ARTICLE 10.400 STANDARDS AND REQUIREMENTS

All street widths in subdivisions shall conform to the major thoroughfare plan and shall be as follows:

Street or Thoroughfare Type	ROW Width	Pavement Width (F-F)*
Arterial	120-ft	33-ft (each direction)
Major Collector	70-ft	48-ft
Collector	60-ft	36-ft
Residential	50-ft	26-ft

*	Pavement widths are face of curb to face of curb.

All necessary street rights-of-way shall be dedicated as part of the platting process and shall be dedicated to the city without cost.

Existing streets shall be continued with the same or greater right-of-way and pavement widths as the existing streets being connected where practical, as determined by the planning and zoning commission. Street names shall also be continued for extended streets.

Dead-end streets may be platted where the land adjoining the proposed plat has not been developed and the opportunity exists for future extension of the proposed street and shall not exceed one hundred fifty (150') feet. In the event that such proposed street exceeds one hundred fifty (150') feet in length or one lot width, from the nearest street intersection, the street will be provided with an approved cul-de-sac, turn-around either permanent or temporary (defined as permanent quality), having a minimum right-of-way radius of fifty (50') feet.

Where streets within the proposed subdivision are dictated by lot design to be cul-de-sac, such cul-de-sac streets shall be provided with a permanent cul-de-sac having a minimum right-of-way radius of fifty (50') feet and shall not exceed six hundred (600') feet in length except in circumstances dictated by topography and existing development. Future streets that may offer a second point of access shall not be considered when measuring the length of cul-de-sac until the street is actually constructed. In situations where cul-de-sacs exceed the prescribed length by more than five (5%) percent, a combination of the following based on the number of lots and dwelling units will be considered as a mitigating measure:

(A)

a secondary emergency entrance/exit;

(B)

widening of the street and enlarging the cul-de-sac turn around;

(C)

addition of fire hydrants; and

(D)

looped water system.

Roadways shall be designed with regard for all topographical features lending themselves to design and layout of utilities.

(7)

In platting the subdivision, the developer shall dedicate all the necessary right-of-way for the existing and proposed streets as shown on the proposed plat in accordance with the major thoroughfare plan or other plans approved by the city, at no cost to the city.

(8)

All streets shall be constructed in the dedicated right-of-way as required by the major thoroughfare plan. If a street as shown on the major thoroughfare plan is located in the interior of the subdivision, the developer shall construct the entire width of the roadway. Streets which dead-end at utility rights-of-way intended for future extension across these rights-of-way shall be constructed to the center of the right-of-way as required by the major thoroughfare plan for half the distance across the rights-of-way. Where streets are dedicated adjacent to undeveloped land and the property line is normally the centerline of the street, the developer shall dedicate the necessary right-of-way.

(9)

All new streets and median openings and left-turn lanes, constructed in existing streets to serve dedicated streets in a development, or to serve private drives, shall be paved to city standards, inspected by city inspectors and paid for by the developers.

(10)

Acceleration and deceleration lanes shall be constructed to the same standards as the adjoining streets, and cost of construction shall be the developer’s responsibility.

(11)

All curve ramps shall be constructed by the developer in accordance with the City Standards prior to acceptance of the subdivision.

(12)

At a signalized intersection in which one public street terminates at the intersection of a connecting cross street, a private driveway shall not be placed on the cross street so as to be in alignment with the terminating street. However, an exception to this requirement may be considered when it is demonstrated that the location of the proposed drive, at the intersection, is the only acceptable access point due to spacing requirements and other design standards.

(13)

A public cross access easement shall be required between adjacent lots fronting on an arterial street in order to minimize the number of access points and facilitate access between and across individual lots and any other location where existing lot widths are not sufficient to allow individual driveways per the City’s driveway criteria. The location shall be approved by the City. Minimum easement width shall be twenty-four (24) feet and the length shall be the full width of the lot fronting the roadway. This standard is required and must be shown on all preliminary plats and final plats.

(b)

Alleys.

All residential subdivisions shall be provided with concrete alleys at the rear of the lots unless a waiver is granted pursuant to this chapter. Alleys shall be required in all new developments and replatting of existing subdivisions unless expressly waived because of drainage, topographical features, or other existing conditions which preclude the use of an alley in a particular location. The alleys shall be dedicated to the city as part of the final plat.

In the event the developer is prevented from providing rear alleys on a particular street due to topography or street layout, those lots which cannot provide alleys shall be restricted to side or rear entry garages. No residence garage opening may face the street.

Alleys shall have a minimum right-of-way width of fifteen (15') feet and shall have a minimum pavement width of ten (10') feet constructed in accordance with the Transportation Design Manual.

