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CITY OF DALLAS, TEXAS CODE OF ORDINANCES
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Division 51A-8.500. Subdivision Layout and Design.
SEC. 51A-8.501.   COMPLIANCE WITH ZONING.
   (a)   Except as otherwise provided in Subsection (c), all plats must be drawn to conform to the zoning regulations currently applicable to the property. If a zoning change is contemplated for the property, the zoning change must be completed before the approval of any final plat of the property. A plat submission reflecting a condition not in accordance with the zoning requirements must not be approved by the commission until any available relief from the board of adjustment has been obtained.
   (b)   Except as otherwise provided in Subsection (c), no plat or replat may be approved which leaves a structure located on a remainder lot.
   (c)   Subsections (a) and (b) do not apply to a parcel, lot, or remainder lot that constitutes or is a part of a building site established pursuant to Section 51A-4.601(a)(5), (6), or (7) of this chapter. (Ord. Nos. 20092; 23384; 25809)
SEC. 51A-8.502.   DESIGNATION OF ABANDONED, FRANCHISED, OR LICENSED PROPERTY.
   (a)   Indication of abandonment. Any abandoned public right-of-way that is to be incorporated into a platted lot must be indicated by a dashed line on the plat. The ordinance number for the ordinance abandoning the property must be reflected on the plat. Incorporation of property improperly abandoned is prohibited.
   (b)   Indication of franchise or license. Any franchise or license agreements affecting the property must be indicated on the plat.
   (c)   Estate in expectancy. Any property dedicated to the city as an estate in expectancy must be clearly indicated graphically, and labeled on the plat.
   (d)   Revocation of offer to dedicate through platting. Property previously offered for public dedication by the filing of a plat but not developed in any manner may be revoked through the filing of a replat of the property or a vacation plat if:
      (1)   the dedicated property was never used for the public purpose indicated on the plat dedicating the property or for utility or communication facilities; and
      (2)   no formal acceptance of the dedication was made by the city council or any city department. (Ord. Nos. 20092; 23384)
SEC. 51A-8.503.   LOTS.
   (a)   Residential lot size. The size of each platted lot must comply with the minimum regulations for the zoning district in which the lot is located. Lots must conform in width, depth, and area to the pattern already established in adjacent areas, having due regard to the character of the area, its particular suitability for development, and taking into consideration the natural topography of the ground, drainage, wastewater facilities, and the proposed layout of streets.
   (b)   Frontage.
      (1)   All lots must front upon either a dedicated public street or a private street, unless this requirement is waived by an ordinance establishing a planned development district in which adequate access is provided by access easement. Platted lots may front upon a private street only if that street has been approved in accordance with the requirements of this chapter.
      (2)   For the purposes of this subsection:
         (A)    the frontage of a lot is the length of the lot’s intersection with a public or private street right-of-way line; and
         (B)   all of the property in a shared access development is considered to be one lot.
      (3)   Except in planned development districts, the minimum frontage requirement is 10 feet. The minimum frontage requirement for a planned development district is 10 feet unless otherwise provided in the ordinance establishing the district.
      (4)   If four or more single family, townhouse, and duplex lots share a private driveway, a private driveway easement must be provided. The private driveway easement must provide a minimum access width of 20 feet with a flare to 30 feet at its intersection with the curb line of a minor street, and a flare to 40 feet at its intersection with the curb line of a thoroughfare. The private driveway access easement need not be exclusive to a particular lot, but must be indicated on the plat, and must have direct access to a dedicated public street or a private street approved in accordance with this chapter. No more than four lots may share a private driveway access easement unless, upon recommendation from the director and the chief planning officer, the commission finds that the extraordinary topography or shape of the property unduly limits the development potential of the property, and that the proposed development is consistent with the spirit and intent of this chapter. The shared access area in a shared access development is not subject to this paragraph.
      (5)   Single family, duplex, or townhouse lots having frontage on two opposite sides are prohibited unless the commission finds that this design is essential to provide proper orientation of residential lots to thoroughfares. Shared access developments may have frontage on two opposite sides.
   (c)   Residential access to thoroughfares. Where single family, townhouse, or duplex lots abut a divided thoroughfare, driveway access to the thoroughfare is prohibited unless, upon recommendation of the director and the chief planning officer, the commission finds that the extraordinary topography or shape of the property unduly limits the development potential of the property, and the proposed development is consistent with the spirit and intent of this chapter. If the commission permits access under this subsection, the traffic barrier otherwise required in Section 51A-8.618 is waived.
   (d)   Municipal boundary lines. Plats divided by municipal boundary lines must be approved by the appropriate body of each affected municipality to be effective. Any building permit issued based on a plat divided by a municipal boundary line is void if the requisite approval has not been obtained.
   (e)   Lot lines and existing structures.
      (1)   No plat may be approved if an existing improvement on the property would encroach upon a proposed lot line or setback line, unless the existing improvement is to be removed or relocated, or unless the encroachment is authorized by the Dallas Building Code.
