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HomeMy WebLinkAbout147 06-05-1961ORDINANCE NO. 147 SUBDIVISION RULES & REGULATIONS See copy in blue binder filed in the vault. ORDINANCE NO. 147 BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EULESS, TEXAS, that: I. The Subdivision Rules and Regulations attached hereto and marked as being Exhibit "A" be and are hereby adopted and shall hereafter be enforced by the officers of the City of Euless, Texas. II. Any person violating this ordinance or any portion thereof shall upon conviction be guilty of a misdemeanor and shall be fined not less than $10.00 nor more than $200.00, and each day that such violation continues shall be considered a separate offense and punishable accordingly. III. All ordinances and parts of ordinances inconsistent herewith are hereby repealed. IV. If any section or part of any section or paragraph of this ordinance is declared invalid or unconstitutional for any reason, it shall not be held to invalidate or impair the validity, force or effect of any other section or sections or parts of a section or paragraph of this ordinance. APPROVED: ATTEST: CITY SECRETARY APPROVED AS TO LEGAL FCR6? AND CONTENT- $yli� i , MAYCII TABLE OF CONTENTS Page No. ORDINANCE NO. 147 I. Introduction . . . . . . . . . . . . . . . . . . . . . . . . 1. II. Authorization TTI. Procedure: . . . . . . . .. .. . . . . . . . . . . . . . . 1. . . . . . . . . . . . . . . . . . . . . . . . . 1. A. General Information: . . . . . . . . . . . 1. 1. Consultation . . . . . . . . . . 1. 2. Definition of subdivision . . . . . . . . . 2. B. Specific Requirements: . . . . . . . . . . . 2. 1. Effective Date . . . . . . . . . . . 2. 2. Storm sewers . . . . . . . . . . . 2. 3. Street Improvements . . . . . . . . 2. 4. Alleys and easements . . . . . . . . . . . 3. C. Preliminary Plat: . . . . . . . . . . . 3. 1. Submission . . . . . . . . . . . 3. 2. Information required: . . . . . . . . . . . 3. (a) Name . . . . . . . . . . . 3. (b) Owner . . . . . 3. (c) Boundary lines and physical features . . 4. (d) Street system layout . . . . . . . . 4. (e) Intended land use . . . . . . . 4. (f) Date, north point and scale . . . 4. (g) Preliminary plans for improvements . . . 4. (h) Future streets in unplatted portion, if any . . . 4. (i) Preparation of final plat . . . . . . . . . . . . . 4. (j) Approval certificates . . . . . . . . . . . . . . . 5. D. Final Plat . . . . . . . . . . . . . . . 5. 1. Submission . . . . . . . . . . . . . . . 5. 2. Information required . . . . . . . . . . . . . . . 5. (a) Name . . . . . . . . . . . . . . . 5. (b) Subdivider . . . . . . . . . . . . . 5. (c) Boundary survey . . . . . . . . . . . . . 5. (d) Street and'lot layout . . . . . . . . . . . . 6. (e) Construction plans for all improvements. . . . . . . 6. (f) Buildinj and easement lines . . . . . . . . . . . . 6. (n) Dedication of streets . . . . . . . . . . . . 6. (h) Tax receipt . . . . . . . . . . 6. (i) Engineer's or surveyor's certificate . . . . . . . . b. (j) Approval certificates . . . . . . . . . . . . 7. (k) Date, scale and north point . . . . . . . . . . . . 7. (1) Prints and ne- atives . . . . . . . . . . . . 7. (m) As -built drawings of improvements . . . . . . . . . 7. (n) Approval expires if . . . . . . . . . . 7. (1) Plat not recorded in 6 months . . . . . . . , S. (2) Improvements not completed in 6 months R. 3. Approval by sections . , . , , , . . , . , , S. Table of Contents (Continued) Pa ^e Vo. IV. General Requirements: , , , , , , , , , , , , , , 8. A. Requirements: S. 1. Conformity to Master Plan 8, � � 2. Major thoroughfares and collector streets 8, 3. Street right -of -way widths 8, 4. Street connections with adjacent*stbdivisions , , , , , , S. 5. Provisions for future streets 9, 6. Dead end streets . . . . . . . . . . . . . 9, 7. Block lengths . . . . . . . . . . . . . . 9, 8. Alleys . . . . . . . . . . . . . . 9. 9. Utility easements . . . . . . . . . . . . . . 9, 10. Curb radii . . . . . . . . . . . . . . 9, 11. Lot dimensions . . . . . . . . . . . . . . 9, 12. Side lot lines . . . . . . . . . . . . . . 9, 13. Building lines . . . . . . . . . . . . . . 9, 14. Refusal of approval . . . . . . . . . . . . . . 10. 15. Flooding . . . . . . . . . . . . . . 10. 16. Parks, schools, and playgrounds . . . . . . . . . . . . . . 10. 17. Variations and modifications . . . . . . . . . . . . . . 10. B. Authority of Planning Commission . . . . . . . . . . . . . . 