLACE. CITY OF KENNEDALE MISCELLANEOUS DETAILS PIPE INSTALLATION BY BORING CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLANNERS J ULY 1997 AS NOTED -- 01 ­M-5A ALL CASING WILL BE WELDED STEEL PIPE. DIAMETER AND LENGTH OF CASING AS PER SPECIFIC LOCATION. (SEE PLAN & PROFILE SHEETS) PERIMETER OF BORE TO BE LARGE ENOUGH TO PERMIT THE CASING TO BE PULLED OR JACKED THROUGH BORED OPENING. ANNULAR VOIDS BETWEEN CASING AND BORED HOLE ARE TO BE PRESSURE GROUTED. PIPE IN CASING WILL BE INSTALLED WITH RAYCON CASING SPACERS OR AN APPROVED EGUAL PRODUCT. THE SPACERS WILL BE LOCATED ON 6 1/2' (FOOT) CENTERS FOR ALL TYPES OF P.V.C. CARRIER PIPE. w LONGITUDINAL VIEW - BORE WITH CASING AND PIPE INSTALLED NOTE: 1. BORINGS UNDER ROADWAYS SHALL CONFORM TO THE TEXAS DEPT. OF TRANSPORTATION UTILITY ACCOMMODATION MANUAL. 2, SEE PLAN AND PROFILE FOR LIMITS OF BORE. 3. COMPRESSION TYPE JOINTS TO BE USED IF POSSIBLE. 4. IF COMPRESSION TYPE JOINT NOT USED THEN M.J. TYPE SHALL BE USED AND JOINTS BOLTED BEFORE PULLING PIPE INTO PLACE. TABLE OF STEEL CASING SIZES NOMINAL PIPE SIZE WELDED STEEL CASING SIZE (DIAMETER IN INCHES) (INSIDE MINIMUM DIAMETER) 4 8" 6 10„ B 14 10 16" 12 18" 14 24" 15 24" 16 28" 18 32" 20 32" NOTE: CONCRETE FOR THRUST BLOCKS SHALL BE CLASS "B" (4 SACKS) (2000 psi) O., C� •9 PLUG TEE i •; vs 1500 psi CONCRETE D • a • x BEND D • 11 BLOCKING TABLE DWENS10N "II' TO D �. BE A 11Ra1JUY OF r51if PLUGS & TEES n io ee nu2row ..c 90' BENDS nc "���»••• 45' BENDS ._._ .� ___ _ 22• 30' BENDS _ _ _ ___ _ 1r IS' BENDS -A. uw. uAx. 'B' uw. MAX . -O- 101. MAX. -o- 1Gt1. AREA MAX. VOL. -E- uw. AREA MAX. VOL. AREA VOL. AREA V OL . AREA VOL. 600" r- " r -0" 0.8 0. r- - 0. r -0" 0.83 Otis 0.83 .OS r -0 a- a3 0.05 r -6 r •0" 1.06 0.09 r -2' 1.50 r -0" 0.83 0.05 r -0" 0.83 0.05 r -0" 0.83 0.05 r -6" r-3 1-89 0.11 r-6 2.66 r-3 1.44 0.08 T - 0 - 0.83 0.05 r -0" 0.83 0.05 t' -6" r-9" 2.95 0.17 4.17 ' r- 2.26 0.13 r-3 1.15 0.07 r -0" 0.81 12' - a. 4 '• 6. . 1�2 r- O. 1'- " L6 t0 r- n 0.83 0.05 16" 2'•O" 2'-7" 7.34 0.56 3'-0" 10.65 2'•3" 5.76 0.43 r -8" 2.94 0.22 r -2" 1.aB 0.11 1B" '•It" 7.70 0.57 - 10.89 5.89 0. r- 3.01 0.22 1' 1.51 0.11 20 2' -0" 3.70 O.S9 11.12 6.01 O.aS 3.07 0.23 r -7" 1. SL I 0.12 24 2' -0" 11.33 0.8s 4•• ' 16.00 • 8.65 0.65 4.42 0.33 r- " 2.2Z I O.t7 NOTE= CALCULATa4S N 104MUM AREA COLWN ARE N SQUARE FEET. CALCMAIK)"b n uwxn.w vv�w•c ..k w." ...� .. .•- CONCRETE THRUST BLOCKING rw �n.iw CITY OF KENNEDALE I'ANDARD DETAILS COVERING WATER FACILITIES THRUST BLOCKING DETAILS CHEATHAM AND ASSOCIATES 3VEYORS- CONSULTING ENGINEERS - PLANNERS G 1997 A5 NOTED 015 -801 - 1w 1,500 psi CONCRETE L � S •9,j, s� 0 MAIN ---_ SMIO Z "D" - 6" MINIMUM OR 2' -C TO UNDISTURBED SOIL TYPIC VARIES kIL SEE PLAN PIPE SIZE it° - 15° 22° - 30° 45° 90° L MAX . L MA LL L MA L. L VOL. 6" 0.42 0.02 0.45 0.02 0.50 0.02 1.00 1 0.04 8" 0.42 0.02 0.45 0.02 0.80 0.04 1.40 0.06 10" 0.42 0.03 0.58 0.03 1.15 0.06 2.03 0.11 12" 0.42 0.04 0.73 1 0.05 1.43 1 0.09 2.53 0.17 16 " 0 49 0.08 0.74 0.14 1.48 0.27 2.61 0.48 18" 0.66 0.14 1.30 0.28 X00 EL woo LJ `^ v 0 c a,x wW0 ^ Ln m 20" 0.77 0.18 1.53 0.36 18" 0.88 0.18 1.74 0.37 " 1 4 4 18" 1.05 0. 2.03 0.43 0.43 t. CALCULATIONS FOR MAX. VOL. COLUMN ARE IN CUBIC YARDS. CONCRETE CRADLE AT VERTICAL BENDS NOTE: RETAINER GLANDS SHALL BE USED ON ALL FITTINGS 45' OR GREATER. L 1 YR I R.I41P 1 CITY OF KENNEDALE STANDARD DETAILS COVERING WATER FACILITIES THRUST BLOCKING DETAILS AT BOTTOM BENDS CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS J ULY 1997 AS NOTEO " 015 -801 - 2W ERLAPI LID 6 CONC. 3 -TRA FFIC SLAB ELIENT EVENT DEPTH -TRAFFIC EYa. 1 VALVE 00X' WITH NECESSARY EXTENSIONS RESILIENT SEAT VALVt LID r .