(A) Conformity to major street plan. The arrangement, character, extent, width, grade, and location of all streets shall conform to the City of Tool Thoroughfare Plan and the Design Standards for the City of Tool and shall be considered in their relation to existing and planned street or driveways, to topographical conditions, to public safety and in their appropriate relation to the proposed uses of the land to be served by such streets. Reserve strips of land controlling access to or egress from other property, or to or from any street or alley, of having the effect of restricting or damaging the adjoining property for subdivision purposes or which will not be taxable or accessible for special improvements shall not be permitted in any subdivision.
(B) Streets not on Thoroughfare Plan. When such a street is not on the Thoroughfare Plan, the arrangement of streets in a subdivision shall:
(1) Provide for the continuation or appropriate projection of existing streets in surrounding areas;
(2) Conform to a plan for the neighborhood approved or adopted by the city to meet a particular situation where topographical or other conditions make continuance or conformity to existing streets impracticable;
(3) Provide for future access to adjacent vacant areas that will likely develop under a similar zoning classification; and
(4) Not conflict in any way with existing or proposed driveway openings.
(C) Through traffic discouraged on minor streets. Minor residential streets shall be so laid out that their use by through traffic will be discouraged, but access is provided to adjacent subdivisions.
(D) Through traffic. Where a subdivision abuts or contains an existing or proposed arterial street, the City Council may require marginal access streets, reverse frontage, deep lots with rear service alleys, or such treatment as may be necessary for adequate protection to residential properties and to afford separation of through and local traffic.
(E) Reserve strips. Reserve strips controlling access to streets shall be prohibited except where their control is definitely placed by the city under conditions approved by the City Council. When provisional one foot reserves are used along the side or end of streets that abut acreage tracts, the following note shall be used in all such dedications: "One-foot reserve to become automatically dedicated for street purposes when adjacent property is subdivided in a recorded plat, and access to dedicated tract is hereby prohibited until such action occurs."
(F) Street offsets. Intersecting streets with centerline offsets of less than 125 feet shall be prohibited.
(G) Large-lot subdivisions. If the lots or tracts of land in the proposed subdivision are large enough to accommodate resubdivision in the future or if part of the tract is not subdivided, consideration must be given to possible future street openings and access to future lots that could result from such resubdivision.
(H) Street intersections. Arterial intersections shall be between 85 degree and 95 degree angles and each leg shall be tangent for a distance of at least 50 feet from the intersection. Other street intersections shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect at less than 70 degrees.
(I) Street widths. Street right-of-way widths shall be as shown on the Thoroughfare Plan and where not shown therein shall be not less than those shown in the design standards.
(J) Half streets. Construction of half streets shall be prohibited, except when essential to the reasonable development of the subdivision in conforming with the other requirements of these regulations and the Thoroughfare Plan, and where the Planning and Zoning Commission finds it will be practical to require the dedication of the other one-half when the adjoining property is subdivided. If the subdivider is responsible for one-half of the street, the subdivider shall escrow the amount of the construction cost of the facility unless the city participates in the construction of the facility. Whenever a partial street previously has been platted along a common property line, the other portion of the street shall be dedicated. Improvements shall be made to all on-site facilities as defined herein.
(K) Cul-de-sacs. A cul-de-sac street shall not be longer than 600 feet and at the closed end shall have a turn-around having an outside roadway diameter of at least 80 feet and a street property line diameter of at least 100 feet. The cul-de-sac shall be measured from the centerline of the intersecting street to the centerline of the cul-de-sac turn-around.
(L) Dead end streets. Dead end streets are not allowed except to provide for access to adjacent land areas and in no case shall be more than 250 feet in length or equal to one lot depth, whichever is greater. A dead end street may be up to 600 feet long if a temporary cul-de-sac is provided according to the above standard. The following note should be placed on the plat: "Cross-hatched area is temporary easement for turn-around until street is extended (give direction) by future improvements." Proper provision shall be made for drainage at the ends of dead end streets. In the event an existing dead end street is extended, the subdivider extending such street must, at his or her cost, remove the turn-around facilities, construct the extension to the standards contained herein and restore the affected area compatible with adjacent property.
(M) Street names. New streets that are an extension of existing streets shall bear the names of the existing streets and shall be dedicated at equal or greater widths than the existing streets. No new street names shall be used that will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Planning and Zoning Commission.
(N) Street signs. The total cost of street signs shall be furnished to [MISSING TEXT].
(O) Street lights. Street light locations and installations shall be [MISSING TEXT].
