5.1.3 
Adequate public facilities.
All land proposed for development, redevelopment, or use conversions in the City must be adequately served by essential public facilities and services. No construction or development plans will be approved unless and until adequate public facilities necessary to serve the development exist or until provision has been made for the facilities per Chapter 53, "Adequate Public Facilities" of the Land Development Code.
a) 
All streets, curbs, gutters, sidewalks, bridges, culverts, enclosed storm sewers, open drainage ditches and drainage structures, water and sanitary sewer lines, and other public improvements and utilities (collectively referred to in this section as "improvements") necessary for the health, safety, and welfare of the city are required to be installed or constructed within a subdivision or plat, and shall be installed and constructed in accordance with the city's standards and specifications currently in effect at the time the plat is filed. Specifications for improvements shall be as reasonably determined by the director of the Capital Improvement Program ("CIP") department or designee.
b) 
Prior to the construction of the improvements listed in subsection (a) above, the person or entity constructing the improvements shall:
1) 
Give at least five (5) work days' notice to the director of the Capital Improvement Program ("CIP") department or designee prior to the start date of construction;
2) 
Confirm that the plans to be followed are those which have been approved by the director of CIP, or designee, or that any changes thereto are approved in writing by the director of CIP, or designee;
3) 
Provide to the director of CIP, or designee, the performance, maintenance, and payment bonds for the improvements in the same amounts as if the city were engaging a contractor to do the work. The city shall be a named beneficiary on these bonds;
4) 
Provide to the director of CIP, or designee, any soil tests deemed appropriate by the director of CIP, or designee;
5) 
Provide a signed acknowledgment that prior to acceptance of the improvements by the city, the person or entity must pay any fees for reasonable tests deemed appropriate by the director of CIP, or designee, including water usage, and must pay for city's actual cost to review submittals and designs, to process plans, and to inspect the public infrastructure improvement at an hourly rate as determined in the city's Consolidated Fee Schedule for the estimated actual direct time of the city's employee performing those services; and
6) 
Provide a signed acknowledgment that timely notice will be given to the director of CIP, or designee, for the purposes of inspecting the work on the improvements, and that the work site will be made available for the city's inspectors as needed.
c) 
Outside city. All streets, curbs, gutters, sidewalks, bridges, culverts, enclosed storm sewers, open drainage ditches and drainage structures and other public improvements required to be installed or constructed within a subdivision or plat outside the city but within five (5) miles of the corporate limits of the city shall be installed and constructed in accordance with the standards and specifications therefor adopted by the city or the commissioner's court of the county, whichever may have jurisdiction over the specific matter.
5.1.4 
Connection to public utilities.
a) 
In a situation where a plat is required, until said plat has been approved and the applicant or owner has constructed the streets, curbs, gutters, paving, sidewalks, utilities and drainage facilities therein, in the manner provided in this chapter and other applicable ordinances of the city, and said facilities have been accepted by the city engineer, it shall be unlawful for any official of the city to serve or connect any public utilities owned, controlled or distributed by the city to any land, or any part thereof, covered by a plat, or to the owners or purchasers of the land, or any part thereof.
b) 
Until all the streets, utility and drainage facilities are constructed, in the manner provided in this chapter and other applicable ordinances of the city, and have been accepted by the city engineer, building permits shall be withheld, except when the following conditions are met:
1) 
Approved road access is within one hundred fifty (150) feet of the property boundary; and
2) 
An existing approved fire hydrant is located within three hundred (300) feet of the proposed building.
c) 
Foundation permits may be issued for lots prior to completion of street, utility, and drainage facilities, provided that approved road access is available to the subject lots.
d) 
Undergrounding utilities.
1) 
Generally.
Utility service placed within developments for which subdivision plats were approved by the city after March 3, 2011, shall conform to the requirements of this section.
2) 
Definitions.
a. 
Utility service shall mean electrical and communication distribution and service, such as electrical, telephone, internet, and television service or similar service, in which lines, cables, or wires are used for distribution or delivery of the utility service to the end user of such service. Utility service shall not include an electric transmission system or electric feeder lines.
b. 