- 6' 11a. 1 a o uOa •. • 0 0 ROADWAYS ANO SURFACED AREAS NOTE: N THE EVENT THE TOP OF fHE OPERATNO SL Aa N1f IS NCRE THAN THREE FEET IS'f DEEP FROM THE EMSrlHC �CROUND LFE GROLW ELEVATX'Yt VALVE STN ANO VALVE BOY EXTENSIONS SHALL BE FRN4E0 SY THE CONTRACTOR TO THE XS THE OPERATING HUT TO wTM1 T FEET 13'1 THE Of Ein rF O OIfO LEVEL DUCTILE RCN ON PIPE r BE USED FOR VALVES CEEPER TFUN SIX FEET /6'1. HOWEVER. N N.L CASES THE TOP 51X FEET SNALL BE AN ACAISTA&E VALVE BOX. —VALVE BOx mTH NECESSARY EXTEWSAOHS —RESILIENT SEAT VALVE TO BE APPROVED BY pTY BEFORE PURCHASE a a CONCRETE BLOCK -• aOa YARDS AND NON- TRAFFIC AREAS TYPICAL VALVE SETTING AND VALVE BOX n i 11 L r Y Q 0 5 d Z � p m Y =3 War WM N3 O f �IW¢ NN P 6r W6 VO UV� ZO W Y. 2 Z Y W S` W� Lu }mW mW< O Yx0= O N � _ VC �` <wQrvi J I W < W Y� G r I �• o � > } Y cm :.•� p F J ,.ap u� c _r•A �awF ag m02 O \ �J • F tipW W�< � 09".20 Z�. V Owp Z¢J � - --i { W N to O J .. u S f Y _a EN - O .v NV• 4 MR .[•�.�P CITY OF KENNEDALE STANDARD DETAILS COVERING WATER FACILITIES FIRE HYDRANT INSTALLATION DETAIL CHEATHAM AND ASSOCIATES SURVEYORS — CONSULTING ENGINEERS— PLANNERS AUG 1997 AS NOTED °'° 015 -801 " "" 4W W Z d' J w W r O O W Z M 7 O Z C Qr I U V) l O x T J W I LU W f- r U m U O 0 N a a O O r r n N N 03 co Ln N w _ o O w O 'r x y r 7,n r ^ y Mw�m' mw mI =JN m OJ w W O :2 JLm0 U� `J,wmO 0 , D z ?w J� J� (� O O 00: Ud_ Z Zw0 w OT W O^ LO " of r r 00 r r a9 a N Q' �N d'wJ QQ'WJ OdJo Oa JO awe aW� �OD0 = ODO U <W ^UMLi Z a w r 3 W I a m w a a O U Y w a } r r N w y W N Q U Y a a w U a Zo o a_ p a 0 p a w :o g mo a 3 7 � _ S S v _ N r VU' zU M �wm p V) r NOZU J O U7�WF C14 Z U UJ CL DQ7 O H d' - C�= ry\F QQ OO N ^ OaU OQO O- a ��d JU m , x m S ^a0 �0 w��tnUcO, a Umo7=(50X0 J U. >w x� w U7 pp F. 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W Ln W W WI a z Z v+ 'NIW ..9t iW" J NJZ _ ° Zu< �u� Y w Wa W } U U 5 cc m m cn V D N Q O w el O > J � x co < W 0 co �Q Q � p ' = wWmQ a °z aZE N 0 Z z a C- VI J Q LA �V O X W LLJ x> �w ^ S Y O Ma x J zm O ° ,W O w Qj02 J MZO \ \�\ >� m ` >O NNOa f~/1 �m� \ \ /� \ \•. n a o 0 / `�.• m�a r \ O M CITY OF KENNEDALE W STANDARD DETAILS COVERING a WATER FACILITIES 2" WATER SERVICE DETAILS CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLANNERS AUG 1997 AS NOTED °— 015 -801 --- 6W i m r I I s m r 'i No go I m �- V) WZ J Z) � Q Q > Z O ZWQZ - _ Q _ o p LLJ Q o l oO Jp Q_()�ZJ LLI > W Z O ZQ � � Q W 0 O JQ Q O O0 > + O U W Z Q _J:2 :2 0 W LL. > F- O _� YZ LnZQ Z?-WN SUg WQU)LJZ F L 0 ll tr =- U ZU> O Q_ JWm Z O ~ WLL -)� a O0uo U Q.. Z to U �;: wao Q . CITY OF KENNEDALE STANDARD DETAILS COVERINC DRAINAGE FACILITIES IRRIGATION 4 METER INSTALLATION CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLAN N AUG 1997 AS NOTED 1-015-801 " � WZ Z O W p LLJ J �:: > Jp Of W W Z O ZQ Q J O0 > O W Q_ F- U Q Q LZ > > W 0 Q� 0 > tl W Q_ �_ Q Y Z ( - ) Q- F O OLi 0 W Q Q W U Q.. Z to U �;: wao Q O Lo WJ O J F- W J Q_ _y_ L, J LL W (cr L ` W Z U U� W ZmQ: OQ LD to W --) coo 2 ~ . CITY OF KENNEDALE STANDARD DETAILS COVERINC DRAINAGE FACILITIES IRRIGATION 4 METER INSTALLATION CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLAN N AUG 1997 AS NOTED 1-015-801 " � J Q p LLJ W Jp Z_ W Z O Z Q O: O W Q_ F- U Q Q W F- Of LL LO 0 0 Q� 0 >- tl X O m W. J � d L, :2 W J � . 1n Q Q W co J . ou -iZ ' wao a > Uv? >W O J F- Of U W� Z _y_ L, W (cr SOf C9JW U� ZmQ: Ld (n W --) 2 ~ m �~ Q p > (0 F- Z J - W >0 F_ O X F- n Ln Q . CITY OF KENNEDALE STANDARD DETAILS COVERINC DRAINAGE FACILITIES IRRIGATION 4 METER INSTALLATION CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLAN N AUG 1997 AS NOTED 1-015-801 " � w ` yr m Z 1 N O ° 1 Q J a u} ¢ < Y < 6! U O < < 0 4J LL t _ J O NZ O uNO. L� I W — m • 1 J W V t } t W N W 1W1`< m U ZO 11 = w - w i 'Mln Q m� 0 o c x p a u ° o W • Qos u N Z •. G. _ $ O „ ¢ < b < r J O uc pJ uW� >$ =Na 6 - Z6 < W W ¢ Z Y Q Ja N 4 V < I%Z J {t <tWV�b b O 3J _¢Jd VV 3 Z r O J 1J p Z - JQ �ZW 6 YR R.I \�i CITY OF KENNEDALE wr ,b" W ba ?r MZO m STANDARD DETAILS COVERING WATER FACILITIES J� = QY�W N rN aU �Yy�� Q � „ $rs m mON. r$ LpJR ` YV Q Q O. DETECTOR CHECK INSTALLATION Ot4 <r Z 1 NZ� « tr DETAILS CHEATHAM AND ASSOCIATES — p N - r SURVEYORS— CONSULTING ENCINEEP.S— PLANNERS AUG 1997 AS NOTED °'` 015 - B01 -- °' 8w CAST IRON MANHOLE RING AND COVER TO BE APPROVED BY THE CITY PRIOR TO PURCHASE (VULCAN V - 2342 OR EOUAL) ORTAR REINFORCED CONCRETE GRACE RINGS 0 .o x .