The street pattern of a neighborhood should provide adequate
circulation within the subdivision and yet discourage excessive through
traffic on the local streets. This may be accomplished by providing
adequate major thoroughfares spaced at appropriate intervals in accordance
with the thoroughfare plan and collector streets within neighborhoods
spaced to provide reasonable access to all points in the neighborhood.
The following general requirements shall be applied in any subdivision
that involves one or more streets of any classification.
(1)
The streets of a proposed subdivision shall conform to the general intent of the thoroughfare plan. To insure adequate access to each subdivision, there should be at least two (2) planned points of ingress and egress, except that cul-de-sacs may be permitted when the same comply with subsection (2) of this section.
(2)
Proposed streets in a subdivision shall be effectively related to
the present and future street system and development of the surrounding
area. Any proposed streets shall provide for appropriate continuation
or completion of any existing streets, whether constructed or dedicated,
which project to the limits of the proposed subdivision. In the event
that dead-end streets, either dedicated or constructed, are not to
be extended, permanent turnaround facilities shall be constructed
by the developer not extending such street. Appropriate provision
shall be made for access to adjoining unsubdivided land.
(3)
Minor or local streets should be planned to serve only local traffic.
(4)
All streets should be planned so that all resulting lots shall be
of sufficient size and shape to conform to applicable zoning regulations.
(Ordinance 2021-17 adopted 11/18/21)
(a)
The subdivider shall provide for or cause the dedication of right-of-way
within the subdivision, as follows:
|
Major Streets
|
Right-of-Way Width as Approved by City Council
|
|---|---|
|
Collector
|
60 feet
|
|
Minor or local street
|
50 feet
|
|
Alley
|
20 feet
|
(b)
The right-of-way, in any event, shall be of such width that side
slopes, if required, would not be steeper than three (3) horizontal
to one (1) vertical within the limits of the dedicated right-of-way.
(2005 Code, sec. 16.1.46)
(a)
The subdivider shall be responsible for design and construction of
all streets within the subdivision development, including all costs
thereof.
(b)
When developing properties abutting state highways, state highway
right-of-way, or land owned by the state for the purpose of highway
construction, the subdivider shall be, regardless of the zoning classification
of his property, responsible for the costs of construction of sidewalks,
curbs and gutters, if any of such are required by the city council.
(c)
The subdivider shall construct all internal streets at the time of
development unless it is determined by the city council, on the recommendation
of the city engineer, that it is not then feasible to do so.
(d)
The city shall require the subdivider to construct or improve that
portion of existing roadways bordering, abutting, or within a proposed
subdivision if such construction is necessary for safe and convenient
travel to or through the subdivision.
(2005 Code, sec. 16.1.47)
(a)
The subdivision plat shall relate each lot to a public street so
that safe and convenient access is assured.
(b)
To minimize traffic hazards from numerous points of access onto major
streets, where any subdivision of single-family detached residences
will abut on or contain an existing or proposed major street, the
plat shall preclude direct vehicular access from any lot to such street.
Where other means of access are not available or permitted, alleys
or private easements for access shall be provided.
(c)
Where a subdivision will abut or contain an existing or proposed
major street, the plat shall provide a minimum number of access points
from each arterial street, so distributed as to afford the safest
and most efficient traffic movement.
(2005 Code, sec. 16.1.48)
(a)
The alignment and design of streets should be such that major streets
have a safe running speed of 40 miles per hour, collector streets
have a safe running speed of 30 miles per hour, and minor streets
have a safe running speed of 20 miles per hour.
(b)
No street intersecting a major street shall vary from 90 degree angle
of intersection by more than 10 degrees.
(c)
The number of minor or local street offsets should be minimized but,
when approved, should offset a minimum distance of one hundred twenty-five
feet (125') on centerlines.
(d)
Horizontal alignment:
(1)
The following minimum centerline radii shall be used in the design
of all street construction:
|
Type Street
|
Minimum Radius
|
|---|---|
|
Major
|
1,000 feet
|
|
Collector
|
600 feet
|
|
Minor or local
|
350 feet
|
(2)
Reverse circular curves having a common tangent shall be separated
by a tangent section in accordance with the following table:
|
Type Street
|
Minimum Tangent Between Curves
|
|---|---|
|
Major
|
200 feet
|
|
Collector
|
100 feet
|
|
Minor or local
|
As approved by city council after recommendation of city engineer
|
(e)
Vertical alignment:
(1)
No streets shall be designed or constructed to a grade of less than
one-half of one percent (0.5).