Electric transmission system shall mean all conductors, circuit breakers, switches, and related facilities and appurtenances of the electric transmission system rated to deliver 69 kV or above.
c. 
Electric feeder lines shall mean all electrical lines that emanate from substations to distribute power throughout an area and not to an end user of electric service.
3) 
Residential, commercial, and industrial.
Utility service for residential subdivision, multi-family, commercial, and industrial developments shall be installed and maintained underground in compliance with applicable utility service regulations.
4) 
Auxiliary equipment; street and site lighting equipment.
In those areas in which utility service is required by this section to be placed underground, the following equipment shall be pad-mounted on grade or placed underground:
a. 
Auxiliary equipment for such utility service, such as transformers, connection enclosures, switching devices, and amplifiers; and
b. 
Street and site lighting equipment, except for the poles to which the lights are affixed.
5) 
Cost.
The cost of installing utility service underground shall be the responsibility of the property owner or the developer who is seeking utility service for their property. The provisions of this section shall not be construed to require the city or the utility company to bear the additional cost of placing utility service underground.
6) 
Temporary service.
Temporary utility service to construction sites may be provided by overhead means, provided that when underground utility service to the entire subdivision is completed, such overhead electrical lines and facilities will be promptly removed.
(Ordinance 2023-10804, § 1, adopted 9/14/2023; Ordinance 2025-11166 adopted 8/28/2025)
5.2.2 
Subdivision name.
New plats shall be named so as to prevent conflict with identical or similar names of plats previously approved by the city. All plat names shall be subject to review by the city.
5.2.3 
Lot and block numbering.
New plats shall be named so as to prevent conflict with identical or similar names of plats previously approved by the city. All plat names shall be subject to review by the city.
5.3.1 
Generally.
a) 
Residential plats shall be designed to create desirable neighborhoods with peace, quiet, safety and beauty wherein high residential values may be maintained over a long period of time.
b) 
Commercial or industrial plats shall be designed to create safe, accessible and useful business and manufacturing districts which present a minimum of disturbance and annoyance to residential properties and to the traffic flow on major streets and highways. Plat design should place emphasis upon utility and spaciousness, allowing for automobile parking and for the movement of heavy vehicles, and the retention of natural features, and the inclusion of landscaping.
c) 
Every plat including within its boundaries property within an area of special flood hazard under Land Development Code Chapter 47 (Flood Damage Prevention) shall be designed in accordance with the standards established in said ordinance and shall include on the face of the plat any base flood elevation established thereunder and any floodway or other easements necessary thereunder.
d) 
The city manager, within the purview of such authority as established by city charter and ordinances of the City of Irving, may adopt, issuance or approve rules and regulations concerning technical procedures, requirements, and standards as deemed necessary to carry out the provisions of this chapter.
e) 
All subdivisions shall conform to the master plans and design criteria of the city.
f) 
Each lot within a subdivision shall abut upon a dedicated public street.
5.3.2 
Block length.
a) 
Block lengths shall be determined primarily by the requirements of adequate vehicular and pedestrian circulation into, out and through such new subdivision.
b) 
Residential blocks shall not be longer than sixteen hundred (1,600) feet or shorter than six hundred (600) feet measured along the centerline of the block between cross streets, except blocks that front a street or rear upon a major street, freeway, expressway, railroad, creek, river, public school site or park. A variance from the requirement of block length may be granted in cases of unusual topography or shape of the plat boundary.
5.3.3 
Block width.
Block widths shall be such as to allow for two (2) tiers of lots back to back, except where abutting a street to which access to the lot is prohibited, or where prevented by topographical conditions or size of the property.
5.3.4 
Lot lines.
a) 
In general, the side lot lines shall be approximately at right angles to straight street lines or radial to curved street lines. Lots with double frontage shall be avoided except where lots rear upon a major street, freeway or expressway, or except where, in the opinion of the city engineer, a variation of this rule will provide a better street and lot layout.
b) 
Front building lines conforming with the zoning regulations of the city or with any land use plan for the metropolitan area adopted by the city council or other building lines as required by the department of community development shall be shown on all lots.
5.3.5 
Single-family residential lot size compatibility.
