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(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)
(a) Required. Sidewalk construction is required along all public and private streets unless waived by the director.
(b) Design. All sidewalks must be designed and constructed to be barrier-free to the handicapped, and in accordance with the requirements contained in the Street Design Manual, the Standard Construction Details, and any other council approved plan as amended. When poles, standards, and fire hydrants must be placed in the proposed sidewalk alignment, the sidewalk must be widened as delineated in the Standard Construction Details to provide a three-foot-wide clear distance between the edge of the obstruction or overhang projection and the edge of the sidewalk.
(c) Timing of construction. All sidewalks in the parkways of thoroughfares must be constructed concurrently with the thoroughfare or, if the thoroughfare is already constructed, before the acceptance of any improvements. Construction of sidewalks along improved minor streets must be completed before a certificate of occupancy is issued or before a final inspection of buildings or improvements constructed on the property.
(d) Waiver of sidewalks. A person desiring a waiver of a sidewalk requirement shall make application to the director.
(1) In this subsection:
(A) MID-BLOCK LOT means a lot that is not a corner lot.
(B) CORNER LOT means a lot that is located at the intersection of two or more streets.
(2) The director may grant a waiver under these conditions:
(A) In general. These conditions apply to all waiver requests.
(i) If sidewalk construction would cause drainage, safety, or other engineering issues that cannot be feasibly addressed as determined by the director.
(ii) If a city approved and funded sidewalk construction project is planned to begin within one year of the waiver application submittal.
(iii) If the waiver will not have an adverse effect on neighboring properties.
(B) Mid-block lot. If sidewalks do not exist on the adjacent lots and on more than 80 percent of the lots on the same blockface.
(C) Corner lot. If sidewalks do not exist on any of the mid-block lots on the same blockface and the lot is not located within one-quarter mile, as measured along street frontages, from a transit stop, school, park, playground, or other pedestrian accessible destination.
(3) The denial of a waiver application must clearly state the specific reasons why the waiver conditions were not satisfied.
(4) Waivers for sidewalks on separate frontages of corner lots shall be determined independently for each blockface, but will require only one fee.
(a) Generally. All median openings, driveway approaches, driveways, and extra lanes including left turn lanes, right turn lanes, acceleration/deceleration lanes, and other extra lanes must be located, designed, and constructed in accordance with the current standards of the department of public works.
(b) When required. Left turn lanes are required to serve median openings providing access to the proposed plat. Other extra lanes must be designed and constructed as part of the subdivision infrastructure improvements when:
(1) they are required by the thoroughfare plan;
(2) they are required by the zoning district in which the property is located; or
(3) they are recommended and approved by the director and the chief planning officer for proper traffic management.
(c) Spacing of openings. Median openings must be at least 400 feet from median openings serving thoroughfare intersections with divided thoroughfares, measured between the noses of the median. Median openings serving minor streets and driveway approaches along a divided thoroughfare must be at least 300 feet apart, measured between the noses of the median, unless the traffic engineer determines that the potential vehicular traffic in the area does not require 300-foot spacing. The minimum median opening width is 60 feet. Wider openings may be required in order to facilitate truck turning movements. Median openings and left turn pockets must be constructed at the intersection of all streets and drive approaches that generate 250 trips in a 12-hour period.
(d) Relocation of openings. Existing median openings may be relocated if:
(1) the existing opening does not provide service to a public or private street;
(2) the proposed median opening meets the spacing requirements stated in Subsection (c) of this section;
(3) the existing opening is no longer in use or the owners of the properties being served by the existing opening sign a document requesting or approving the change, and the document is approved by the city attorney’s office; and
(4) the proposed relocation is shown on engineering plans approved by the director.
(e) Driveways and driveway approaches. Driveways must be designed and constructed to provide proper site drainage and to maintain the conveyance of existing drainage in public and private streets. A separate street cut permit is required for each driveway approach accessing a thoroughfare. Driveways may be constructed concurrently with street construction, or with building construction, but must be completed before the issuance of a certificate of occupancy, or final inspection of the buildings or improvements on the property. (Ord. Nos. 20092; 21186; 22026; 23384; 25047; 28073; 28424; 29478; 30239; 30654)
(a) Generally. Installation of the following items is required at the time the municipal infrastructure additions or improvements are constructed:
(1) Street lights.
(2) Traffic signals.
(3) Traffic signs and street name blades.
(4) Pavement markings.
(5) Temporary traffic control devices for use during construction.
(b) Street lights. The engineering, material, installation, and activation of street lights must be provided as required by the approved street lighting plans. All plan approvals, construction scheduling, and reimbursements must be coordinated through the director of transportation.
(c) Traffic signals. When the area being platted adds a driveway or street approach to an existing signal, the signal hardware must be modified to serve the development. The engineering, material, and construction of the upgrade to the existing signal must be provided.
(d) Traffic signs and street name blades. All of the required traffic signs and street name blades must be provided as determined by the traffic engineer. All signs must meet the standards of the department of transportation and may be obtained from the department of transportation or any other source if city standards are met. All necessary posts, hardware, and concrete required to complete the sign assembly installation must be provided as determined by the director of transportation. A maintenance bond sufficient in amount to maintain all developer installed traffic signs and street name blades for one year must be posted by the owner.
(e) Pavement markings. Pavement markings must be provided as necessary to serve the property being platted in accordance with the approved plans.
(f) Traffic control during construction. The owner is responsible for installing and maintaining all necessary barricades, temporary signs, pavement transitions, and pavement markings to safely convey traffic through the construction area in accordance with the Texas Manual on Uniform Traffic Control Devices, State Department of Highways and Public Transportation, and the Barricade Manual of the department of transportation. The owner is also responsible for the removal of all barricades, temporary signs, pavement transitions, and pavement markings. (Ord. Nos. 20092; 22026; 23384; 26530; 28424; 30239; 30654)
(a) Generally. All engineering plans and construction of infrastructure in the railroad right-of-way must be approved by the department and the railroad.
(b) Pipeline license agreements. All underground improvements in the railroad right-of-way require pipeline license agreements. The owner of the property to be platted is responsible for securing railroad approval and all costs associated with plan approval, insurance, and construction.
(c) Railroad agreements. All surface improvements in the railroad right-of-way require railroad agreements. The owner of the property to be platted is responsible for securing railroad approval and all costs associated with plan approval, insurance, and construction.
(d) Agreement processing. Both railroad agreements and railroad license agreements are processed in the following manner:
(1) The owner of the property to be platted submits the executed agreement to the director for approval.
(2) Upon approval, all required funding must be submitted to the director, who coordinates the receipt of documents and funding and schedules the items for city council approval.
(3) No improvements are permitted until all agreements are accepted and executed, and all funding has been received by the city.
(4) No improvements may be accepted until receipt and approval of final invoices from the railroad.
(5) The owner is responsible for any shortfall in funding.
(6) The city refunds any remaining funds to the owner should the final cost prove less than the funding supplied by the developer.
(e) No work permitted until agreements complete. Infrastructure work in the railroad right-of-way is not permitted until:
(1) completed agreements have been executed between the city and the property owner;
(2) completed agreements have been executed between the city and the railroad; and
(3) all required funding for the agreements is received by the city.
(f) Payment to railroad. The city shall forward funds received from the owner to the railroad upon acceptance of the improvements by both the director and the railroad, and after receipt and approval of the final invoices from the railroad. The owner is responsible for any additional costs or cost overruns on the work, and the city shall refund any remaining funds to the developer should the final cost be less than the funding supplied by the developer. (Ord. Nos. 20092; 22026; 23384; 23694; 25047; 28073)
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