Alleys shall have a minimum right-of-way width of fifteen (15') feet and shall have a minimum pavement width of ten (10') feet constructed in accordance with the City Standards[.]

(c)

Sidewalks.

Concrete sidewalks are required for all streets, unless waived by the city council at time of preliminary plat approval.

Sidewalks located on residential streets shall be five (5') feet in width, located within the street right-of-way and constructed in accordance with the Transportation Design Manual. Non-residential streets may be required at discretion of the City Engineer.

Sidewalks located adjacent to commercial property and all designated arterial or collector streets, as shown in the major thoroughfare plan shall be six (6') feet in width within the street right of-way and constructed in accordance with the City Standards.

Sidewalks adjacent to arterial or collector streets shall be constructed at the time the street is constructed. All other sidewalks shall be constructed at the time the residence or development is permitted; however, the developer will be required to construct all curve ramps with paving contractor.

A sidewalk, which will adjoin a lot or tract in a subdivision that will not be developed or is not developable, must be installed at the time the adjoining street is constructed. This shall include the sidewalk along the front street and side street, if on a corner.

(d)

Street Appurtenances.

Generally.

The cost and installation of the following items are the responsibility of the property owner and/or developer and are required at the time the infrastructure improvements are constructed:

(A)

Streetlights (or street lights).

(B)

Traffic signals.

(C)

Traffic signs, street name blades and poles.

(D)

Pavement markings.

(E)

Temporary traffic-control devices for use during construction.

Streetlights.

The property owner and/or developer is responsible for engineering, material, installation and activation of streetlights as required by the approved street lighting plans. All plan approvals and construction scheduling must be coordinated through the city's development services department director or designee. Streetlights must be an approved Oncor Light Emitting Diode (LED) fixture.

Traffic Signals.

When the area being platted adds a driveway or street approach to an existing signal, the signal hardware must be modified to serve the development. The property owner and/or developer is responsible for engineering, material and construction of the upgrade to the existing signal.

Traffic Signs and Street Name Blades.

The property owner and/or developer shall supply, erect and install all of the required traffic signs, poles and street name blades as determined by the development services department director of designee. All signs must meet the standards of the department of development services' adopted Paving (Transportation) Manual. The property owner and/or developer is responsible for supplying all necessary poles, hardware and concrete to complete the sign assembly installation.

Paving Markings.

The property owner and/or developer shall install pavement markings necessary to serve the property being platted in accordance with the approved plans.

Traffic-Control During Construction.

The property owner and/or developer is responsible for installing and maintaining all necessary barricades, temporary signs, pavement transitions and pavement markings to safely convey traffic through the construction area in accordance with the Texas Uniform Traffic-Control Device Manual, State Department of Highways and Public Transportation and the Department of Development Services' Paving (Transportation) Manual.

(e)

Storm Sewers - All Developments.

An adequate storm sewer system consisting of inlets, pipes, culverts, and/or excavated channels or natural creeks and other drainage structures shall be constructed with the subdivision. The developer shall bear the cost of all channel excavation, pipes, culverts, inlets, laterals, headwalls, manholes, junction structures, and all other items required to complete the system.

The developer shall be responsible for all the costs of storm drainage systems where a pipe of seventy-two (72) inches in diameter or less is installed.

In general, underground drainage shall be constructed in rights-of-way and drainage easements. As an alternate and upon approval by the City engineer, the developer may construct, excavate, or reconstruct, at the developer’s expense, an open channel. The proposed channel shall be constructed in accordance with the Drainage and Stormwater Pollution Prevention Design Manual.

All channels shall be provided with dedicated drainage easements covering the floodway areas as defined by the Drainage and Stormwater Pollution Prevention Design Manual. All lots platted adjacent to the channel shall include the required drainage easement. Where possible, the property line division between lots shall be the center of the constructed channel.

§ 10.404 Water and Wastewater Extensions.

If a developer chooses to construct an open channel or maintain a channel in its existing condition, the following conditions shall be met:

(A)

Creeks or excavated channels with side slopes of 4:1 or less shall be maintained by the adjacent owner(s); and

(B)

Creeks or channels with greater slopes shall be maintained by the adjacent owners through an organized entity, owner association, public improvement district, condominium agreement, or other means. The City shall, through written agreement with the operating entity, have access for emergency purposes, but in no case shall the City be responsible for channel maintenance.

(C)

Lakes, detention ponds, and retention ponds may be constructed in all areas to be maintained by the owner, subject to approval by the City engineer. Dedication of an easement to the City is required to provide access for emergency purposes.

(D)

Other innovative drainage concepts will be considered subject to review and approval by the City engineer and City Council.

(f)

Lakes, detention ponds, and retention ponds may be constructed in all areas to be maintained by the owner, subject to approval by the city engineer. Dedication of an easement to the city is required to provide access for emergency purposes.

