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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)
(a) Generally. The owner of the property to be platted must provide an easement or fee simple dedication of all property needed for the construction of streets, thoroughfares, alleys, sidewalks, storm drainage facilities, floodways, water mains, wastewater mains and other utilities, and any other property necessary to serve the plat and to implement the requirements of this article. Dedications shown on plats are irrevocable offers to dedicate the property shown. Once the offer to dedicate is made, it may be accepted by an action by the city council, by acceptance of the improvements in the dedicated areas for the purposes intended, or by actual use by the city. No improvements may be accepted until they are constructed according to the approved plans, details, and specifications, and the final plat is filed for record in the office of the county clerk of the county in which the property is located.
(b) Apportionment of exactions. See Section 51A-1.109 for regulations and procedures concerning apportionment of exactions.
(c) Streets.
(1) The percentage of right-of-way dedication required for streets is as follows:
(A) When the full right-of-way width of a street is contained within the boundaries of a proposed plat, the entire required right-of-way contained within the boundaries of the plat must be dedicated.
(B) When a thoroughfare is along the perimeter of a proposed plat, sufficient right-of-way must be dedicated to provide one-half of the thoroughfare plan requirement, measured from the centerline of the existing right-of-way or, if there is no existing right-of-way, the proposed right-of-way as determined by the director and the chief planning officer. If the property on the side of the thoroughfare opposite the property to be platted is railroad right-of-way or a utility or floodway easement, or if some physical or topographical condition makes the property on that side of the street undesirable for street right-of-way, the commission may require a correspondingly greater dedication.
(C) When a thoroughfare has a city council approved detailed alignment, all right-of-way falling within the approved alignment and within the boundaries of the proposed plat must be dedicated.
(D) If substandard right-of-way exists for an existing perimeter thoroughfare based on the thoroughfare plan requirements, and the plat includes property on both sides of the existing thoroughfare, sufficient right-of-way must be dedicated to meet the entire right-of-way requirement.
(E) When substandard right-of-way exists based on this article for a perimeter minor street, sufficient right-of-way must be dedicated to meet one-half of the entire right-of-way width requirement.
(F) When no right-of-way exists and a minor street is proposed, whether perimeter or contained within the boundaries of the proposed plat, the full right-of-way width must be dedicated.
(2) The amount of right-of-way, pavement width, and minimum centerline radius for all minor streets must be provided in accordance with the chart in Section 51A-8.604.
(3) When property has been previously platted and improvements have been constructed, accepted, and used, the commission may waive the requirements for additional right-of-way for existing streets if:
(A) no realignment of any minor street is proposed;
(B) no change in zoning classification is proposed;
(C) the street has been improved with the required number of lanes, and the full right-of-way standard is not warranted by expected traffic volumes, property access requirements, truck, bus, and taxi loading, or pedestrian use;
(D) the director and the chief planning officer recommend the waiver; and
(E) the commission finds that the area is a redeveloping area.
(d) Corner clips and sight easements.
(1) Corner clips must be dedicated at all intersections by means of a street easement. A corner clip is a triangle with the legs along the edges of the street rights-of-way. The size of the corner clip is based on the city's current design standards. Corner clips must be sized to provide an adequate turning radius, or to maintain public appurtenances within the area of the corner clip.
(2) Sight easements must be provided if required by the Street Design Manual of the city of Dallas.
(e) Alley sight easements. Alley sight easements must be granted at the intersection of any alley with a street. The size of the sight easement is that of a triangle with legs along the property lines equaling 15 feet.
(f) Utilities and drainage easements. Easements necessary for poles, wires, conduits, wastewater, gas, water, telephone, electric power, storm drainage, and any other utilities needed to serve the property being platted must be granted. All easements must comply with the following standards:
(1) Unless the grantee of an easement gives express written approval, no structures, fences, trees, shrubs or any other improvement may be placed in, on, above, over, or across the easement. An exception to this rule is that paving for parking, walkways, and driveways may be constructed over or across utility or drainage easements unless such construction is specifically prohibited by the plat or easement instrument.
(2) Any structures, fences, trees, shrubs, or other improvements, including paving, exist at the pleasure of the grantee. The owner of the subservient estate is liable for the full cost for any adjustments, relocations, restorations, replacements, or reconstruction to any item placed within the easement other than the utilities. The grantee has no responsibility for any destruction or damage to items other than utilities placed within the easement. Grantees of easements have the right of ingress and egress to their respective easements for the purposes of constructing, inspecting, and maintaining their improvements.
(3) If alleys are not provided, rear lot drainage easements and facilities may be required to prevent cross-lot drainage.
(a) All public and private streets and alleys within or along the perimeter of the proposed plat must be improved to the standards of this article.
(b) Storm drainage improvements, bridges, and culverts must be provided as needed to serve the subdivision in accordance with this article.
(c) Sidewalks must be provided in accordance with Section 51A-8.606 of this article.
(d) Median openings, extra lanes, and driveways must be provided in accordance with Section 51A-8.607 of this article.