- = a NOTE: - �+ SEE PRECAST MANHOLE DETAIL FOR a MANHOLE RING AND COVER DETAILS a ZZ d ¢ 3 j O O 6" MIN. ♦ 4' -0" 6" MIN. MONOLITHICALLY PLACE CONCRETE AS SPECIFIED . 6'•0" MIN. GENERA. NOTES: 1. CAST IN PLACE MANHOLES MAY BE USED ONLY WITH WRITTEN PERMISSION FROM CITY DIRECTOR OF PUBLIC WORKS. 2. CAST IN PLACE MANHOLES SHALL HAVE 0.1 DROP ACROSS MANHOLE 3. MANHOLES SHALL CONFORM TO ASTM SPEC. C-478 ELEVATION CAST -IN -PLACE PLAN N OTES: 1. WHEN 4" SEWER SERVICE LINE ROADWAY CROSSINGS ARE MADE BY BORING THE UPPER VERTICAL BEND SHALL BE ELIMINATED. THE BORE PORTION OF THE ROADWAY CROSSING SHALL BE GRADED ON 2.007 (MIN.) ASCENDING GRADE. 2. SEWER LINES EXCEEDING 15 FEET DEPTH SHALL BE CONSTRUCTED WITH PVC (SPEC. SUR 26) PIPE. 3. CURB SHALL BE STAMPED WITH A 'W' OR 'S' ( 2" MIN.) AT WATER AND SEWER SERVICE LOCATIONS. 4, USE SAME DETAIL FOR ALL SIZE SERVICE. VARY LOCATIONS SHOWN TO FIT FIELD CONDITIONS. 5. IN AREAS WHERE CONSTRUCTION CONDITIONS VARY FROM THOSE SHOWN, ADJUST LOCATIONS TO CONFORM TO ACTUAL FIELD CONDITIONS. 6. CONCRETE FOR UNDER CURB SUPPORT IS REOUIRED WHERE SERVICE IS INSTALLED BY OPEN CUT UNDER THE EXISTING CURB. 7. SEWER SERVICE TO BE EXTENDED TO EASEMENT LINE IF EASEMENT IS PRESENT ADJACENT TO PROPERTY LINE. e Y ALL JC PREF01 PLASTI /Z" GS AND SI WITH T OMMEN GASKE' INSTALL KOR-N -S PROVIDE AROUND (MIN. 6" F' / GS/5 ANT AS 2AL CON SEAL. DNCRETE RING TO GRADE RINGS KITH F 24" Q OF NSITION )T EXCEED N MANHOLE INISHED LING AND LID OF ) MANHOLE )INTS IN I LENGTHS ILLUSTRATION TYPICAL. FOR 4' DIA. MANHOLE - ADJUST DIMENSIONS AS NECESSARY FOR LARGER MANHOLES � I I I MANHOLE FRAUE AND 24- OIA. COVER (STD. 300 LB. MANHOLE RING AND COVER) WITH PICK BAR -SET TOP AT OR UP TO ' /,- ABOVE FINISHED GRADE A WATERTIGHT RING i SEALED COVER SHALL BE USED IN AREAS SUBJECT TO WATER INTRUSION. (STO.335 LB.UANHOLE RING AND COVER) (VULCAN V -23421 � I I` MANHOLE COVER NOTE :PRECAST MANHOLES SHALL HAVE O.IDROP ACROSS MANHOLE USE 6" MIN.LAYER OF WASHED ROCK BENEATH MANHOLE WHERE GROUND WATER IS ENCOUNTERED TO ASSURE THAT MANHOLE BOTTOM IS PLACED ON STABLE SUBGRADE PRECASTCONCRETE F01 r r e Y ALL JC PREF01 PLASTI /Z" GS AND SI WITH T OMMEN GASKE' INSTALL KOR-N -S PROVIDE AROUND (MIN. 6" F' / GS/5 ANT AS 2AL CON SEAL. DNCRETE RING TO GRADE RINGS KITH F 24" Q OF NSITION )T EXCEED N MANHOLE INISHED LING AND LID OF ) MANHOLE )INTS IN I LENGTHS ILLUSTRATION TYPICAL. FOR 4' DIA. MANHOLE - ADJUST DIMENSIONS AS NECESSARY FOR LARGER MANHOLES � I I I MANHOLE FRAUE AND 24- OIA. COVER (STD. 300 LB. MANHOLE RING AND COVER) WITH PICK BAR -SET TOP AT OR UP TO ' /,- ABOVE FINISHED GRADE A WATERTIGHT RING i SEALED COVER SHALL BE USED IN AREAS SUBJECT TO WATER INTRUSION. (STO.335 LB.UANHOLE RING AND COVER) (VULCAN V -23421 � I I` MANHOLE COVER NOTE :PRECAST MANHOLES SHALL HAVE O.IDROP ACROSS MANHOLE USE 6" MIN.LAYER OF WASHED ROCK BENEATH MANHOLE WHERE GROUND WATER IS ENCOUNTERED TO ASSURE THAT MANHOLE BOTTOM IS PLACED ON STABLE SUBGRADE PRECASTCONCRETE NOTE: SEE PRECAST MANHOLE DETAIL FOR MANHOLE RING AND COVER DETAILS GROU PLACI ELEVATION PROVIDE 0.1 Ft. DROP ACROSS MANHOLE REMOVE PORTION OF DROP PIPE TO CONNECT AS SHOW WEIR DETAIL PVC SEWER MAIN 2 -3/8" DIAMETER ALUMINUM PIPE STRAPS SET IN CONCRETE SEE MANHOLE DETAIL P.V.C. 90' BEND GROUT INSIDE DROP MANHOLE CONNECTION DETAILS PLAN a rrt Fiaw CITY OF KENNEDALE STANDARD DETAILS COVERING SEWERAGE FACILITIES SANITARY SEWER DROP MANHOLE CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS S T N ul z Z o u . 