(g)

Other innovative drainage concepts will be considered subject to review and approval by the city engineer and city council.

(Ordinance 1413-01 adopted 4/17/01; Ordinance 1634-05, sec. 1, adopted 7/5/05; Ordinance 2254-21 adopted 11/16/21; Ordinance 2322-23 adopted 5/16/2023; Ordinance 2446-25 adopted 8/5/2025)

(a)

Water and Sewer; General Provisions

All water and wastewater utilities shall be required to extend across the full width of the last lot platted on each street proposed within the subdivision, in such an alignment that it can be extended to the next property in accordance with the master water and sewer plans for the city. Properties already served by water and sewer shall not be required to install additional facilities unless the current lines are not of adequate capacity to serve the proposed development, in which case the developer shall be required to install adequate facilities.

Every lot of the plat shall have direct access to the water and sewer system. Utility service shall be from a water/wastewater main located in an abutting right-of-way or through easements from the lot to a water/sewer main.

(b)

Water

No water main shall be extended unless the diameter of any such extended main is a minimum of eight (8") inches in diameter. Larger mains may be required per the water master plan.

The water system shall be looped. Dead-end mains, if permitted, shall not exceed six hundred (600') feet. Single feeds may be permitted with the approval of the city engineer. Single feeds shall provide for looping in the future.

The spacing and location of all fire hydrants shall comply with the provisions of the fire code and the Water and Wastewater Design Manual adopted by the city.

The developer will bear the total cost of on-site mains, with sizes to be determined by the city, except that the city may pay for the increment of cost of water and sewer mains over twelve inches (12") in diameter provided that such mains are required as a part of the water master plan; and if a part of the capital improvement plan for the city, and if funds become available. The increment of the cost borne by the city shall be determined on the basis of percentage difference between the twelve inch (12") water or sewer mains and the larger size required.

(c)

Wastewater

No wastewater main shall be extended unless the diameter of such extended main is a minimum of six (6") inches inside the subdivision. Larger mains may be required per the wastewater master plan. The city may participate in the cost of oversizing water mains, if a part of the capital improvement plan for the city and if funds become available.

In locations where wastewater service is not available, as determined by the city engineer, an individual sewage disposal system of a type approved by the building official may be installed in conformance with the plumbing code adopted by the city as applicable, and the requirements of Dallas County and the Texas Natural Resources Conservation Commission.

(Ordinance 1413-01 adopted 4/17/01)

§ 10.405 Provision of Amenities.

When amenities are proposed as a part of a subdivision and are owned and maintained by owners in common or through an association of owners, or where the amenities are to be dedicated to the city and are to be maintained publicly or privately through agreement with the city, the city may require the following:

Plans and illustration of the proposed amenities;

Cost estimates of construction, maintenance and operating expenses;

Association documents, deed restrictions, contracts and agreements pertaining to the amenities; and

Provision of surety as required for maintenance and other expenses related to the amenities.

The design of amenities shall conform to the city's guidelines for residential amenities as adopted by the city council.

§ 10.406 Mandatory Homeowners' Association.

All amenities to be placed on land dedicated to the city, or involving the potential use of public funds for maintenance and/or operation shall require city council approval prior to approval of the preliminary plat. The city council may deny any such amenities at its sole discretion.

(7)

All such amenities must be completed and in place prior to acceptance of the public improvements and prior to final release of certificate of occupancy and occupying of residential structures.

(8)

Any subdivision creating an area or amenity to be owned in common by the owners of lots within the subdivision shall require the establishment of a mandatory owners and/or homeowners' association prior to the approval of the final plat.

(Ordinance 1413-01 adopted 4/17/01)

(a)

Applicability.

When a subdivision contains streets, sewers, sewage treatment facilities, water supply systems, drainage systems or structures, parks, landscaping systems or features, irrigation systems, screening walls, living screens, buffering systems, subdivision entryway features (including monuments or other signage), or other physical facilities or grounds held in common that are not to be maintained by the city, the city may require the establishment and creation of a mandatory homeowners' association to assume and be responsible for the continuous and perpetual operation, maintenance and supervision of such facilities or grounds.

(b)

Responsibilities.

Such mandatory homeowners' associations shall be responsible for the continuous and perpetual operation, maintenance and/or supervision of landscape systems, features or element located in parkways, common areas, between screening walls or living screens and adjacent curbs or street pavement edges, adjacent to drainage ways or drainage structures, or at subdivision entryways. Subdivision entryway treatments or features shall not be allowed unless a mandatory homeowners' association as required herein is established and created. The city shall be responsible for the repair of landscape systems, features or elements damaged by city initiated utility work in dedicated easements. Other damage occurring during utility repairs will be the responsibility of the appropriate utility company.