(e) Street appurtenances must be provided in accordance with Section 51A-8.608 of this article.
(f) Railroad crossing facilities must be provided in accordance with Section 51A-8.609 of this article.
(g) Utility facilities must be provided in accordance with Section 51A-8.610 of this article.
(h) Monumentation must be provided in accordance with Section 51A-8.617 of this article. (Ord. Nos. 20092; 23384)
(a) Generally. Streets, whether dedicated to the public use or privately owned, must be designed in accordance with the Street Design Manual of the city of Dallas. The geometrics of streets must be designed to provide appropriate access for passenger, delivery, emergency, and maintenance vehicles.
(b) Street construction required.
(1) Within the boundaries of the proposed plat, the owner must construct all thoroughfares, minor streets, and alleys shown on the proposed plat.
(2) When a minor street is along the perimeter of the proposed plat and the street is not improved with an approved all weather paving material to a width of 20 feet, the owner must improve the street to that standard along the length of the proposed plat.
(3) When a thoroughfare is along the perimeter of the proposed plat for 1000 feet or more, the owner must construct thoroughfare, sidewalk, and storm drainage improvements to complete one-half of the thoroughfare requirements along the entire length of the plat, adjusted for any participation in the construction under Section 51A-8.614.
(c) Minor street criteria. If additional right-of-way for a minor street has been waived by the commission in accordance with Section 51A-8.602 (c)(3), the amount of street construction required for the streets on which the requirements have been waived is determined by the director of development services. Additional street construction may be required, if necessary, based on the existing condition or width of the streets, and if warranted by the expected traffic volumes, property access requirements, or truck, bus, and taxi loading. If additional right-of-way has not been waived, minor streets must be designed and constructed to meet criteria given in the Street Design Manual of the city of Dallas.
(d) Private streets criteria. When permitted, private streets are governed by the following regulations:
(1) Private streets must be constructed and maintained to the standards for public rights-of-way and must be approved by the director and the chief planning officer. Sidewalks are required and must be constructed and maintained to the standards for sidewalks in the public right-of-way. Water and wastewater mains must be installed in accordance with the applicable ordinances.
(2) A legal entity must be created that is responsible for street lighting, street maintenance and cleaning, and the installation and maintenance of interior traffic control devices. The legal instruments establishing the responsibility for a private street or alley must be submitted to the commission for approval, be approved as to legal form by the city attorney, and be recorded in the appropriate county. A provision must be included in the legal instruments that addresses the consequences of failure to maintain the private street or alley and its appurtenances, including the right, but not the obligation, of the city to take any action needed to bring the private street or alley into compliance.
(3) Private streets must contain private service easements including, but not limited to the following easements: utilities; storm drainage; fire lane; street lighting; government vehicle access; mail collection and delivery access; and utility meter reading access.
(4) Street lights comparable with those required on public rights-of-way must be provided. Street lighting design plans must be approved by the director based upon applicable guidelines.
(5) Design plans and location of all traffic control devices must be approved by the traffic engineer. The design, size, color, and construction of all traffic control devices must comply with the requirements for those located in public rights-of-way.
(6) The fire protection standards in Article XIII of the Dallas Fire Code must be followed.
(7) A public school, park, or other public facility must be accessible from public rights-of-way in accordance with this code.
(8) Private streets must comply with the thoroughfare plan and must not interrupt public through streets.
(9) Private street names and numbers must be approved by the commission.
(10) At all entrances to subdivisions with private streets, signs identifying the streets as private must be posted. Private street signs must be:
(i) black on a yellow background;
(ii) diamond-shaped;
(iii) a minimum of 24 by 24 inches; and
(iv) installed pursuant to city traffic standards.
(11) Private streets and the area they serve must be platted.
(12) A guard house may be constructed at any entrance to a private street. All guard houses must be at least 30 feet from a public right-of-way.
(13) Any structure that restricts access to a private street must provide a passageway 20 feet wide and 14 feet high.
(14) One private street entrance must remain open at all times. If an additional private street entrance is closed at any time, it must be constructed to permit opening of the passageway in emergencies by boltcutters or breakaway panels.
(15) A private street system serving an area containing over 150 dwelling units must have a minimum of two access points to a public street.
(16) A private street system may serve no more than 300 dwelling units.
(a) Access required. The owner or homeowners’ association must provide access for city sanitation collection. If unmanned gates are used, the gates must remain open during routine collection hours (Monday through Saturday between 7 a.m. and 7 p.m.) A notation must be placed on a plat for single family or duplex lots indicating that it is the responsibility of the owner or homeowners’ association to provide adequate access for city sanitation collection.
(b) Indemnity agreement. If sanitation collection occurs on a private access easement, the owner or homeowners’ association must execute an agreement with the city department of street, sanitation, and code enforcement services indemnifying the city against damages to any private streets in the development caused by the city’s provision of routine sanitation collection. The agreement must be approved as to form by the city attorney’s office. (Ord. Nos. 20092; 23384)
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