0 Z N V1 w x z >} Ow J U J O O a N z > >� 0 z LJ z a t ° �n c� (x z O Ld J o ,,�\ 9 a o v S D w w /\ L'i w o \ U u Z t w z O �\� 0 U N O = d z \ / Y O r a- o W 3 t 9 /� o w an w / /�� // U z40 O rs /j /, z z } ; v W� > J o V QWW LJ U¢amU Q Q U: V)Z N � N O 'n Nw o -� w} tyi O S WO 03 O f-J� U O O z 0n : M_ a� � W m�zxz D LLJ J WQ" W U �UV> W w Mo w3 V1NU -w Hld30 31eVl1 [VA w Z J O z 0 O Q CITY OF KENNEDALE STANDARD DETAILS COVERING SEWERAGE FACILITIES CLEAN OUT CHEATHAM AND ASSOCIATES SURVEYORS - CONSULTING ENGINEERS- PLANNERS ULY 1997 AS NOTED Ot5 -801 45 m CRUSHED STONE w 3 O r Y � U I w m a I/8 BEND �a TAPE s° SEWER O I STANDARD WYE z PLUG z Li SEWER MAIN i CRUSHED STONE a NOTE IF COM8INATION w TEE-WYE USED O '/,SEND NOT REQUIRED w COMBINATION TEE -WYE D SEWER Mary w REQUIRED (SEE ELEVATION) PLAN 2" x a RED & wwTE STAKE TO BE PLACED AT PL WITH END OF VINYL TAPE ATTACHE CURB & GUTTER I j / w_ VINYL TAP } CL 1/8 BEND I 0 SLOP 1 /4 "/P 4" SEWER a STANDARD WYE a CRUSHED STONE ELEVATION STANDARD SERVICE CONNECTION a un +.ma CITY OF KENNEDALE STANDARD DETAILS COVERING SEWERAGE FACILITIES SEWER SERVICE CONNECTION CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS -- J ULY 1997 AS NOTED "' °015 -801 ' "° 55 z^ x 4" RED & WHITE STAKE TO BE PLACED AT PL WITH CURB & GUTTER w Ir VINYL TAPE la: O .d O � I /48EN0 _ M IN. SLOPE 1/4"11 1a °' . CLASS 'D' CONCRETE CLASS 'D' CONCRETE --, //� `4" SEWER .O J-iiiill:::::::: 1/8 BEND ~ CRUSHED STONE SEWER MAIN COA181NATION TEE WYE OR WYE WITH 1/8 FEND DEEP SERVICE CONNECTION NOTF. SEWER SERVICES WILL BE BACKFLLED VATt1 2'27 CONCRETE WHERE CROSSING UNDER CURB t GUTTER: TYPE "8" EuBEDUENT SHALL BE USED FOR SERVICE TRENCHED WITHIN THE STREET. uj Wz MW Uir z O(A U =� Q�Q z QON o ck: r ... I— �l JO Una w O 3 m Z V) = L1J f l C) LLJ af w cn w Q u? • U ' Z � w Z Q W Tf } U Q J Z � O - U Li LL �. a 0 W Of —1 LLJ z z_w 0 sz W 1, W W W m W U ir- N J V ' Z w Z w w �0 W LLJ 1^r/ 4 L • U W Z F— o O Q U !I CC a tint J 00 Z tilt '^ 1- O� V• 4 YR Rtll.� I , W =o CITY OF KENNEDALE ( W STANDARD DETAILS COVERING SEWERAGE FACILITIES wc� CONCRETE ENCASEMENT Wma Zoo CHEATHAM AND ASSOCIATES oo =o SURVEYORS- CONSULTING ENGINEERS - PLANNERS ZUVIN ULY 1997 AS NOTED '°' °015 -801T"• " 7S 2" HMAC (FGSC) 0 N 2 =27 CONCRETE MECHANICALLY COMPACTED TO 95/ STANDARD PROCTOR DENSITY w of EMBEDMENT ZONE SHALL BE MECHANICALLY TAMPED NATIVE MATERIAL, MAX. LIFT OF 6 ", OR GRANULAR MATERIAL COMPACTED BY JETTING IN MAX. 6" LIFTS (TYP.) (TYP.) NOTE: PRIOR TO EXCAVATION WITHIN PAVEMENT THE CONTRACTOR WILL SAW CUT PARALLEL TO THE CENTERLINE OF SEWER ALONG EACH TRENCH WALL LINE AN EVEN LINE TO INSURE A UNIFORM AND EVEN MATCH FOR PAVEMENT REPAIRS. + ANITARY + + SEWER + PIPE + + + + + + EMBEDMENT ZONE SHALL BE MECHANICALLY TAMPED NATIVE MATERIAL, MAX. LIFT OF 6 ", OR GRANULAR MATERIAL COMPACTED BY JETTING IN MAX. 6" LIFTS (TYP.) (TYP.) NOTE: PRIOR TO EXCAVATION WITHIN PAVEMENT THE CONTRACTOR WILL SAW CUT PARALLEL TO THE CENTERLINE OF SEWER ALONG EACH TRENCH WALL LINE AN EVEN LINE TO INSURE A UNIFORM AND EVEN MATCH FOR PAVEMENT REPAIRS. r � I ui L'. 11 r X 2; = r ow - ,: UZ U_ � N 3 Nw x 4 w J w J A 3 x J W Q xa¢��a o 3m � m a4 Q 3�i 7 d wo d (W � w d ,u U �Ed OZ WNwV u w ? J m °m J L n 0. _jN w 0 " w x d °x(L 0 _v, 0 vim 7 dza 0 m V N�aU O a Z p Z O U Q o d � U JQ a. W d (11 Ln \ ^ LLJ W LLJ U) i�j U) is O Z � a J � J � W Y r c� a 3 � m p W w m Z A p O� Ow CL x CITY OF KENNEDALE n o STANDARD DETAILS COVERING o a SEWERAGE FACILITIES V) N SEWER. & WATER CROSSINGS AT TRENCH SPANS CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLANNERS ULY 1997 AS NOTED -- 015 -801 i 95 us I4 O W W O W JN 1 p f ¢ p U �� Z¢ od c°idy�<U N N O = J V K <� ma U4 2 �d W�O 4 dUW3 vv11 " ¢ ° ZNWmO Z O W% n3,�j pmm F S JXIS VOZ yw- W O m m O S N NW WWW < W d rd�W�p U < � "O <N � U= W {y S Y+ 30 r© Oirs „�, z CL o V " VWW d Uy"jYV� riY N r F ¢J / d 1 :. W U _O � V v'-`u oo M K Od av� } p N �] a- .uu da -uai- �w V1W- ICI aa�i X Oy n S My v« Z } y d N (� w t < W < �o�us 3 o Q