(2)
No streets shall be designed or constructed with grades in excess
of the following:
|
Type Street
|
Maximum Grade
|
|---|---|
|
Major
|
6.0%
|
|
Collector
|
8.0%
|
|
Local or minor
|
As approved by city council after recommendation of the city
engineer
|
(3)
In order to maintain adequate sight distances, the following minimum
lengths of vertical curves shall be required:
|
Type Street
|
Minimum Vertical Curve Length
|
|---|---|
|
Major
|
50 feet for each algebraic percent difference in grade
|
|
Collector
|
50 feet for each algebraic percent difference in grade
|
|
Local or minor
|
As approved by the city council after recommendation by the
city engineer
|
(4)
The minimum radius for the back of curb on a cul-de-sac shall be
40.5 feet.
(5)
The minimum radius for curb returns at intersections shall be as
follows:
|
Street Type
|
|
|---|---|
|
Major/major
|
35 feet
|
|
Major/collector
|
30 feet
|
|
Collector/collector
|
30 feet
|
|
Major/all others
|
30 feet
|
|
Collector/all others
|
20 feet
|
(f)
In the case of existing topographic features which prohibit the reasonable
use of the above-specified design requirements, consideration will
be given for a variation. A request for such a variation must be made
in writing to the city engineer for his approval and must include
an accurate topographic map of the area in question showing the proposed
design.
(2005 Code, sec. 16.1.49; Ordinance 2021-17 adopted 11/18/21)
(a)
Dead-end streets shall be permitted only where a future extension
or connection is to be made. In such cases, the city council may require
an adequate cul-de-sac.
(b)
Proper provision shall be made for adequate storm drainage at the
ends of dead-end streets.
(c)
Appropriate barricades and other traffic controls shall be installed
by the developer at dead-ends.
(2005 Code, sec. 16.1.50)
There shall be provided at the intersection of all public streets
visibility triangles, each street side thereof having a length of
not less than 25'.
(2005 Code, sec. 16.1.51)
(a)
Private ways.
(1)
The developer may, upon approval by the city council, choose to provide
private ways in the subdivision plans. Construction and maintenance
of private ways shall be the responsibility of the developer and/or
subsequent owners of the property and shall comply with applicable
provisions of this article.
(2)
Gates across private ways shall not be permitted in any development
planned or built after the date of adoption of this subsection.
(b)
Easements.
(1)
Easements for utilities, drainage, and other comparable purposes
shall generally be located along the said [side] or rear lot lines.
(2)
Utility easements shall be a minimum of fifteen feet (15') in width
unless otherwise established by the city council on the recommendation
of the city engineer.
(3)
Drainage easements, under normal conditions, shall be measured from
the centerline of creeks, ditches or drainage channels, and shall
be of a width sufficient to adequately serve the intended purposes.
(4)
The city council may require, in order to facilitate access from
roads to schools, parks, playgrounds, or other nearby roads, perpetual
unobstructed walkway or bikeway easements.
(Adopted by Ordinance 01-10 on 12/31/2001; 2005 Code, sec. 16.1.52)
(a)
The owner shall employ a civil engineer, experienced in street design
and duly licensed to practice in the State of Texas, for the preparation
of street plans and profiles. These plans shall be subject to the
review and acceptance of the city engineer. Construction shall explicitly
follow the approved plans unless specific written concurrence is obtained
from the city engineer or his authorized designee for deviations from
said plans.
(b)
The owner shall employ his own registered public surveyor or civil
engineer to provide construction staking for the street facilities.
The city shall provide inspection services during the construction;
however, such inspection shall be only for the purpose of insuring
that the city-approved plans and specifications are complied with.
In any event, the owner and the owner’s engineer shall retain
responsibility for the design and for insuring that construction is
completed in accordance with the city-accepted plans and specifications.