      (2)   No plat may be approved if the location of a proposed lot line would create a structure not in strict compliance with the Dallas Building Code, as amended, or the Dallas Development Code, as amended, unless the existing structure is to be removed, relocated, or altered to comply.
      (3)   Notwithstanding Paragraphs (1) and (2), dedications for public infrastructure may be accomplished even if a structure encroaches, provided appropriate language is executed to convey an estate in expectancy. (Ord. Nos. 20092; 21186; 23384; 24731; 25047; 28073; 29478 ; 31394)
SEC. 51A-8.504.   BLOCKS.
   (a)   Block length. Block lengths in plats for single family lots should not exceed 1200 feet measured from block corner to block corner. The length may be extended if, upon recommendation from the director and the chief planning officer, the commission finds that the extraordinary topography or shape of the property unduly limits the development potential of the property, and that the proposed development is consistent with the spirit and intent of this chapter.
   (b)   Other considerations. Block length and width must be designed to accommodate the type of use anticipated and must provide for safe and convenient access and circulation. Block design must take into account the physical characteristics of the topography. (Ord. Nos. 20092; 23384; 25047; 28073; 29478)
SEC. 51A-8.505.   BUILDING LINES.
   (a)   Building lines that establish a minimum front, side, or rear yard setback greater than the current zoning setback requirements, building lines for lots that border a natural creek channel, and building lines established by Section 51A-4.401(a)(3) must be shown on the plat.
   (b)   A building line may establish a minimum front, side, or rear yard setback greater than the minimum front yard setback required by zoning regulation only if the building line is part of a plan for the orderly development of a subdivision. Except as provided in Section 51A-8.510, a building line may not establish a minimum front, side, or rear yard setback less than the minimum front, side, or rear yard setback required by zoning regulation. The building line for lots that border a natural creek channel must provide the setback required by Section 51A-5.106. No other building lines may be shown on the plat.
   (c)   If an existing platted building line establishes a minimum front, side, or rear yard setback greater than the minimum front, side, or rear yard setback required by zoning regulation, relief from the platted building line must be sought through a replat submitted to the commission. The commission may approve a relocation or removal of the platted building line with a minimum front, side, or rear yard setback greater than required by zoning regulation only:
      (1)   upon the affirmative vote of at least three-fourths of the commission members present; and
      (2)   if the commission finds that relocation or removal of the platted building line will not:
         (i)   require a minimum front, side, or rear yard setback less than required by zoning regulation;
         (ii)   be contrary to the public interest;
         (iii)   adversely affect neighboring properties; and
         (iv)    adversely affect the plan for the orderly development of the subdivision.
   (d)   If relief is sought from the minimum front, side or rear yard setback required by zoning regulation, approval must be obtained from the board of adjustment.
   (e)   A building line platted and recorded prior to December 13, 2006, indicating that a front yard setback has been reduced remains enforceable. Removal of the platted building line may be sought through a replat that complies with this section.
   (f)   The subdivision administrator may not approve an administrative plat that adds, moves, or removes a building line. (Ord. Nos. 20092; 23384; 26529; 26531)
SEC. 51A-8.506.   STREET LAYOUT.
   (a)   Generally. Streets must be designed in relation to the thoroughfare plan, existing and proposed streets, the terrain, streams, and other physical conditions. The arrangement of streets must provide for the continuation of streets between adjacent properties when the continuation is necessary for the safe and efficient movement of traffic, or for utility efficiency. Minor streets should be oriented in a manner that discourages their use by through traffic, and to allow efficient drainage systems, utility systems, and general street improvements. All streets must be designed and constructed in accordance with this section and Section 51A-8.604.
   (b)   Dead-end streets.
      (1)   Temporary dead-end streets. If adjacent property is undeveloped and a street must terminate temporarily, the right-of-way must extend to the boundary of the plat. When a temporary dead-end street is shown on a plat, a temporary circular or “T” shaped turnaround must be provided and shown as an easement on the subdivision plat, and must be indicated on the plat by dotted lines. No turnaround is required if the street is 150 feet or less in length, measured from the intersection of the street right-of-way lines with the subdivision boundary to the street’s intersection with a through street. All temporary turnarounds are subject to approval by the director.
      (2)   Permanent dead-end streets.
         (A)   Except as otherwise provided in this paragraph, if a permanent dead-end street is created within a proposed plat, a circular turnaround or other approved turnaround must be provided. The minimum radius for the circular turnaround is 50 feet for the right-of-way and 43.5 feet for the pavement measured to the back of the curb. The length of permanent dead-end streets must not exceed 600 feet, measured along the centerline from the block corner to the center of the cul-de-sac. The length of a permanent dead-end street may be extended upon recommendation of the director and the chief planning officer if they find that the extraordinary topography or shape of the property unduly limits the development potential of the property, and that the proposed development is consistent with the spirit and intent of this chapter.
         (B)   A waiver to the requirement of a turnaround for a dead-end street may be obtained from the director and the chief planning officer only upon their determination that a turnaround is not needed to serve the traffic on the street or otherwise needed to protect the public interest.