t7 ° n Q O X W c) Z O (= C L w z c 4 N U v �VI JA J z �� O _ O 3 O W J y J¢ W V J 6N ^ V W J Q < U ¢ U V W4 UZwy� = w r p OJ O F w= p C W z "� d p" 'goo W o4oa W Q o U ip p U TS 7 U m U J �mmyz Q = w 1 U O V r 2¢ } 3 O W J m S J W C Wp H m J d W ¢ O r r mmJ U¢V .H ZZ d O N V Y w < ~ d N p W # WS 1 ON N ` ¢ U P O CITY OF KENNEDALE �a STANDARD DETAILS FOR PAVING & RELATED IMPROVEMENTS Y RESIDENTIAL STREETS HOT MIX =¢ ` ASPHALTIC CONCRETE PAVEMENT y <U a °a CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS AUG 1997 AS NOTED ° 015 -801 ' iP N � p 2 W SS � S S v. d ti 3 t;J Wp F O F � � W WOW r< O p2 N= W m N N W 4 m > N J7O =rWON ¢� � V S NVX } KW Q SSO: } NK y) ~mJ3¢WWN7 m4W N O a U U d 0 7 W W 3�j d J� N JF O W V O ^ 1 I jmj W�1N/�Y u aOH N d N S WW } ; Z O O rVr- SU�p K y f N W Z 3 1 WU 7_ 111])0 i]O) a Vj��m Vin20r- �y :� d'p ~ Z a O y N aN N 4 = JJ .G Od �1 m A WN Y7 W U N <` W 00 J ]L ' O e ^W1K O; JW W d J} p m (U s Z2X7S < -Z0 4 � y O1-W UNU 3N f0 (N0 �m � l0 �rZ O N� Nm Y ° ° V Y m O O n = O z N Z ' °o �= � Z U L _O Z O W Z =o vs � U cn < o V V =a =0 3N '12 Z Z 50.5 WHN LLJ W W O X < Z W_ O H Pp� N Z w W i1V 1 .OP � O:W p � �O ` U C F + O dYO..VW w J O_NoO l VW WZ �WJ? 1y, J Z Ct in •j y1°n O y }S md��W Oy Z IQO-- L.J.. m X. V 7 2 K Da OO Z OO .u� aria 33 �7m] Y< U m 7 _ ¢� _.) PO - 5 0 2 9 m W m O O V X O ^ Nib .0Jd2 00700 ZUV {•6 O fL— v y/ b N ` O J 7U W d V J N N W_ �L MK 1.111P CITY OF KENNEDALE STANDARD DETAILS FOR PAVING & RELATED IMPROVEMENTS RESIDENTIAL STREETS REINF. CONCRETE PAVEMENT CHEATHAM AND ASSOCIATES Noa SURVEYORS— CONSULTING ENGINEERS — PLANNERS AUG 1997 AS NOTED — 015 -801 "° 2P K f _ LL �- O r N Y• W K N O ¢ V Y U V r � p = ~ U O ¢ r W O N < < N 6 d 2 V W K W 7 N W < O ` r m r •° � Y } Y - ¢ J < < W J C J rJ ;Q W1 u y Y1 (¢'J O O •�O • tl J K F 4 < W U a E Y W J < U m O O O O W Y•Nm V Z w N w 1- O � WQ Q W U O �WLW J d $ W J I• r O �- V y = r W u� O O Oy03Y • = y O � H N¢ N W � YYSS m m r Z ti O O Q W O O O F _ Z 3Oa O W J S O O LL' 6J N� - W W 4Wa3� 1y W U W m O K ¢ f W W O O O 4 J �• N U K 6• W< G N LL F< 6 N U m m Q J � W W O Q W W r m J 1 W < N O U o ti W S N Q J J O W 1 6 J W W r < • j Y NN W � O 11' K f _ LL �- O r N Y• W K N O ¢ V Y U V r � O N N W_ V H V N Z N W_ T F 4 Y d o u � Y < V Z O � 6 a a ¢ N O W u a Y T J 4 < W L L= W= ¢ f- - z— i< m u u• W O= Z< Z N= ¢ < O K W LL N x m•¢ u u ¢¢ W o N L W W J O L ¢ W r W 16 < < W ¢ °- � J 1� W m �•• x W < r J W< •�- 6 m M l G y/ J O T W a Q < W< J J J W O J < ¢ J N< K J Z J J N W i a a m 2 J < r < < • W < < ¢ N r+ o } 1 < 1 N¢ J W 3 w. V O yy 3- O ^ d > Y p = ~ U O ¢ 4 W 7 b J 2 y Q < N 6 d 2 V W K W 7 N W < O ` r m r •° Y } Y - ¢ J < < C J 4' u y W O O •�O • tl J K F 4 < W U a E Y W J < U m O O N N W_ V H V N Z N W_ T F 4 Y d o u � Y < V Z O � 6 a a ¢ N O W u a Y T J 4 < W L L= W= ¢ f- - z— i< m u u• W O= Z< Z N= ¢ < O K W LL N x m•¢ u u ¢¢ W o N L W W J O L ¢ W r W 16 < < W ¢ °- � J 1� W m �•• x W < r J W< •�- 6 m M l G y/ J O T W a Q < W< J J J W O J < ¢ J N< K J Z J J N W i a a m 2 J < r < < • W < < ¢ N r+ o } 1 < 1 N¢ J W 3 w. V O yy 3- O ^ d > Y O r u O O O O O O O O O O O O N I• I� = r O O V O O n H < N W ti O O O O O O O O W �- Q W W ti W _ m Z m 3. Q O O O O O O ¢ ¢ y N O O N N W_ V H V N Z N W_ T F 4 Y d o u � Y < V Z O � 6 a a ¢ N O W u a Y T J 4 < W L L= W= ¢ f- - z— i< m u u• W O= Z< Z N= ¢ < O K W LL N x m•¢ u u ¢¢ W o N L W W J O L ¢ W r W 16 < < W ¢ °- � J 1� W m �•• x W < r J W< •�- 6 m M l G y/ J O T W a Q < W< J J J W O J < ¢ J N< K J Z J J N W i a a m 2 J < r < < • W < < ¢ N r+ o } 1 < 1 N¢ J W 3 w. V O yy 3- O ^ d > Y rcN¢ Z r <O W m N K � a '7 L N 2 0 aW O ° F— �Y U,Z„ 3 Jti Q =W ° U 23i ( N O< JN yNN J J� 0- _ �O W W r W N 1 NW J K 3 Wm W LLJ u y0O <C�O 0 U 0 0, 1 3: OW N w go mm 2 S U m /� W ox -S W< N m ��m 3 m m F U VJ y 2 00 - m mz OW J J JO 2 W V Z O V 3 - W ° < WaZW <.