(a)
The arrangement, character, extent, width, grade and location of
all streets shall conform to the City of Hutchins master thoroughfare
plan and shall be considered in their relation to existing and planned
streets, to topographical conditions, to public safety and in their
appropriate relation to the proposed uses of the land to be served
by such streets.
(b)
When such street is not on the master thoroughfare plan, the arrangement
of streets in a subdivision shall either:
(1)
Provide for the continuation or appropriate protection of existing
streets in surrounding areas; or
(2)
Conform to a plan for the neighborhood approved or adopted by the
commission to meet a particular situation where topographical or other
conditions make continuance or conformity to existing streets impracticable.
(c)
Minor streets shall be so laid out that their use by through traffic
will be discouraged.
(d)
Where a subdivision abuts or contains an existing or proposed arterial
street, the commission may require marginal access streets, reverse
frontage, deep lots with rear service alleys, or such treatment as
may be necessary for adequate protection to residential properties
and to afford separation of through and local traffic.
(e)
Reserve strips controlling access to streets shall be prohibited
except where their control is definitely placed in the city under
conditions approved by the commission.
(f)
Street jogs with centerline offsets of less than one hundred and
twenty-five (125) feet shall be avoided.
(g)
Arterial street intersections shall be at ninety (90) degree angles.
Other street intersections shall be laid out so as to intersect as
nearly as possible at right angles, and no street intersect at less
than sixty degrees (60°).
(h)
Street right-of-way widths shall be as shown on the master thoroughfare
plan and where not shown therein shall be, not less than as follows:
(1)
Major thoroughfares - maximum one hundred twenty (120) feet with
a typical one hundred (100) foot minimum, depending upon the location
and the city street plan with which the major thoroughfare is to be
connected.
(2)
Secondary thoroughfare - Sixty (60) feet (min).
(3)
Minor residential street - Fifty (50) feet.
(4)
Access or service road - Forty (40) feet.
(5)
Minor street in apartment, commercial or industrial areas - Sixty
(60) feet.
(i)
Half streets shall be prohibited, except when essential to the reasonable
development of the subdivision in conforming with the other requirements
of these regulations, and where the commission finds it will be practical
to require the dedication of the other one-half when the adjoining
property is subdivided. Whenever a partial street exists along a common
property line, the other portion of the street shall be dedicated.
Where part of a street is being dedicated along a common property
line and the ultimate planned width is fifty (50) feet, the first
dedication will be thirty (30) feet; where the ultimate planned width
is sixty (60) feet, the first dedication will be thirty-five (35)
feet.
(j)
A cul-de-sac shall not be longer than six hundred (600) feet and
at the closed end shall have a turn-around provided for, having an
outside roadway pavement diameter of at least eighty (80) feet and
a street property line diameter of at least one hundred (100) feet.
(k)
New streets of like alignment shall bear the names of existing streets
and shall be dedicated at equal or greater widths than the existing
streets. No street names shall be used which will duplicate or be
confused with the names of existing streets. Street names shall be
subject to the approval of the commission.
(l)
All new streets dedicated within a subdivision shall be improved
in accordance with specifications and design standards of the City
of Hutchins.
(m)
Where traffic conditions require, traffic engineering studies may
be required by the commission from the developer to provide technical
data.
(1992 Code, sec. 9.401)
(a)
Alleys shall be provided in commercial and industrial districts,
except that the commission may waive this requirement where other
definite and assured provision is made for service access, such as
off-street loading, unloading and parking consistent with and adequate
for the use proposed. Service alleys in commercial and industrial
districts shall be a minimum twenty-five (25) feet in right-of-way
width.
(b)
In residential districts, alleys when provided shall be parallel,
or approximately parallel, to the frontage of the street. Alleys in
residential districts shall be a minimum of fifteen (15) feet in right-of-way
width and must be paved ten (10) feet in width. The construction standards
established in the general design standards shall be followed.
(c)
Where the deflection of alley alignment exceeds thirty (30) degrees,
a cutback of a minimum fifteen (15) feet or of such greater distance
to provide safe vehicular movement shall be established on the inside
property line and the alley if provided shall have the paving cutback
in the same manner.
(d)
Dead-end alleys shall be avoided where possible, if unavoidable,
shall be provided with adequate turn-around facilities at the dead-end
as determined by the commission.
(1992 Code, sec. 9.402)
(a)
Easements may be provided at the rear of lots, when alleys are not
provided. These easements may be located so as to be running parallel
or approximately parallel to the frontage of the street. All easements
in residential districts shall be a minimum of fifteen (15) feet in
width. Any easements so established shall be maintained by the responsible
parties who utilize the designated easement strip.
(b)
Easements across lots or centered on side lot lines shall be provided
for utilities where necessary and shall be of such widths as may be
reasonably necessary for the utility or utilities using same.