(2005 Code, sec. 16.5.53)
All the streets shall be constructed by a qualified contractor
employed by the owner. Qualification shall be determined by the city
council based on work history, and qualification requirements shall
be equally applicable to all contractors.
(1)
The contractor shall ensure that the city is notified forty-eight
(48) hours prior to the start of any construction of street facilities.
The contractor shall also insure that, when applicable, proper authorities
of the state department of transportation, franchised utility companies,
railroads or other affected interests are notified of commencement
of construction.
(2)
The paving contractor shall furnish to the city engineer, before
beginning any of the paving operations, three executed sets of the
required three-way contract documents, including payment, performance
and maintenance bonds. The form of these documents shall be provided
to the contractor by the city.
(3)
When no financial participation of the city is involved, a three-party
subdivision contract shall be deemed accepted by the city when: (i)
the city engineer has reviewed the subdivision plans and specifications
and has determined that the same comply with all applicable city standards;
(ii) the city attorney has approved the contract documents as to form;
(iii) the mayor or mayor pro tem has signed the contract on behalf
of the city; and (iv) the city has given the contractor notice to
commence work.
(2005 Code, sec. 16 1.54)
If the owner chooses to construct a wider street than required by the city or by this article, the owner shall pay the entire cost for the street. However, in the event the city is required to participate in the construction costs as provided in this article, the city shall reimburse its proportionate share to the owner upon completion and acceptance of the streets and drainage improvements. If applicable, impact fee offsets or credits may be applied as the city’s proportionate share is accordance with section 10.03.011 in article 10.03 of this code.
(2005 Code, sec. 16.1.55)
(a)
All street paving constructed in connection with the subdivision
or new development within dedicated public right-of-way shall be and
shall remain the property of the city and, after expiration of the
maintenance bonds, shall be maintained by the city.
(b)
If any accessways, open space or recreational areas are to remain
private, such areas shall be maintained by and deeded to a homeowners’
association or a trustee. No plat or master development plan containing
a reservation of private accessway, open space or recreational area
shall be approved until the applicant shall have filed with the city
secretary a declaration of the covenants and restrictions that govern
such association or trustee, and shall have received approval of the
same from the planning and zoning commission and the city council.
Such instrument shall be approved by the city attorney as to legal
form and effect, and by the planning and zoning commission as to the
suitability of the proposed use of the proposed open space and recreational
areas. Notwithstanding the foregoing provisions of this paragraph,
the city council may require maintenance of a private accessway by
means other than those described in this paragraph, after review by
the planning and zoning commission and approval by the city attorney,
when the council deems that such other means are adequate to insure
that maintenance is perpetually at private expense.
(c)
The covenants and restrictions, when submitted, shall provide: for
establishment of the homeowners’ association or trust prior
to the sale of any part of the property; that open space restrictions
and maintenance shall be permanent; that the homeowners are liable
for the payment of maintenance fees and capital assessments; that
unpaid homeowners’ fees and assessments will be a lien on the
property of the delinquent homeowners; that the association or trustee
shall be responsible for liability insurance, taxes and perpetual
maintenance; that membership shall be mandatory for each homeowner
and any successive buyer; and, that each homeowner, at the time of
purchase, shall be furnished with a copy of the approved restrictions
or conditions.
(d)
Approved covenants and restrictions will be recorded in appropriate
county records by the city concurrent with the recording of the final
plat of the property subject to such covenants and restrictions.
(2005 Code, sec. 16.1.56)
(a)
The streets including parkways, shall be excavated to the line and
grade shown on the construction plans accepted by the city engineer.
(b)
Sewer services to be located in the street right-of-way shall be
constructed to the property line, and water services shall be constructed
to a point two feet (2') back of the curb, prior to the preparation
of the street subgrade. All trenches shall be backfilled in accordance
with the city’s standard specifications therefor.
(c)
Standard curb and gutter shall be constructed on both sides of the
street, and in medians, where applicable, including all curbs returns
where required, in accordance with the standard specifications and
to the end of the line and grade shown on the construction plans accepted
by the city engineer.