- aua3� H J ^V 3 K Y y O � WWOO u W 2r SWO Z ZJam OONOA�[ F-mJdW 1 L N 2 0 W U,Z„ Q =W ° U CL W Ziz 0- _ W W W uU UN NS Wy go mm vm3 uN ZW a = � 30� V� O mz OW Y V Z O V 3 W f 1 'nN > W ° < H J ^V 3 K Y y O W 2r d 7V ZJam V N la Mil 1{,I1M H ^ u �z ^ ^ „ CITY OF KENNEDALE ° ' STANDARD DETAILS FOR PAVING RELATED IMPROVEMENTS aaW- COLLECTOR STREETS REINF. CONCRETE PAVEMENT CHEATHAM AND ASSOCIATES � GINEE SURVEYORS — CONSULTING ENGINEERS — PLANNERS [ A d U 1991 AS NOTED � 1 4P NOTE: CURB SHALL BE STAMPED WITH A 'W'or 'S' (2 "min) AT WATER AND SEWER SERVICE LOCATIONS 8 .. 2 6 AN APPROVED WHITE PIGMENTED CURING CUPUOUND SHALL BE APPLIED TO THE SURFACE OF THE CURB AND GUTTER AND SOON AS IT HAS BEEN POURED AND FINISHED. a v ' a ° a 3 -NO.3 BARS r . �P v a 9 �o v v ° ° 0 v ° TYPICAL SECTION STANDARD 30" CONCRETE CURB & GUTTER EXPANSION JOINT(PREMOLOEO ASPHALT BOARD) ON 40' CENTERS MAXIMUM �I W W F` W N J m S JJ N d N j < N N 3 = ¢ W J = H W f. WQ U N t N y u¢ N w � W • `l V >� r W � W 1V • J ¢ _ 0 • I ( 0= W W yf U � r m JJ U m W ¢ � W. . � Q H W U N m N 1 � V m m >O w r� U � i o O N 3 3 _ e U J � W J 0 -.r _o -.r cn } 3 Q S U U W m V � O •O Z _9 •.S _9 -.Z rw naua CITY OF KENNEDALE STANDARD DETAILS FOR PAVING & RELATED IMPROVEMENTS CONCRETE VALLEY DETAILS CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLANNERS AUG 1997 AS NOTED ° 015 -801 -- 7P NOTE' AN APPROVED WHITE PIGIENTED CURING COUPOINO SHALL a HE APPLIED TO THE SURFACE OF THE CURB AND GUTTER AS SOON AS IT HAS BEEN POURED AND F"SHEO. '/2 R 4 R 4" io a a a 7" — + R G NO.4 BARS m a MONOLITHIC CONCRETE CURB & GUTTER N.T.S. NO, a BARS ON 24° CENTERS LONCTUDNALLY (OR AS OTHERWISE SPECFEO) 4- o A BARS ON 24- CENTERS TRANSVERSELY (OR AS OTHERWISE SPECFED) PAVEMENT REINFORCING SAWED JOINT JOINT SEALING UATERUL PROPOSED PAVEMENT 6" T/2•V2" EXISTING I PAVELAENT T EPDXY RESIN USE 3'.' DRILL TO 4 BARS DRILL HOLE N 0 24 C -C 5 -Ii4 EXIST. CONCRETE r LOIN. S BARS 0 24- C-C EPDXY TI E BAR N.T.S. �.rt mr N R NOT FS CITY OF KENNEDALE ALL REMORCING STEEL SHALL BE NEW BILLET STEEL STANDARD DETAILS COVERING ` CON a" TO k A -6 DRAINAGE FACILITIES ILL CONCRETE SHALL L BE C 'A" (5 BAGS OF CEuENT PER C.Y,L A U"UU I COUPRESSIVE STRENGTH AT 28 ^ G AYS OF 7000 P.S.1.1.ALL CORNERS SHILL BE CHAI.FERED MISCELLANEOUS PAVEMENT DETAILS li - CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS AUG 1997 AS NOTED 1 015 -801 -- P -8A FUTURE PAVEMENT OR EXISTING ASPHALT PAVEMENT BARS BENT DOWN INTO HEADER 2 NOTE;PAVEWNT G HEADER TO BE POURED WONOLITHICALLY PAVEMENT HEADER N.T.S. TYP. 4 FT. SIDEWALK LAYOUT N.T.S. QFNFRAL NOTES: ALL REINFORCING STEEL SHALL K NEW BILLET STEEL CONFORMING TO ASTM A -615. ALL CONCRETE SHALL BE CLASS 'A IS BAILS OF CEMENT PER C.Y.6 A LANA" COLIPRESSIVE STRENGTH AT 2B 3 11Ay OF 3000 P.S.I.) . ALL CORNERS SHALL BE CHAAIFEREO EXPANSION JOINT EL.LER 4" I CITY OF KENNEDALE I MISCELLANEOUS PAVEMENT DETAILS CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PLANNERS "A UG 1997 'AS NOTED 015 -801 NOTE: TRANSVERSE 6 LONGITUOINAL STEEL NOT SHCWN FOR CLARITY. STEEL DOES NOT CROSS JCIN 12 T, ENO - 6 $11 TH DOWELS ON J BACK FR01J XMr. WAXNU4 SPACN 2A 1 - NO. 8 S IT 7-7 C OF 600' CENTER ALSO USE AT INTERSECTIONS, CURVE P.C.sAP.T.s t2 CENTERS (T 7') 1100tH DOWELS ON ENO OF DAYS POUR, HOT PO(JREO RUBBER XQNT IV DOWEL LUKE COArNC SEALING COUPOUNO PLACED ' ' I Y, ABOVE FILLER S7RP. 2 I'/.' uw, CLEARANCE SAP STOPS Tit CLOSED END 5 OOWEL SLEEVE TO Fir DOWEL L BE SECURED REDW0OD FLLER DOWEL SUPPORT STRIP TRANSVERSE EXPANSION JOINT HOT Pq.R£D RUBBER SEALNG CO&APOUNO VERTICAL SAW CUT NO.a BARS ON 24 CENTERS TO Uc- WIDE TRANSVERSELY (OR AS OTHERWISE SPECftEO) i' ' NO.4 BARS ON 2+ CENTERS LONG1 WALLT (OR AS OTFE E SPECIFIED) ' SAWED LONGITUDINAL AND TRANSVERSE CONTRACTION JOINT AT QUARTER POINTS FOR LONGITUDINAL POINTS AND AT 15' FOR TRANSVERSE JOINTS N.T.