No lot shall have an area, lot depth, or lot width less than that required by the zoning regulations of the city except as provided below.
a) 
This subsection (a) applies to any property in the city zoned for any type of single-family use.
1) 
Transition requirement: Whenever a tract of land or lot zoned for any type of single-family use is proposed to be subdivided into tracts or lots that are less than eighty (80) percent of the area of adjacent developed tracts or lots, transition lots are required to be included as a buffer area between existing developed tracts or lots and the proposed tracts or lots.
a. 
Transitioning is only required of properties adjacent to or across a street right of way from existing residential development.
1. 
"Existing residential development" in this section shall mean an unplatted tract of land established by a deed of record and/or a platted lot as of September 3, 2009, that is zoned for single-family uses.
2. 
Minimum lot size in the transition area shall be based on the average of the sizes of the existing developed tracts or lots on either side of or across the right of way from the subject property.
3. 
Tracts or lots to be included in calculating the average lot size shall be those directly across the right of way from the subject property, and the three (3) tracts or lots on either or both sides of the subject property. (See Exhibits A and B below)
4. 
Tracts or lots zoned AG (Agriculture) or R-40 (Single-family) are not to be included in calculating the average.
5. 
Lots proposed within the initial two hundred fifty (250) feet of the subject property are required to be transition lots that shall be no less than eighty (80) percent of the lot width and lot area of the average of the lots in the area described in subsection (a)(3) above. Lots beyond two hundred fifty (250) feet of the perimeter of the proposed plat or replat may comply with the minimum area requirements as established in the zoning of the property being platted or replatted.
b. 
Lots that comply with all of the minimum area requirements of the R-40 single-family zoning district shall be exempt from the transition lot requirements.
2) 
The provisions of this subsection (a) take precedence over any other provisions of the city zoning or subdivision regulations relative to lot sizes and platting.
3) 
Property zoned S-P-1, S-P-2, or Planned Unit Development with an approved development plan as of September 3, 2009, and property that undergoes rezoning after September 3, 2009, shall be exempt from the transitional lot requirements, and all lots within those areas may be platted in accordance with the approved zoning.
b) 
All corner lots shall be at least seventy-five (75) feet wide, except corner lots adjacent to a segment of a side street upon which no property fronts; such segment is defined as that portion of a street between one (1) street intersection and the next intersection. Property zoned S-P-1, S-P-2, or Planned Unit Development with an approved development plan may be platted with corner lots laid out in accordance with the provisions of the approved site plan or development plan.
5.4.2 
Dedication and maintenance.
a) 
It shall be unlawful for any officer or employee of the city to maintain the streets in any subdivision, and the city shall not accept or maintain such streets, until such streets have been surfaced, curbed and guttered, and the required utilities and drainage facilities have been installed in accordance with the standards and specifications of the city prescribed in this chapter and other applicable ordinances of the city, and such improvements have been accepted by the city, with such acceptance evidenced by written certificate of the city engineer.
b) 
Disapproval of a plat shall be deemed a refusal by the city to accept the offered dedication shown thereon.
c) 
Under the constitution and laws of the State of Texas and the provisions of this ordinance, the zoning power of the city is hereby exercised for the purpose of promoting the health, safety, morals and general welfare of the general public under a comprehensive plan designed to lessen congestion in the streets, to secure safety from fire, panic and other dangers, to promote the health and general welfare of the general public, to provide adequate light and air, to prevent the overcrowding of land, to avoid undue concentration of population and to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public improvements, and the city council finds that transportation, water, sewerage, drainage and public utility facilities are not adequate to lessen congestion in the streets, to secure safety from fire and panic, to prevent insanitary conditions, to provide adequate light and air, to prevent the overcrowding of land, to avoid undue concentration of population, to facilitate the adequate provision of transportation, water, drainage, sewerage and other public requirements in the area zoned herein should any portion of said area be developed for residential or professional or commercial or industrial or agricultural or amusement or airport purposes and uses or a combination of any of said purposes and uses and the city shall regulate the use of all of the property rezoned herein in order to lessen the congestion in the streets, to secure safety from fire, panic and other dangers, to promote the health and general welfare of the general public, to provide adequate light and air, to prevent the overcrowding of land, to avoid undue concentration of population and to facilitate the adequate provision of transportation, water, drainage, sewerage and other public requirements and in so regulating the use of said property does hereby require that prior to the issuance of a building permit and certificate of occupancy that the primary means of access shall have a minimum right-of-way width along the entire frontage of the property in accordance with the master street plan of the City of Irving; and further, if property should be a corner lot, said property shall have access to both streets having a minimum right-of-way width prior to issuance of a building permit and certificate of occupancy in accordance with the master street plan of the City of Irving (corner lots shall be considered to front on each street for purposes of determining minimum right-of-way). Before the issuance of a building permit and certificate of occupancy, the owner shall cause to exist right-of-way for drainage, sewerage, water and utility as the director of public works shall determine to be reasonable and necessary to facilitate adequate provision for water, sewerage, drainage and utilities.