(d)
Standard pavement widths and sections shall be constructed on prepared
subgrade in accordance with the standard specifications. Pavement
widths shall be measured from back of (curb to back of curb. These
widths shall be as shown in the thoroughfare plan and, where not shown
therein, the minimum widths and thicknesses shall be as shown in table
10.02.233 hereof.
|
TABLE 10.02.233
| |||
|---|---|---|---|
|
Street Classification
|
Minimum Pavement Width
|
Minimum Pavement Thickness
|
Minimum Wheel Loadings
|
|
Local or minor
|
31 feet
|
6 inches*
5 inches**
|
5,000 lbs.
|
|
Collector
|
38 feet
|
7 inches*
6 inches**
|
9,000 lbs.
|
|
Major
|
Directed by city council
|
8 inches*
7 inches**
|
18,000 lbs.
|
|
Alley
|
20 feet
|
5 inches**
|
|
|
*Hot mix asphaltic concrete
|
|
**Portland cement concrete
|
(e)
Where the plasticity index of the natural soil is equal to or exceeds
twenty (20), lime stabilization shall be required. A minimum of six
percent (6%) by weight lime to a depth of eight inches (8") shall
be required. Where the plasticity index of the natural soil is less
than twenty (20) but equal to or greater than fifteen (15), lime stabilization
may be required if, in the opinion of the city engineer, it is necessary
in order to achieve a proper subgrade. Soil samples for determining
the plasticity index of the natural soils shall be taken at locations
specified by the city engineer and shall be paid for by the owner.
At the owner’s option and expense, a lime series may be made
by a qualified testing firm, and lime may then be applied at the optimum
rate indicated by the test.
(f)
When a proper subgrade cannot be constructed in soils having a low
plasticity index, cement stabilization may be required when deemed
necessary by the city engineer.
(g)
All construction shall be in accordance with the Standard Specifications
of Public Works Construction, and all amendments thereto, as adopted
by the North Central Texas Council of Governments.
(2005 Code, sec. 16.1.57)
All private accessways that provide the primary vehicular access
to two or more residential lots to be developed as single-family residences
shall have: a minimum pavement width of twenty (20) feet; a minimum
pavement thickness of five inches (5") of reinforced Portland cement
concrete or six inches (6") hot mix asphaltic concrete over a compacted
base; and, a minimum wheel load of five thousand (5000) pounds.
(2005 Code, sec. 16.1.58)
All private driveways, private accessways, and parking areas
shall comply with the following applicable design and construction
standards:
(1)
Design standards.
(A)
Driveways shall be designed and built in compliance with the minimum
standards contained in table 10.02.235-1.
|
TABLE 10.02.235-1
| |||
|---|---|---|---|
|
Requirements
|
Street Class
|
Residential (SF) Drive
|
Apartment (MF) Commercial Drive
|
|
Throat width
|
Local
|
10-28 feet
|
24-36 feet
|
|
|
Collector
|
10-28 feet
|
24-36 feet
|
|
|
Arterial
|
12-28 feet
|
30-36 feet
|
|
Curb radius
|
Local
|
5-10 feet
|
10-20 feet
|
|
|
Collector
|
10-15 feet
|
15-20 feet
|
|
|
Arterial
|
15 feet
|
20-30 feet
|
|
Minimum centerline spacing along roadway
|
Local
|
15 feet
|
100 feet
|
|
|
Collector
|
15 feet
|
150 feet
|
|
|
Arterial
|
100 feet
|
250 feet (note 1)
|
|
Driveway angle (note 2)
|
|
70-90 degrees
|
90 degrees
|
|
Minimum distance from drive to intersection (note 3)
|
Local
|
30 feet
|
75 feet
|
|
|
Collector
|
50 feet
|
100 feet
|
|
|
Arterial
|
100 feet
|
1880 feet
|
|
Maximum approach grade (note 4)
|
Local & collector
|
+9%
|
+6%
|
|
|
Arterial
|
+6%
|
+3%
|
|
Minimum approach length (note 5)
|
Local & collector
|
6 feet
|
9 feet
|
|
|
Arterial
|
9 feet
|
17 feet
|
|
Notes to table 10.02.235-1:
| |
|---|---|
|
1.
