A. The
arrangement, character, extent, width grade and location of all streets
in a proposed subdivision shall conform to the Official City Plan
and these Regulations.
B. All
such streets shall be related to existing and proposed streets in
the area, topographical conditions, public convenience and safety,
and existing and proposed land uses along such streets.
C. All
streets shall be platted in such a manner that all resulting lots
shall conform to the applicable zoning regulations.
D. Where
such streets are not shown in the Official City Plan, the arrangements
of these streets in the subdivision shall either:
1. Provide
for the continuation of appropriate projection of existing streets
in the surrounding areas; or
2. Conform
to a neighborhood plan approved or adopted by the Planning Commission.
E. Minor
streets shall be laid out so as to discourage through traffic.
F. Where
a residential subdivision abuts or contains an existing or proposed
major thoroughfare, the Planning Commission shall require:
2. Reverse
frontage with screen planting contained in a non-access reservation
along the rear property line.
3. Deep
lots with rear service streets, or
4. Such
other treatment as may be necessary for the adequate protection and
stabilization of residential properties and to afford separation of
through and local traffic.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
Where a subdivision borders on or contains a railroad right-of-way
or limited access highway, the Planning Commission may require a street
approximately parallel to and on each side of such right-of-way.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
Reserve strips designed and used for the primary purpose of
controlling access to minor streets by parties or persons other than
a public agency shall be prohibited.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. Street jogs with centerline offsets of less than 125 feet shall be avoided where possible. (See Appendix
A)
B. A tangent of not less than one hundred (100) feet in length shall be introduced between reverse curves on arterial and collector. (See Appendix
A)
C. Sight
Distance - Minimum clear sight distance, measured along the chord
of the centerline, shall be provided on all streets as follows:
Major Streets
|
400 feet
|
Collector Streets
|
350 feet
|
Minor Streets
|
250 feet
|
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. Street
rights-of-way and roadway width shall conform to Official City Plan.
B. All
streets shall be paved according to the established standards adopted
by the City Council.
C. The
following minimum standards shall apply:
Street Type
|
Right-of-Way Width
|
Roadway
|
---|
Expressway
|
300 - 400 feet
|
Four 24' - 36' lanes as determined by the Texas State Highway
Department
|
Urban Arterial
|
100 - 130 feet
|
Two 36' lanes
|
Major Thoroughfare
|
70 - 100 feet
|
Two 44' - 66' lanes
|
Major Thoroughfare with Median
|
100 - 150 feet
|
Two 24' - 36' lanes
|
Commercial Street
|
60 feet
|
36'
|
Collector Street
|
60 - 70 feet
|
36' - 44'
|
Residential Street
|
50 - 60 feet
|
30' - 36'
|
D. Half
streets shall be prohibited, except where essential to the reasonable
development of the subdivision in conformity with the other requirements
of these regulations.
E. In no
event, however, shall lots facing a one-half minor residential street
be permitted.
F. Wherever
an existing half street is adjacent to a tract to be subdivided, the
other half of the street shall be platted within the tract.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. No access on a major street shall occur within minimum intervals of six hundred (600) feet, measured from the nearest intersecting rights-of-way lines, (except as modified by SECTION 6.06B); said distance may be extended or increased if traffic conditions as determined by the Planning Commission warrant such extension, or it [if] existing street intersections require a variation to be consistent with existing development. (See Appendix
A)
B. In commercial and industrial subdivisions, specifically designated “one-way turn only” access may be provided in the direction of the adjacent traffic lane at a minimum distance of three hundred (300) feet between major street intersections or a minimum of three hundred (300) feet between each access point. (See Appendix
A)
C. Commercial
or industrial subdivisions should have access to a major or commercial
street, and may have access to a collector street, of [if] traffic
conditions as determined by the Planning Commission warrant such extension,
but shall not have access to a residential street.
D. To assure
traffic safety, appropriate non-access provisions shall be designated
and dimensioned along all abutting streets in commercial and industrial
subdivisions, and along major streets in residential subdivisions.
A description of such non-access provisions shall appear upon the
plat.
E. Access
to property occurring within the minimum distance prescribed for major
street access, six hundred (600) feet, shall only be by the closest
service or frontage road entrance onto the major street.
F. Individual
driveways will be so located on each lot to avoid direct vehicular
access to or from any expressway, thoroughfare, or major street. Driveways
should be located to enable direct access primarily to or from a minor
street or, if necessary, to the collector streets which serve as feeders
to or distributors from the major streets.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. No street
name shall be used which will duplicate or be confused with the names
of existing streets.
B. Street
names shall be referred to the Post Office for recommendation and
are subject to the approval of the Planning Commission and the City
Council.
C. Subdivision
names shall not duplicate existing subdivisions of record.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. The
minimum grade of all streets shall be 4%.