d) 
Nothing in the above provisions shall be interpreted as requiring the dedication of property.
e) 
In order to secure safety from fire, panic and other dangers and to facilitate the adequate provision of transportation, water, sewerage, drainage, public utilities and prevent insanitary conditions, prior to the issuance of a building permit, the department of public works shall determine whether or not the owner of land zoned herein must file a plat showing existing and proposed watercourses, drainage, drainage ditches, widths and dimensions of proposed street or streets, alleys, easements, drainage facilities, lot lines, building setback lines, topographical information with contours at an interval of one foot referred to city data with reference to bench marks where available, which contours shall fall within one-third of a contour interval of their true location although contour intervals of five (5) feet may be allowed if the terrain is steep enough to warrant these intervals as well as other information reasonably required by the department of public works to determine the safety and effect of the proposed development and construction on the citizens of the City of Irving. No building permit shall be issued until the department of public works has either approved said plat or determined a plat is not required.
f) 
Notwithstanding any provisions above, a property shall not be required to be platted or replatted as a result of right-of-way acquisition by a governmental agency, as defined in Unified Development Code section 7.9, which would not otherwise be required to plat or replat.
5.4.3 
Street names.
a) 
New streets, whether public or private, shall be named so as to provide continuity of names with existing streets.
b) 
New streets, whether public or private, shall be named so as to not conflict with identical or similar names of existing streets, whether public or private in other parts of the city.
c) 
Names of all public or private streets are subject to approval by the city.
5.4.4 
Connectivity.
Streets of new subdivisions or plats shall be in line with existing streets in adjoining property to provide for the continuation of existing streets insofar as they may be deemed necessary for public use, except where the master plan, topography, requirements of traffic circulation or other consideration make it desirable to depart from such alignment.
5.4.5 
Street width and cross-section design.
a) 
Street right-of-way widths and roadway cross-section design shall be in conformity with the requirements of the Comprehensive Plan Master Thoroughfare Plan as adopted by the city council.
1) 
The minimum right-of-way width requirements may be achieved by any combination of right-of-way and sidewalk and/or street easement when a written recommendation of approval is provided to the planning and zoning commission by the director of public works and engineering, or his designee, and the director of traffic and transportation, or his designee.
2) 
The planning and zoning commission may grant exceptions to either or both right-of-way width and/or roadway cross-section design requirements of the Comprehensive Plan Master Thoroughfare Plan as part of approval of a preliminary/final or final plat with the written approval of both the director of traffic and transportation, or his designee, and the director of public works and engineering, or his designee. Criteria to be considered in granting an exception include, but are not limited to:
a. 
The plat dedicates right-of-way and/or easements for its share of the street frontage, but the remainder of the street frontage does not comply with the Comprehensive Plan Master Thoroughfare Plan;
b. 
The adjacent street is existing and functioning at an acceptable level of service;
c. 
The owner of the property being platted does not own the remainder of the property fronting the street frontage which does not comply with the Comprehensive Plan Master Thoroughfare Plan;
d. 
The adjacent street is scheduled to be improved by the city, county or other public agency with bonds or other governmental funds;
e. 