|
Driveways on arterials served by deceleration lanes may be spaced
at 200-foot minimum intervals.
|
|
2.
|
Driveway angle is measured as the intersection of the centerline
of driveway with the future street curbline, and extending a minimum
of twenty feet (20') from the future curbline.
|
|
3.
|
The minimum distance from drive to intersection is the distance
measured from intersection of extended property lines to the centerline
of the driveway.
|
|
4.
|
The maximum approach grade is the percent of slope measured
along the centerline of the driveway from the flow line of the future
curbline.
|
|
5.
|
The minimum approach grade is the minimum distance over which
the maximum grade must be maintained measured from the flow line of
the present or future curb, as determined by the city engineer.
|
(B)
The requirements for throat width and curb radius may be varied by
the board of development review, on the recommendation of the city
engineer, upon a showing by substantial evidence that traffic volumes,
truck usage, shared drives and other factors warrant the variance.
(2)
Construction standards.
(A)
All access drives and parking spaces in SF and MF districts shall
have an all-weather surface consisting of a minimum of six inches
(6") of limestone base course or equivalent (four inches of base over
lime or cement treated subgrade) constructed in accordance with division
4, Standard Specifications for Public Works Construction, North Central
Texas, as amended.
(B)
All nonresidential access drives, off-street parking areas, and loading
berths, together with aisles and maneuvering areas for vehicles, shall
be connected to a public street, and shall have a paved surface of
not less than five inches (5") of steel reinforced Portland cement
concrete over a subgrade compacted to ninety-five percent (95%) of
Standard Proctor, or four inches (4") of hot mix asphaltic concrete
over either six inches (6") of limestone base course, or six inches
(6") of lime or cement treated subgrade, all in accordance with division
4 and 5, Standard Specifications for Public Works Construction, North
Central Texas, as amended.
(C)
The minimum dimensions for parking spaces and maneuvering aisles shall be as shown in table 10.02.235-2. See section 14.02.479 for landscaping and island criteria.
|
TABLE 10.02.235-2. MINIMUM PARKING AREA REQUIREMENTS FOR TYPICAL
PARKING ANGLES
|
|---|
|
Note: All parking stalls for angle parking are 18' long. All
dimensions are expressed in feet.
|
|
Parking Angle
(degrees)
|
Stall Width
|
Lane Depth
|
Aisle Width
|
Sum Aisle +2
|
Sum Overlapping Lane
|
Curb Length for “N” Cars
|
|---|---|---|---|---|---|---|
|
0
|
a - 10
|
10.0
|
12.0
|
32.0
|
c
|
N x 21
|
|
|
b - 9
|
9.0
|
12.0
|
31.0
|
c
|
N x 21
|
|
30
|
10
|
17.7
|
12.0
|
47.4
|
38.7
|
2.82 + (N x 20)
|
|
|
9
|
16.8
|
12.4
|
46.0
|
38.2
|
3.82 + (N x 18)
|
|
45
|
10
|
19.2
|
15.4
|
53.8
|
46.8
|
7.07 + (N x 11.11)
|
|
|
9
|
18.5
|
15.4
|
52.6
|
46.2
|
7.77 + (N x 12.24)
|
|
60
|
10
|
20.0
|
20.2
|
60.8
|
55.8
|
7.44 + (N x 11.56)
|
|
|
9
|
19.9
|
20.2
|
60.0
|
55.4
|
7.40 + (N x 10.40)
|
|
60 28
|
10
|
20.4
|
20.0
|
60.8
|
55.8
|
6.70 + (N x 11.18)
|
|
2/1 angle
|
9
|
19.9
|
20.4
|
60.2
|
55.4
|
6.90 + (N x 10.02)
|
|
90
|
10
|
18.0
|
26.0
|
62.0
|
c
|
N x 10
|
|
Right angle
|
9
|
18.0
|
26.0
|
62.0
|
c
|
N x 9
|
|
a: Minimum stall width for SF and ME accessory parking.
|
|
b: Minimum stall width for parking space provided for other
than dwelling units.
|
|
c: Parking lanes do not overlap for parallel or right angle
parking.
|
(2005 Code, sec. 16.1.59)
