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(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)
(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.
(a) Generally. The layout design of a plat must take into consideration the provision of adequate fire and police access.
(b) Water supply. Provisions must be made for the extension of water lines and the appropriate placement of fire hydrants as required by the department before approval of the final plat. (Ord. Nos. 20092; 23384; 25047; 28073)
To encourage reasonable flexibility of design and arrangement in the development of residential communities in residential zoning districts, the following provisions are made for the approval of community unit developments (“CUD’s”):
(a) A CUD must be submitted for approval to the commission as a subdivision.
(b) A CUD must comply with the maximum lot coverage or density requirements for the district in which it is located. For purposes of calculating maximum lot coverage in a CUD, the calculation is made using either the actual size of the lot or the minimum lot area specified for the zoning district in which the lot is located, whichever is greater.
(c) The minimum lot area of any lot within the CUD may be reduced by an amount not to exceed 25 percent of the minimum lot area for the zoning district in which the CUD is located. Any reduction in minimum lot area must be compensated proportionally on a square foot for square foot basis by the establishment of permanent community open space to serve the property being platted. If five percent or more of the community open space is unimproved and in a flood plain (as defined in Article V), the minimum lot area may be reduced by up to 30 percent.
(d) Front yard, side yard, and rear yard requirements may be uniformly reduced on all lots and must establish a uniform pattern within the boundaries of the property being platted. The reduction in front yard, side yard, and rear yard must not exceed the total percentage reduction of lot area within the boundaries of the property being platted.
(e) The CUD must not be used to increase the number of lots which could normally be accommodated by the size of the site.
(f) The CUD provisions are not applicable to property located in a planned development district.
(g) Open space provided in a CUD must be approved as appropriate for its intended purpose by the director and the chief planning officer. The open space area must be within 1320 feet, measured radially, of any residential lot that is reduced in size in accordance with Subsection (c) of this section.
(1) Unimproved open space:
(A) may extend into floodway easements or floodway management areas;
(B) must be indicated on the plat with a prohibition of structures and parking areas; and
(C) must have a minimum of 10,000 square feet.
(2) Improved open space:
(A) must not extend into floodway easements or floodway management areas unless the proposed improvements are in compliance with Division 51A-5.100 of this chapter; and
(B) must be developed in accordance with a site plan approved by the city council after recommendation by the commission. The site plan must include the location and dimensions of all improvements and structures planned for the open space.
(h) A maintenance agreement for the open space area must be provided in a community unit development. The agreement must be approved as to form by the city attorney and executed by the owner(s) or homeowners’ association. (Ord. Nos. 20092; 22053; 22150; 23384; 25047; 28073; 29478)
(a) The owner of the property to be platted may provide an easement on all or part of the property to conserve trees and other natural features, subject to acceptance by the city, to the city or jointly to the city and a nonprofit association dedicated to the conservation of land. Before the city may consider accepting the easement, or consider approving the acceptance of an easement with a nonprofit association as the joint grantee of a conservation easement, the owner shall provide the building official with a list of the protected trees by name (both common and scientific) and caliper or an estimate thereof calculated and documented in a manner approved by the city arborist, written consent by any lienholder of the property to subordination of the lienholder’s interest to the conservation easement area, and a preservation strategy for the easement. The grantee of a conservation easement, if not the city, should be an eligible grantee such that the grantor will have the option of receiving a property tax benefit on the assessed value of the conservation easement area. The conservation easement area should be accessible to the public for walking, upon trails if the area exceeds 30 acres, unless this activity poses a risk to endangered species.
(b) The easement must be approved by the building official and approved as to form by the city attorney.
(c) The owner may offer a conservation easement to the city through the city arborist, or to a nonprofit association approved by the city (a list of such associations may be obtained from the city arborist). (Ord. Nos. 22053; 23384; 24843)
See Section 51A-4.411 for regulations concerning shared access developments. (Ord. 26333)
(a) Infrastructure design and construction for water and wastewater mains must comply with Chapter 49 of the Dallas City Code, as amended, and all other applicable requirements of the water utilities department. All other infrastructure design and construction must comply with this section.
(b) All street paving, storm drainage, bridge, and culvert design and construction must conform to the standards, criteria, and requirements of the following, as they may from time to time be amended by those responsible for their promulgation, except that the design criteria in effect on the date the commission approves the preliminary plat must be used to design the infrastructure.
(1) The Thoroughfare Plan for the city of Dallas.
(2) The Central Business District Streets and Vehicular Circulation Plan.
(3) The Long Range Physical Plan for Parks and Recreational Facilities.
(4) The Street Design Manual of the city of Dallas.
(5) The storm drainage policy of the city of Dallas.
(6) The Drainage Design Manual of the city of Dallas.
(7) The Plan Development Checklist of the department.
(8) The Standard Construction Details of the department of public works.
(9) The Texas Uniform Traffic Control Device Manual.
(10) The Dallas Central Business District Pedestrian Facilities Plan.
(11) The most recently adopted Dallas Bike Plan.
(12) The City of Dallas Planning Policies.
(13) All other codes and ordinances of the city of Dallas.
(c) If the infrastructure construction is not included in a city-approved private development contract within two years from the preliminary plat approval date, then the infrastructure must be redesigned using the most current criteria. (Ord. Nos. 20092; 21186; 23384; 25047; 28073; 28424; 30239; 30654; 31314)
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