10. EMIBIT "A" SUBDIVISION RULES AND REGULATIONS FOR TIM CITY OF EULESS, TEXAS I. Introduction It has been in the past, and shall be in the future, the policy of the City of Euless to endeavor to cooperate with the subdivicers of property in an effort to promote sound planning in the subdivision of land in order to prevent errors in platting rather than have the City be required to make expensive future corrections after they have occured. The rules and regulations as set forth herein have been made after careful study by the Planning Commission of existing local conditions and the desirable features of modern subdivision planning principles as recommended by the City's Planning Consultants and followed by other progressive cities in this State and this general locality. It is not the desire nor the intent of the City Council or the Planning Commission to regiment the design of subdivisions of property in Euless and its environs, but rather to recommend the utilization, to the fullest possible extent, of good, sound, modern subdivision planning principles. It is intended that as much freedom as possible be allowed the individual owners and subdividers in the design and untimate development of new subdivisions so that they will (1) dontribute to the community new residential nei- hborhoods with individuality and character, (2) provide for sufficient and adequate major and secondary traffic thoroughfares, public utilities, parks and playcrounds and other public grounds that may be required, (3) preserve otherwise the integrity of the Master Plan which has been formulated, and (4) meet the provisions of the Zoning Ordinance which is designed and intended to stabilize and protect the established pattern of the best land usage of all property within and to be ultimately added to the City. II. Authorization By a resolution adopted by the City of Euless City Council on the day of , 19 , pursuant to the provisions of the Acts of the Texas Legislature, Article 974A and 6626 as amended, the Planning Commission has the power and authority to recommend to the City Commission for approval plats for subdivisions within the corporate limits of the City of Euless and for a distance of five miles surrounding such corporate limits. As a basis for such approval, the Planning Commission prescribes the following regulations governing subdivisions III. Procedure A. General Information 1. Consultation: It is suggested that each owner or subdivider of land first confer with the City Planning Commission before preparing the preliminary plat of his proposed subdivision and secure a copy of the rules and regulations governing subdivisions of lands. This is so that he may become thoroughly familiar with 1. subdivision requirements and policies of the City, and with the features, provi- sions, and recommendations of the comprehensive Master Plan as prepared by the City Planning Commission, which instrument is on file in the office of that Body, that may relate to and have effect upon the general area in which the proposed subdivision is situated, 2. Definition of subdivision: Whenever any subdivision of any tract of land into two (2T or more tracts is proposed to be made and before any contract for sale of or any offer to sell such subdivision or any part thereof is made and before any permit for the erection of a structure shall be ranted by the City of Euless's Building Inspector to the subdivider, the subdivider or owner thereof, or his agent, shall apply in wrihin- to the Planning Commission for approval of such land division. Divisions of land for a ^ri.cultural purposes in parcels of five acres or more are not included in this definition of subdivision, unless any such division of five acres or more includes the planni.n, or development of a new street or access easement. The application of the subdivider, owner, or agent, shall conform to the specifications outlined in Section III, Subsections B, C, and D, and Section IV of these regulations. B. SPECIFIC REQUIREMENTS AND CITY POLICY 1. Effective date: After of the City' of Buiswill require on all new subdivisions of land in miles beyond its corporate limits, are specified in these Standards f, improvements, drainage structures, ' the City Commission -t-ha-F-a-fl-1—and subdividers and developers shall the City of Euless and for a distance of five adhere to and be governed by the policies that )r the provision and construction of street alleys or easements, and parks and playgrounds, 2. Storm sewers: The subdivider or developer, in the case of any subdivision of land, will be required to install, at his own expense, all storm sewer lines and drainage ditches and structures in accordance with the City of Euless Standards and Specifications governing the same, including all engineering, costs covering' design, layouts, and construction supervision. preliminary plans and layouts for' such drainage structures and improvements shall be submitted by the subdivider or developer to the City Planning Commission for study by the City Engineer alone with the submission of the preliminary plat of the subdivision. Final construction plans shall be submitted by the subdivider at the time of filing his final plat with the City Planning Commission in the same number of copies as required of the subdivision plat. There will be no participation by the City of Euless in the cost of any of the draina -e facilities within the subdivision. 