B. Except
where unusual topographic conditions justify it, the maximum grade
of all streets shall not be greater than the following:
Street Type
|
Grade
|
---|
Major
|
3%
|
Collector
|
5%
|
Service Streets
|
7%
|
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. Streets
shall be laid out to intersect at right angles and may be curved,
if necessary, in order to make this possible. In no event shall a
street intersect any other street at any angle of less than 75 degrees.
B. Street
corners on local residential streets shall have a minimum radius of
20 feet at curbline or its equivalent.
C. Street
corners on commercial and industrial streets shall have a minimum
radius of 25 feet at the curblines or its equivalent.
D. Street
intersections involving major thoroughfares shall have a minimum street
corner radius of 30 feet at the curbline or its equivalent.
E. All
street corner radii shall be shown on the preliminary and final plats.
F. A 25-foot
area of clear vision at street intersections in subdivisions shall
be provided. This area shall be kept clear of all structures and vegetation
exceeding a height of three (3) feet above the established City street
elevation.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. The
maximum length of a cul-de-sac shall be 600 feet, except where topography
would prohibit the use of a standard distance, as set forth in SECTION
6.13, between intersecting streets.
B. Each
cul-de-sac shall be provided with a turnaround having a minimum right-of-way
radius of 50 feet.
C. The
road surface within the cul-de-sac right-of-way shall have a minimum
width of 28 feet.
D. In the
case of temporarily dead-ended streets, which are stub streets designed
to provide future connection with unsubdivided areas adjoining, the
Planning Commission may require:
1. The
length of a temporary dead-end street may not exceed 600 feet, unless
specifically permitted by the City.
2. Temporary
easement for a turnaround having a radius of 50 feet.
3. An appropriate area for a back-around. (See Appendix
A)
E. In all
instances, proper provisions shall be made for adequate storm drainage
so that stormwater does not collect at the ends of these streets.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. Alleys
shall be provided in all commercial districts except where a commercial
district will be developed as a self-contained unit; then other provisions
shall be made on the site for service drives and service areas.
B. Alleys
in residential areas shall not be less than twenty (20) feet in wider
then [in width when] provided.
C. Alleys
in commercial areas shall not be less than thirty (30) feet in width
and shall be paved.
D. Dead-end
alleys are prohibited except where natural or other features make
it impossible to continue them. Where dead-end alleys are unavoidable
they shall be provided with adequate turnaround areas with a minimum
radius of forty (40) feet at the dead-end. Back-around areas may be
allowed in residential subdivisions.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. Where
alleys are not provided or may not be used for utility purposes, easements
shall be provided as may be advisable for poles, wires, conduits,
storm sewers, sanitary sewers, gas lines, water mains and lines, and
other similar purposes.
B. Rear-yard
easements shall be at least twenty (20) feet wide. In the event one-half
(1/2) of an easement is platted, it shall be not less than ten (10)
feet in width.
C. Where
a subdivision is transversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the lines of such watercourse
and such further width of [or] construction or both as will be adequate
for the purpose. Parallel streets or parkways may be required in connection
therewith.
D. Twenty
(20) foot utility easements shall be provided at the end of cul-de-sacs
along major thoroughfares.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. In general,
blocks should have the following dimensions*:
|
Minimum
|
Maximum
|
---|
Length
|
600 feet
|
1200 feet
|
Width
|
240 feet
|
400 feet
|
*However, blocks shall be allowed to vary from the above dimensions
when it is deemed necessary to remain consistent with existing development
adjacent to the subdivision, or if by doing so it would constitute
a hardship regarding extension of streets for future adjacent development.
|
B. The
foregoing dimensions shall be subject to adjustment upon recommendation
by the Planning Commission where topography, the character of the
proposed development, or other similar conditions, justify blocks
of greater or lesser length and/or width.
C. Block
lengths and widths shall be measured from the street right-of-way
line.
D. Wherever
blocks are longer than 1000 feet, crosswalks may be required at the
approximate center of the block.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
A. The
lot size, width, depth, shape[,] orientation, and minimum building
setback lines shall be appropriate for the location of the subdivision
and the type of development and use contemplated.
B. Lot
dimensions shall conform to the existing zoning regulations, but in
no case shall the width of a lot designed for residential use be less
than fifty (50) feet.
C. Each
lot shall have access and front upon a public street.
D. Double
frontage and reverse frontage lots should be avoided except where
their use will produce definite advantages in meeting special situations
in relation to topography and proper land use.
E. Side
lot lines shall be substantially at right angles or radial to street
lines.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)
When a plat is filed on land that is subject to flooding or
has been flooded within the last 20 years and corrective measures
have not been taken to prevent re-flooding, or it has soil conditions
unsuitable for building purposes, said plat shall not be acceptable
except where said property is dedicated to the City or other appropriate
municipality subject to its acceptance for a watercourse, water drainage
basin, a park or a conservancy district or for any other purpose of
protecting the health, safety and general welfare of the public.
(Ordinance 1991-1, sec. 1, adopted 3/12/91)