   (c)   Intersections. The following regulations govern the alignment of intersections:
      (1)   All streets must intersect as close to a right angle as permitted by topography or other natural physical conditions. A street must not intersect with another street or railroad at an angle of more than 105 degrees or less than 75 degrees.
      (2)   The intersection of two streets must not be located within 100 feet of a railroad right-of-way if one of the streets crosses the railroad right-of-way at grade. This 100 foot separation is measured from the nearest point of the intersection of the street right-of-way and the nearest point of the railroad right-of-way.
      (3)    A driveway or alley approach must not be located within 100 feet of a railroad right-of-way.
      (4)   An intersection must not have more than four street approaches.
      (5)   Proposed intersections along one side of an existing cross street must, wherever practical, align with existing intersections on the opposite side of the cross street. Street centerline offsets of less than 150 feet are not permitted unless the cross street is divided by a median without openings at either intersection.
      (6)   If served by a median opening, minor streets that intersect divided thoroughfares must be spaced at least 360 feet apart, measured from centerline to centerline unless otherwise approved by the traffic engineer.
   (d)   Private streets. If a private street is indicated in the street layout, it must be designed and constructed in accordance with this section and Section 51A-8.604.
   (e)   Street names. The naming of public or private streets created through the platting process is the responsibility of the applicant. Street names must conform to the standards for street names contained in Division 51A-9.300 of this chapter. All proposed street names must be reviewed by the fire department, the department of development services, and the police department before consideration by the commission. (Ord. Nos. 20092; 21186; 23384; 25047; 28073; 28424; 29478; 31314; 32002)
SEC. 51A-8.507.   ALLEYS.
   (a)   When required. Alleys are required only in residential zoning districts, and then only when required under Section 51A-8.604 based on accommodation of street pavement width and zoning density. Alleys must provide continuous vehicular access regardless of zoning.
   (b)   Regulations. All alleys must meet the following standards:
      (1)   Alleys must have a minimum right-of-way of 15 feet in width.
      (2)   Alley right-of-way must not exceed 20 feet in width.
      (3)   Alleys must consist of at least 10 feet of pavement.
      (4)   Permanent dead-end alleys are not allowed unless all access is prohibited between the alley and public rights-of-way. Alleys must either intersect with a dedicated public or private undivided street or an existing alley. If a dead-end alley is shown on a proposed plat, an approved turnaround must be provided unless a waiver is obtained from the director and the chief planning officer. A waiver is permitted only if the director and the chief planning officer determine a turnaround is not necessitated by the amount of traffic on the alley, nor otherwise needed to protect the public interest.
      (5)   Alleys must function without reliance on fire lanes or access easements. An alley must provide vehicular access from a dedicated public right-of-way or easement to another dedicated public right-of-way along pavement which is all within dedicated public right-of-way.
      (6)   Alleys adjoining and parallel to divided thoroughfares must be separated from the thoroughfare by a traffic barrier in accordance with Section 51A-8.618 of this article.
      (7)   Dedications for an alley are required as provided in Section 51A-8.604(c). Where an alley intersects a street, a 15-foot visibility triangle (alley sight easement) is required. Measurements are taken along the property line.
      (8)   Alleys must be designed and constructed according to the requirements of the Street Design Manual and the Standard Details for Public Works Construction of the department of public works.
   (c)   Private alleys. If a private alley is indicated, it must be designed and constructed in accordance with all of the requirements in this section, and must be labeled as a private alley on the proposed plat. Easements for utilities and franchises must be dedicated in private alleys under the same circumstances and in the same manner as required for private streets pursuant to Section 51A-8.610. (Ord. Nos. 20092; 23384; 25047; 28073; 28424; 29478; 30239; 30654; 31314)
SEC. 51A-8.508.   PARKS AND COMMON AREAS.
   (a)   Generally. If any portion of property subject to a plat application qualifies as a prospective park site pursuant to the standards and guidelines contained in the Long Range Physical Plan for Park and Recreational Facilities, the director of parks and recreation must be notified and given an opportunity to negotiate for the acquisition of the property by the city before a final plat is approved. If the applicant elects to make a commitment to sell that portion of the property to the city, he may designate the portion as a reservation for park use if the following requirements are met:
      (1)   The portion is of a suitable size, dimension, topography, and general character for its intended purpose.
      (2)   Adequate access to the portion is provided.
      (3)   The dimensions of the portion are clearly identified on the plat.
      (4)   Any development shown on the portion complies with the standards of the park and recreation department.
   (b)   Proper access. Land reserved for recreation sites and parks is considered to have proper access and visibility if:
      (1)   the property has frontage of at least 100 feet on an improved public street; or
      (2)   the property has a high degree of visibility and has paved public vehicular access to an improved public street. The paved access must be at least 20 feet in width and must comply with the construction standards of the department of public works.
   (c)   Utilities. Water, wastewater, and electrical facilities must be provided to the perimeter of the site.
   (d)   Common areas. Areas retained in private ownership but intended for the benefit of the owners of lots in the plat must be shown as common areas on the plat. A permanent maintenance plan must be approved for the area before release of the final plat. (Ord. Nos. 20092; 23384; 28424; 30239; 30654)
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