$. � I YM1 4�1 \Iw ('FNFR/� Nn TFS: CITY OF KENNEDALE 6, ALL RED C C STEEL SHALL BE NEW BLLET STEEL CONFORUwG TO ASTY A•615. ALL CONCRETE SHKL BE CLASS - A - (5 SACS OF CE4Etff PER C.Y.I, A LUAVUL( COVPRESSIVE STRENGTH AT 28 PAT$ OF 3060 P.S.L),ALL CORNERS SHN.L BE CHALFE � 1 REO MISCELLANEOUS PAVEMENT DETAILS fi i CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS " A U(; 1997 I AS NOTED ' 015- 801 " ' -BC r VERTICAL SAWCUT WITH HOT POURED RUBBER JOtN SEALING CdO-011l2) NO. a BARS ON 24 CENTERS RADUS TRANSVERSELY (OR AS OT)ERWISE SPECxEDI 17 m 3- CENTERS LONCITLJONALLY TIE BAR LENGTH EQUALS 30 TuES BAR pAUETER, (OR AS OTHERw15E SPECIFEO) CENTER ON "T LONGITUDINAL CONSTRUCTION JOINT 1.4 TIE BARS a 18' OR •5 TIE BARS o 24 H.T.S. G R NOT S: ALL REwFORC24C STEEL SHALL BE NEW BLLET STEEL CONFORUING TO ASTU A•615. ALL CONCRETE SHALL BE CLASS - A - (5 BAGS OF CEVENT PER C.Y.L A IaNUUU COUPRESSNE STRENGTH AT 28 AYS OF 3000 P.S.1.).ALL CORNERS SHALL BE CHAUFERED F_ CITY OF KENNEDALE I MISCELLANEOUS PAVEMENT DETAILS CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS UG 1991 'AS NpTEO �' 015 -801 ""`p -BD NOTE; Proride Ezoansion Jo O.dY It / Connecting To E.iatmq Caacrele On— A - - --- L R.O. - - Standard Side-4 o+ Exp. Joint 20' 1Cn.for 00.01. Orrvewoy 'A' i Standard Curb s Gutter \ I Z�' 'Exp. Joint SCCwA x SECTId+ THRU DFntwAY TO SE POURED SAA{ TNO SS AS Q VEW Y 1PPR0AO1 Ald RAID FOR AS Dtev[w_ IPPROAO/ All SOEWALK g S A ull 9E a' H T"CKKS Q SHALL BE REKORao WITH a a a HO.n GACE wRE wESH OR EOW AIEHT. ALL owvEwaY SHALL BE REtFOROED rw 5 GAGE wM uESH OR EQLAVALEHT. 3 14' Rise at Edge Of Gutter Slondord Curb Section SECTION A-A LAYDOWN CURB & D ' CITY OF KENNEDALE STANDARD DETAILS FOR PAVING & RELATED IMPROVEMENTS LAYDOWN CURB AND DRIVEWAY CHEATHAM AND ASSOCIATES SURVEYORS— CONSULTING ENGINEERS— PLANNERS AUG 1997 AS NOTED " 015 -801 — 9P _r FOr 5ungle ur -cy 19' for Double Driveway 10'lGn.for S ingle Ori --y 17' Kimfor Oouble Orwaway 27'•6` Vin.for 00-bW O b PLAN A ',WAY WIOTH .. 4' Sidewalk r-3- L a yao`n Curb 1/4^per Foot Siooe ).w. u PARKWAY WTOTH - I r, 12 r to LS'.16'.17',18'.19 3' to 4' 12' 20'.21'.22' S' to 7' 15' PLAN NCRYAL GUTTER LHE a TOP OF CUiO BOFTON OF am taM REWOI C STEEL NOT SNOYM B ELEVATION 0� art q -•� W STC31 wOti4 attp U[ rAC 9.NK f0 .l l �MRLS wC0fI1m OU.M Af a+wra Pert TwAw9}Q}I fd 11o'aLr ter' arru af+ESSwr rq.Ewr rd VfatT d mrtoQ O� rwE - "rf. SAL CQ' w . � woTTa iwr m s ]IrrEw OCP.19Rf r 5rgri.vT MOI ff arr(11 KLi 61f Rw: MIYd.LL .'m B igMV9rp1 fd /. uir [na ntrr9riow r PC r ui•lfK r, fwdf CoOE d wr fC* PLAN NCRYAL GUTTER LHE a TOP OF CUiO BOFTON OF am taM REWOI C STEEL NOT SNOYM B ELEVATION 0� art q -•� W STC31 wOti4 attp U[ rAC 9.NK f0 .l OU.M Af a+wra Pert � ' CDrtrr6 qTN .AYS d mrtoQ wrN o+LCtc.e w . � woTTa aAi r wo rm ti e.wrs o I tMr[.s fAlifl ®r EM w C 6t[ ra AO OrfpuL .�fe0uo Nr.aL. TOP STEEL •A OARS ON 6 CENTERS BOTH WAn. ESCZPT 1 -•6 BAR H OUTSCE EDGE MC AOCfTOOL STEEL AR011O UANk LE. 4+•I YI1YdL SO ® T � rea w a PwC r4 w. z•. r SECTION 8 -8 STANDARD CURB INLET DETAIL N. T.S tars 0 I r IOI Oi rll.l • 0 ^eqq �o� O�wCSSIII T T :I • v.• [r�aa aa.r L.• d�a2 un • Tr.o.wa arts a¢ '° n.o.o anrtw PI AN r•P WTf" APp rf OAT sr.o.rto mcT so.ouT r ta.oc mrTCrt eC!r wTM •• 9Aa5 • s- o.c ennt 7•TS �p'i 2V •ICTSI C AMT SECTION A -A RECESSED CURB INLET DETAIL N.T.S. - TC , Sa STYO/!10 arm IIEr Cl- r« worowoto STCEL ArO OCTA S. or o r. �TuAMT O DETA. $aQil t wrt <riuo C A.a"r mlo CITY OF KENNEDALE V.— Sv00TN DOw f15 Q• rl lD�*H STANDARD DETAILS COVERING INLET BOXOUT DRAINAGE FACILITIES STANDARD RECESSED CURB INLET DETAILS CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS- PL+.NNERS AUG 1997 `AS NOTED - `015 -801 1 "� 20 INLET SIZE T w 2' SOuARE 7 12'• 0" a' SQUARE 7^ a'- 0" 5' SOUARE 8" 5 0 6' SOUARE 9" 6'- 0 7' Sou ARE 9^ 7'• 0" 8'SOUPRE 9" 8'• 0' E PLAN SECTION A - STANDARD DROP INLET N.T.5. III GENERAL NOTE ` I. LAVERS OF REINFORCED STEEL NEAREST THE NIERIOR — EXTERIOR SLNFACES SHALL HAVE A COVER OF 2 TO THE CENTER OF BARS. IK L ESS 0 KRwtSE NOTED. 