(c)

Purpose.

A homeowners' association shall be established and created to assume and be responsible for the continuous and perpetual operation, maintenance and supervision of landscape systems, features or elements located in parkways, common areas between screening walls or living screens and adjacent curbs or street pavement edges, adjacent to drainage ways or drainage structures or at subdivision entryways, open space common areas or properties including but not limited to: landscape features and irrigation systems, subdivision entryway features and monuments, private amenity center, playgrounds, pavilions, ponds, detention ponds, off-street parking for the private amenity center, swimming pool, exercise trail, private neighborhood park and related amenities.

(d)

Dedications To Homeowners' Association.

All open space and common properties or areas, facilities, structures, improvements systems, or other properties that are to be operated, maintained and/or supervised by the homeowners' association shall be dedicated by easement or deeded in fee simple ownership interest to the homeowners' association after construction and installation as applicable by the owner and shall be clearly identified on the record final plat of the property.

(e)

Approval.

A copy of the agreements, covenants and restrictions establishing and creating the homeowners' association must be approved by the planning and zoning commission based on recommendation of city attorney prior to the approval of the final plat of the subdivision and must be filed of record with said final plat in the plat records of the county. The final plat shall clearly identify all facilities, structures, improvements systems, areas or grounds that are to be operated, maintained and/or supervised by the homeowners' association.

(f)

Contents of Homeowners' Association Agreements.

At a minimum, the agreements, covenants and restrictions establishing and creating the homeowners' association required herein shall contain and/or provide for the following:

Definitions of terms contained therein;

Provisions acceptable to the city for the establishment and organization of the mandatory homeowners' association and the adoption of by-laws for said homeowners' association, including provisions requiring that the owner(s) of any lot or lots within the applicable subdivision and any successive purchase(s) shall automatically and mandatorily become a member of the homeowners' association;

The initial term of the agreement, covenants and restrictions establishing and creating the homeowners' association shall be for a twenty-five (25) year period and shall automatically renew for successive ten (10) year periods and the homeowners' association may not be dissolved without the prior written consent of the city;

Provisions acceptable to the city to ensure the continuous and perpetual use, operation, maintenance and/or supervision of all facilities, structures, improvements, systems, open space or common areas that are responsibility of the homeowners' association and to establish a reserve fund for such purposes;

Provisions prohibiting the amendment of any portion of the homeowners' association's agreements, covenants or restrictions pertaining to the use, operation, maintenance and/or supervision of any facilities, structures, improvements, systems, area or grounds that are the responsibility of the homeowners' association without the prior written consent of the city;

The right and ability of the city or its lawful agents, after due notice to the homeowners' association, to remove any landscape systems, features or elements that cease to be maintained by the homeowners' association; to perform the responsibilities of the homeowners' association and its board of directors if the homeowners' association fails to do so in compliance with any provisions of the agreements, covenants or restrictions of the homeowners' association or of any applicable city codes or regulations; to assess the homeowners' association for all costs incurred by the city in performing said responsibilities if the homeowners' association fails to do so; and/or to avail itself of any other enforcement actions available to the city pursuant to state law, city codes or regulations; and

(7)

Provisions indemnifying and holding the city harmless from any and all costs, expenses, suits, demands, liabilities or damages including attorney's fees and costs of suit, incurred or resulting from the city's removal of any landscape systems, features or elements that cease to be maintained by the homeowners' association or from the city's performance of the aforementioned operation, maintenance or supervision responsibilities of the homeowners' association due to the homeowners' association's failure to perform said responsibilities.

(g)

Notice to Purchasers.

Builders are required to post notice in a prominent place in all model homes, sales offices and on all open space areas larger than 20,000 square feet stating that a property association has been established and membership is mandatory for all property owners. The notice shall state at a minimum that the builder shall provide any person upon their request the association documents and a five (5) year projection of dues, income and association expenses.

(h)

Maintenance Reserve Fund.

Prior to the transfer of the control of the homeowners' association to the lot owners, the developer must provide a reserve fund equivalent to two months' dues based on full homeowners' association membership.

(i)

Property Association Activation.

Concurrent with the transfer of the homeowners' association, the developer must transfer to the homeowners' association control over all utilities related to property and amenities to be owned by the homeowners' association. The developer must also disclose to the homeowners' association the total cost to date related to the operation and maintenance of common property and amenities.

(Ordinance 1413-01 adopted 4/17/01)

§ 10.407 Design Standards.

The following design standards and specifications are incorporated by reference into this chapter:

City of DeSoto Drainage and Stormwater Pollution Prevention Design Manual, Transportation Design Manual, and Water and Wastewater Design Manual adopted by ordinance from time to time.