The plat is for an infill type of development within an otherwise developed area.
b) 
Subdivisions need not follow a gridiron pattern. Courts, dead-end streets or other arrangements may be provided if proper access is given to all lots from a public or private dedicated street or court. All dead-end streets shall terminate in a cul-de-sac having a minimum radius as designated in the City of Irving's adopted Master Thoroughfare Plan.
c) 
Reserve strips controlling access to public streets shall be prohibited except where such control is definitely placed under the jurisdiction of the city.
d) 
When land proposed to be subdivided or platted is partially or totally bounded on one (1) or more sides by a street having a width less than that specified in this section, such land shall be laid out so as to provide the specified street widths. One-half of the additional right-of-way required shall be provided by the owner of the property on each side of the existing street.
e) 
A half street along adjoining property which has not been subdivided may be shown on the preliminary plat of an entire subdivision, but no lots abutting upon such half street shall be included in the final plat of such subdivision as approved.
f) 
Visibility requirements as specified by the city shall be required.
5.4.6 
Alleys.
Alleys where provided shall be at least fifteen (15) feet wide and shall have pavement at least nine (9) feet wide.
5.4.7 
Relation to adjoining property owners.
Streets and alley arrangement shall be such as to not cause hardship to owners of adjoining property in platting their own land and providing convenient access to it.
5.4.8 
Sidewalks.
a) 
Regardless of whether the property has been previously platted, the building permit applicant will be responsible for the installation of sidewalks.
b) 
Sidewalks shall be constructed across the entire width of each lot upon which a new house or building is to be constructed in the city on the inside lots, and in front of and along each street abutting the lot upon which a new house or building is to be constructed in the city.
c) 
Such required construction of sidewalks shall be conditions precedent to the issuance of a certificate of occupancy or final building inspection. Such requirement shall also apply to substantial improvement of any house or building where the value of the improvements exceeds fifty-one (51) percent of the current value. The city shall withhold utilities from the house or building involved until such sidewalks have been constructed. Sidewalks shall be placed on a grade and at a location determined and approved by the department of public works of the city and shall meet the specifications as set forth by such department.
d) 
When the owner or developer of a subdivision or lot installs a wall or fence between the development and an adjoining street, then such construction is considered to be improvements to lot and the installation of sidewalks are required with this wall or fence.
e) 
When sidewalks have been previously installed, the building permit applicant will be responsible for all repairs and damage regardless of whether such damage was associated with the construction of the building. No certificates of occupancy will be issued and no final building inspection will be approved until such time as repairs have been made.
f) 
When a building permit is issued adjacent to a street that does not have a curb and gutter, the requirement for the installation of a sidewalk may be waived by the city engineer where the installation conflicts with the right-of-way or drainage features.
g) 
Sidewalks shall be placed on a grade and a location determined and approved by the department of public works.
h) 
Request by individual property owner to construct. Any individual property owner may request permission of the city to place a sidewalk in front or along the side of his home or place of business, and after the request has been so made, the city shall furnish to the property owner, if it is possible to do so on an individual basis as regards all the facts pertaining to the street or part of the street in question, the location and specifications which the city will require as regards the installation of the sidewalk without charge to the property owner. If, as above stated, it is possible for the city to determine the location and specifications for the sidewalk, the property owner may install the sidewalk at his own expense.
i) 
Wherever possible, no trees shall be destroyed in order to effect the installation of any sidewalks in the city, but that the installation of the same shall be placed in such a manner as to go around the locations where trees exist.
5.4.9 
Street lights.
The subdivider shall be required to make provision for installation of street lights in accordance with the city's standards, including the furnishing of easements as necessary.
5.4.10 
Private streets.
a) 
Definition.
A private street is the principal access easement between a public street and a platted lot which does not abut a public street. Such private street is not dedicated to the public and is not publicly maintained. The term "private street" shall include both the pavement and the easement area for such private street, but shall not include alleys whether publicly or privately maintained.
b) 
Required.
If the city council shall allow a subdivision of land into lots which do not abut public streets, such subdivision shall provide access for each such lot to and from a public street by means of a private street shown on the plat.
c) 
Specifications.
The specifications for private streets, including construction standards, widths, all geometric standards, grades and alignments, shall be the same as required for public streets. The width of the easement required for private streets shall be the same as required for the right-of-way of a public street of a similar projected carrying capacity.
d) 
Construction.