2 EXCAVATI AOLEOR r uA OLE TO BE INCLUDED N t1E LT PRICE RO FOR 3 APiPROPfinTE SQUARE VAI -IDLE DETAILS- PORTIONS Of MET SEE a, DEPTH OF DROP MET FROu Fra4EO GRACE TO FLOW LINE OF MET VARIABLE. AA'PROx1IAIE DEPTH WILL BE SHOWN ON PLANS At LOCATION OF MET. 5. ALL ST—ARO CROP METS SHALL HAVE ONE OPEK+G ON EACH SIDE IUEESS SHOWN OrKRWtSE ON PLANS- W +2T a• -0 T W 7 A'•0^ a �I �• t 3" FILLET N OPE4NG 4 TROWEL FINISH ROCK RP GROUTED •a BARS a 78' C.C_E.W. CONSTRUCTION JOOIT AT CORNERS 3' - •a BARS 0 t8" C .n CITY OF KENNEDALE STANDARD DETAILS COVERING DRAINAGE FACILITIES STANDARD DROP INLET CHEATHAM AND ASSOCIATES SURVEYORS - CONSULTING ENGINEERS- PLANNERS AUG 1997 'A5 NOTED ° " Ot5 - 80� " " "` 30 (OPTIONAL 6 - 0 7 TOOLED EDGES A BARS E BARS r a- a• ..6-1 _j IN WALL1 r2" B BARS I 1 N PAVING SURFACE REINFORCED CONCRETE RINGS OR APPROVED ALTERNATE - 6-1/2' x 0'•9' DOWELS - AROUND RING TO BONO BRICK TO TOP SLAB CONSTRUCTION JOINT — B BARS AT 12" JOINTS C BARS AT 6 CENTERS IVERT.) LENGTH • H T' A BARS AT 12 CENTERS CONSTRUCTION JOINT g� PIPE 0.0_ • 12 B" A BARS AT (2' CENTERS BOTH DIRECTIONS VARIES ELEVATIQN STORM SEWER MANHOLE DETAILS _ N.T.S. 4 MR t.11v NOTE: STORM GRAIN PIPE TO BE REINFORCED CITY OF KENT CONCRETE RUBBER GASKET OR TONGUE STANDARD DETAILS AND K EROO S "MUF CTURED BY DELTA- DRAINAGE FAC SOUTHWEST, WC., FT. WORTH, TEXAS. OR APPROVED EQUAL. CT(1DW gPWF'P VANS B BARS (SAME BOTH WAYS) so 6 6 L 2. \- A BARS (IN WALL) PL AN CAST RON MANHOLE FRAME AND COVER � (TO BE FURNISHED AND INSTALLED BY CCNTRA:TORL USE VULCAN V -1 342 OR APPROVED EQUAL. W L —7 F > 2 ip N D BARS C OARS AT 6" CENTERS (ALL FOUR WALLS) �IW 2 CENTERS • I W 4 1 J_ V C r a � a ump n 4 V moms d��■r�i�■■ ■ ■emu 6 6 L 2. \- A BARS (IN WALL) PL AN CAST RON MANHOLE FRAME AND COVER � (TO BE FURNISHED AND INSTALLED BY CCNTRA:TORL USE VULCAN V -1 342 OR APPROVED EQUAL. W L —7 F > 2 ip N D BARS C OARS AT 6" CENTERS (ALL FOUR WALLS) �IW 2 CENTERS • I W 4 1 J_ V C r a � a ump n 4 V I I NOTE: LID TO BE FURNISHED WITH A CHAIN RETENTION DEVICE 26" 20 STORM SEWER LID 13 .. A BAR BAR 5 LENGTH N0. REQUIRED SPACING r. A •4 6' -8" 10 IN BOTTOM .12" CHEATHAM AND ASSOCIATES SURVEYORS - CONSULTING ENGINEERS - PLANNERS "'A UG 1997 AS NOTED °° 015 -801 -'-C)-4B 2 r "H" IN WALLS 14 IN BOTTOM ' 12" IN WALLS B •4 5' 0" VPRIABLE IN DECK 2 z "H" N WALLS SEE DETAIL C •4 "H"•7" 36 : 6" D •4 2' -3" 8 t a 2'-0" E •♦ 2 0 4' -8" 5 SEE DETAIL 2 e 6'-5" it � L � L � L STORM SEWER MANHOLE DETAILS N.T.S. NOTE: A TEMPORARY METAL COVER SHALL BE INSTALLED AFTER STAGE IIS COMPLETED AND WILL REMAIN IN PLACE UNTIL STAGE aIS BEGUN. STAGE IUWILL NOT BE BUILT UNTIL APPROVED BY THE ENGINEER. APPROVAL WILL NOT BE NORMALLY GIVEN UNTIL THE SUBGRACE AND BASE COURSES HAVE BEEN COMPLETED. FIELD BEND OR CUT BARS AS REQUIRED TO ACCOMMODATE SEWER PIPE. DIMENSIONS RELATING TO REINFORCING STEEL ARE TO THE CENTER OF BARS. ALL CONCRETE SHALL BE CLASS "A" CONCRETE. r. urt an.y CITY OF KENNEDALE STANDARD DETAILS COVERING DRAINAGE FACILITIES STORM SEWER MANHOLE DETAILS CHEATHAM AND ASSOCIATES SURVEYORS - CONSULTING ENGINEERS - PLANNERS "'A UG 1997 AS NOTED °° 015 -801 -'-C)-4B d L t II 40 SMALLER 0 • 6" MIN. JW rN0 LARGER 0 • 12 MW. CONCRETE COLLAR FOR END TO END PIPE EXTENSIONS N.T.S. ww 1 tnt�w CITY OF KENNEDALE H STANDARD DETAILS COVERING CONCRETE COLLAR DETAIL CHEATHAM AND ASSOCIATES SURVEYORS- CONSULTING ENGINEERS - PLANNERS ""A UG 1997 AS NOTED 015 -801 50 I ROCK OR CONCRETE RUBBLE (MAX. 8 ") AS REOUIRED FOR EROSION CONTROL ro wa ,I� 8 ,. 0 TOE OF SLOPE A L SLOPE 3:1 —e TOE WALL O c0 8'• Z r� �+ _Q„ P. LL COR BARS l /-- ALL CONCRETE SHALL BE 3000 P.S.I. STRENGTH @ 28 DAYS REINFORCING SHALL BE =3 BARS @ 18" CENTERS EACH WAY CHANNEL SLOPE 3:1 MAX. SECTION A -A F.L. OF CREEK OR CHANNEL 2' MIN. BELOW F.L. PIPE i /2' CHAMFER -8 „ STRUCTURE N.T.S. 1 CONC RETE RIP -RAP O UTFALL I I