(c)
Where a subdivision is traversed by a water course, drainage way,
channel or street, there shall be provided a storm easement or drainage
right-of-way conforming substantially with such course and of such
additional width as may be designated by the chief administrative
officer, that will be reasonably adequate for the purpose. Parallel
streets or parkways for access and maintenance may be required in
connection with this. The drainage way shall be designed to eliminate
erosion of adjoining property and to facilitate routine maintenance.
(1992 Code, sec. 9.403)
(a)
The length, width and shapes of blocks shall be determined with due
regard to:
(b)
In general, intersecting streets, determining the blocks, lengths
and widths shall be provided at such intervals as to serve cross traffic
adequately, and to meet existing streets or customary subdivision
practices. Where no existing subdivision controls, the block lengths
shall not exceed one thousand six hundred (1,600) feet and shall generally
be one thousand (1,000) to one thousand two hundred (1,200) feet in
length. Where no existing subdivision controls, the blocks shall not
be less than five hundred (500) feet in length; however, in cases
where physical barriers or property ownership creates conditions where
it is appropriate that these standards be varied, the length may be
increased or decreased to meet the existing conditions having due
regard for connecting streets, circulation of traffic and public safety.
(c)
Where blocks in the vicinity of a school, park, or shopping center
are platted one thousand (1,000) feet or longer, the commission may
require a sidewalk, with easement, near the middle of the block or
at a street that terminates between the streets at the ends of the
block. The walkway shall not be less than four (4) feet or more than
eight (8) feet in width, shall extend through the block from sidewalk
to sidewalk, or to rear property line if no street. Where no existing
subdivision controls, the block width or depth shall be platted to
give lots with a depth to width ratio of generally not more than two
and one-half (2-1/2) to one (1) and in no case more than four (4)
to one (1), and the platting shall be such that the block width or
depth generally shall not exceed three hundred fifty feet (350') nor
be less than two hundred fifteen (215) feet. When possible, the block
width and length shall be such to allow two (2) tiers of lots back
to back to an alley.
(d)
Pedestrian walks not less than four (4) feet wide shall be provided
around the perimeter of all blocks.
(1992 Code, sec. 9.404)
(a)
Lots shall conform to the minimum requirements of the established
zoning district.
(b)
Each lot shall face on a public street.
(c)
Where corner lots are key lots, that is where lots face the frontage
street and also other lots face the side street, the corner lot shall
have a front building line on both streets, unless said key lot is
separated from other lots by a dedicated street or alley.
(d)
Key lots or irregular shaped lots shall have sufficient width at
the building line to meet frontage requirements of the appropriate
zoning district. Also, the rear width shall be sufficient to provide
access for all utilities including garbage collection, but not less
than ten (10) feet.
(e)
No lot shall be platted less than one hundred (100) feet in depth
except where such lots are permitted by the zoning ordinance. In cases
where an irregular shaped tract is platted into lots and a remnant
piece of property is of sufficient area to plat one or more lots,
the commission may waive the depth requirement to prevent a hardship
on the developer.
(f)
Side lot lines shall be substantially at right angles or radial to
street lines.
(g)
Double frontage and reverse frontage lots should be avoided except
where essential to provide separation of residential development from
traffic arteries or to overcome specific disadvantage of topography
and orientation. Where lots have double frontage, a front building
line shall be established for each street.
(h)
It shall be lawful to increase the size of lots from that originally
platted, provided further that final plat is submitted in accordance
with the requirements of a final plat as contained hereinabove; provided
that V.T.C.A., Local Government Code, ch. 212, is complied with.
(i)
In areas where city sewer is not immediately available, a lot shall
be platted of such area as to meet the minimum requirements of the
City of Hutchins pertaining to septic tank operation. The minimum
area at any lot not served by city sewer shall be twelve thousand
(12,000) square feet.
(j)
No lot shall be replatted to reduce the size of the lots originally
platted by a common dedicator, unless the consent of all the property
owners in the same addition has been obtained and provided that V.T.C.A.,
Local Government Code, ch. 212, is complied with. Such required consent
may be implied where another lot or lots in the addition as recorded
have already been subdivided and built upon in the manner prescribed
above. No lot will be reduced in width below a sixty (60) foot frontage
with an area of seven thousand two hundred (7,200) square feet, except
for property having a local retail, commercial or manufacturing zoning
classification and not for residential use.
(k)
When an applicant exhibits a duly executed and recorded deed covering
a lot having dimensions of fifty (50) feet by one hundred twenty (120)
feet or more which has been sold by metes and bounds prior to the
passage of this article and such lot is being assessed for city taxes
and conforms to the established lot pattern and zoning classification
in the block where located, then a building permit may be issued provided
the requested use of such property conforms to the permanent zoning
of the property covered by the application.
(l)
Subdivision plats for housing projects, apartment areas, shopping
centers and industrial districts will be required in all cases. Additionally,
site plans identifying all elements of the project plans shall be
filed with the City of Hutchins for approval by the commission as
required by the zoning ordinance.
(1992 Code, sec. 9.405)
Building lines shall be shown on the final plat on all lots
intended for business and residential use and shall provide the minimum
setback as required by the zoning ordinance.
(1992 Code, sec. 9.406)