(P) Street construction conditions. All new streets dedicated within a subdivision shall be constructed in accordance with paving widths and specifications as set forth in the Design Standards for the City of Tool at the time at which the final plat is approved and adhere to the following conditions:
(1) The subdivider shall employ a civil engineer, experienced in street design and duly licensed to practice in the State of Texas, for the preparation of the streel plans and profiles. These plans shall be subject to the review and acceptance by the city. Construction shall explicitly follow these approved plats, unless specific written concurrence is obtained from the City Engineer for deviations from said plans.
(2) The subdivider shall employ a registered professional land surveyor or civil engineer to provide construction staking for the street facilities.
(3) All streets shall be constructed by an eligible contractor employed by the subdivider. Eligibility shall be determined by the city based on work history. Eligibility requirements shall be equally applicable to all contractors. Ineligibility may be appealed to the City Council.
(4) The streets, including parkways, shall be excavated to the line and grade shown on the construction plans approved by the city.
(5) Standard pavement widths and sections shall be constructed on a prepared subgrade in accordance with the Design Standards for the City of Tool.
(6) Standard curb and gutter shall be constructed on both sides of the street and adjacent to medians, where applicable, including all curb returns, in accordance with the Design Standards for the City of Tool, and to the line and grade shown on the construction plans accepted by the city.
(7) The city shall provide inspection services during the construction; however, such inspection shall be only for the purpose of ensuring that the city-approved plans and specifications are complied with and that the completed work is obtained therein described. The subdivider and his or her engineer shall retain responsibility for the design and for ensuring that construction is completed in accordance with the city-accepted plans and specifications.
(Q) Pavement widths.
(1) Pavement widths shall be 30 feet from face-of-curb to face-of-curb on residential streets with curbs. All streets shall be considered residential for width design purposes unless one of the following conditions exists:
(a) Designated as a collector, minor arterial, or principal arterial by the City's Thoroughfare Plan;
(b) The street serves more than 30 dwelling units;
(c) Adjacent to or serving commercial, multifamily, or industrial land use or in a residential subdivision where, in the opinion of the City Planner, additional street width is indicated for property access and circulation; and
(d) Where, in the opinion of the city or in the opinion of the subdivider with the concurrence of the city, the aesthetic value achieved from extra width is dictated by special conditions (such as the entrance to a subdivision).
(2) In the case of division (Q)(1)(a) above, the section to be constructed shall be in accordance with the Thoroughfare Plan or a revision thereof based on updated conditions. In the case of (Q)(1)(b) above, a collector street shall be the minimum street section used. In the case of (Q)(1)(c) and (Q)(1)(d) above, each condition shall be studied individually and approved by the city prior to approval of the subdivision in question.
(R) Access and entrances. Subdivisions generally shall provide one point of access in each direction (north, east, south, and west) to adjacent property or to a roadway. All residential development shall provide no less than one entrance for each 50 lots including stubs for future development and in no case shall have more than 150 lots for each connection to an existing road.
(S) Designated streets not to be private. Dedicated streets and rights-of-way shall not be designated or used as private streets and such use is prohibited.
(T) Traffic studies may be required. Where traffic conditions require, traffic engineering studies may be required by the Planning and Zoning Commission or the City Council from the subdivider to provide technical data.
(U) Alleys in commercial and industrial districts. Alleys shall be optional in commercial and industrial districts. Service alleys in commercial and industrial districts shall be a minimum right-of-way of 30 feet and pavement width of 20 feet.
(V) Alleys in residential districts. Residential alleys shall not be required except to connect to a subdivision with existing alleys for the purpose of providing continuity. If alleys are constructed or required, the following standards shall be met:
(1) In residential districts, alleys shall be parallel, or approximately parallel, to the frontage of the street. Alleys in residential districts shall provide a minimum of 20 feet of right-of-way and 15 feet of pavement.
(2) Alleys shall be paved in accordance with the Design Standards for the City of Tool at the time of subdivision construction;
(3) Where the deflection of alley alignment occurs, the design of the paving and property line shall be as established by the Design Standards for the City of Tool;
(4) Dead end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn-around facilities at the dead end as approved by the city;
(5) Alleys may not exceed a maximum length of 800 feet unless otherwise approved by the Planning and Zoning Commission and the City Council; and
(6) No garbage or trash shall be deposited or collected in the alleyways.
(W) Specifications for materials and workmanship shall conform to the Standard Specifications for Public Works Construction, published by the North Central Texas Council of Governments.
(Ord. passed 4-20-2000)