Prior to recommendation of approval of the final plat by the department of public works, the subdivider shall provide construction plans of the proposed private streets which meet the same standards required for public streets. In addition, the construction of the private streets shall be inspected by the city and inspection fees shall be paid to the city just as if said private streets where public streets.
e) 
Utility connection.
Utilities to any part of the subdivision shall not be connected unless and until the requirements of section 5.1.4(a-c) of this chapter are met, and the city engineer has issued a certification of compliance of proper construction of the private streets.
f) 
Lot areas.
The area included within private street easements shall not be counted toward the minimum lot size requirements of the zoning ordinance.
g) 
Setbacks and frontage.
All private street easements shall be treated as public street rights-of-way for purposes of determining the building setback required from such private street easements, as well as determining lot frontage.
h) 
Access and maintenance.
Private streets shall be labeled as such on the plat, and such plat shall provide access easements over the private streets to the owners and residents served by said private streets. In addition, such plat shall provide access easements over the private streets to governmental service vehicles including, but not limited to law enforcement, fire, ambulance, sanitation, building inspection and health. The plat shall provide for perpetual maintenance of the private street by restrictive covenants which may not be altered without the approval of the city. The maintenance of private streets shall not be the responsibility of the City of Irving.
i) 
Hold harmless.
On the plat shall be language whereby the owners of lots served by private streets agree to release, indemnify, defend and hold harmless any governmental entity for damages to the private street occasioned by the reasonable use of the private street by the governmental entity, and for damages arising from the condition of said private street.
j) 
Restricted entry.
1) 
It shall be unlawful for the owner or resident of any lot, which does not abut a public street, to fail to provide at all times, at the entrance from the public street to the principal access easement serving said lot either:
a. 
A sign stating "Private Street," said sign being at least one square foot in size, with letters three (3) inches high on a contrasting background, said sign being placed and maintained in good repair so as to be easily visible from the public street, provided that only one sign need be placed at the public street regardless of the number of lots served by the access easement, or
b. 
A gate or a guard or both. Any gate so provided shall be a break-away model which shall not damage any emergency vehicle driving through said gate to respond to a call in the subdivision, or said gate shall meet the requirements of city ordinances regulating security gates.
2) 
The maintenance of private street signs shall not be the responsibility of the City of Irving.
3) 
The provisions of this subsection (j) shall apply to all private streets or other principal access easements for lots not abutting public streets, already in existence or to be built in the future.
(Ordinance 2024-10995 adopted 10/3/2024)
5.5.2 
Utilities.
a) 
Except where alleys are provided, easements for public utilities shall be provided and dedicated to the public on each side of all rear lot lines and side lot lines where necessary for public use.
b) 
All easements shall have a total width of not less than ten (10) feet, and where two (2) lots have a common lot line, except where warranted by unusual conditions, one-half of the required width of an easement shall be upon each lot.
c) 
Easements of greater width may be required along or across lots where necessary for the extension of main sanitary sewers or other utilities or where both water and sanitary sewer lines are located in the same easement.
d) 
Easements for public utilities as required by the city shall be provided for and dedicated in the front of lots adjacent to street rights-of-way.
5.5.3 
Drainage.
Easements for drainage purposes shall be provided and dedicated to the public in all subdivisions and plats of adequate width and size to prevent flooding of the lots and for the ultimate drainage area. The city may withhold approval of the final plat until such easements are obtained and dedicated.
5.5.4 
Avigation.
The planning and zoning commission or the city council may require the execution of an avigation easement or release as a condition precedent to approval of a subdivision plat, zoning case, building permit or certificate of occupancy.
[1]
Editor's note–Former section 5.6 pertaining to stormwater management and drainage and deriving from Ordinance 2020-10370 adopted 8/20/2020, was deleted by Ordinance 2025-11166 adopted 8/28/2025. These provisions can now be located in Chapter 51, Stormwater Management and Drainage.
The development handbook of the City of Irving provides a guide to the land development policies and procedures of the city, and is a supplement to the subdivision ordinance. The city manager may amend the development handbook as required to carry out the intent of the subdivision ordinance.