3. Street improvements, curb and -utter, pavement: The subdivider of each tract of land will be required to construct, at his own expense, standard curb and putter along all streets, and ti install flexible base of select materials and surface the streets in accordance with the City of Euless Standards and Specifications, including all en- ineering costs coverin^ design, layout, and construction supervision. The subdivider, at his expense, shall furnish and erect street signs in accordance with the City's Standard and Specifications at _ each corner of every dedicated street as shown on the plat of the subdivision. Preliminary plans for such improvements shall be submitted to the City Planning Commission for study by the City Engineer and for tentative approval before any work is started in the subdivision. Detailed construction plans, including the plan and profile for each street, shall be filed with the submission of the 2. final plat in the same number of copies as reou +.red of the final subdivision plat. _ Where plats are presented for approval which adjoin unplatted propertv, the owner and /or developer of the proposed subdivision shall provide his prorata share of the pavements and drainage structures cost of the boundary streets. `.'!here the boundary streets are not to be paved in their entire width abutting the proposed subdivision, the owner and /or developer shall deposit his prorata share of the cost of the pavement and drainage structures into escrow with the City. Each street installation project will be considered by the City upon the individual merits of each project prior to construction. Sidewalks are not a specific requirement in new subdivision. However, should a subdivider or developer elect to install sidewalks in a subdivision, they shall be not less than four feet in width, parallel to and nor more than 2 feet above or below the adjacent curb grade, and shall be located oqe foot inside the dedicated street line and be situated wholly within the dedicated itreet: Sidewalks abutting business property shall have a minimum width of 10 feet. Parkways shall be exca- vated or filled to a grade parallel with and be not more than two feet above nor lower than the center line street grade at the right of way line. Landing walks of a width not less than 18 inches may be installed abutting the rear of the curb. If any sidewalks are to be included in a subdivision, preliminary plans on such walks shall be submitted along with the preliminary plat of the development, and detail- ed construction plans shall be filed for approval of the City Plannin7 Commission and City Engineer at the time of submission of the final plat. 4. Alleys and easements: The City of F,uless will require in new subdivisions at least ten foot wide easements in lieu of alleys except in conditions as set _. out in Section IV, A, 9, hereafter. If a subdivider desires to include alleys i.n a subdivision, they shall be not less than 20 feet in width and constructed by the subdivider at his own expense. The alleys shall be constructed in accordance with City of Euless Standards and Specifications. Any construction plans for this type of improvement shall be sub- mitted to the Planning Commission at the time of submission of the final plat. ' C. PRELIMINARY PLAT 1. Submission: Five copies, or prints, of the preliminary plat of all pro- posed subdivisions shall be submitted to the City Planning Commission for approval before the preparation of the final plat for record. The preliminary plat shall be filed in the office of the City Planning Commission at least five days prior to the regular meeting of such Body at which approval is requested. This plat shall be drawn to a scale of one inch ewuals one hundred feet,l" = 1001. 2. Information required: The plat shall show or be accompanied by the follow- ing information: (a) Proposed subdivision name, or identifying title, the names of adjacent subdivisions and the name of the City, County, and State, in which the subdivision is located. The proposed subdivision name must not be so similiar to that of an existing subdivision as to cause confusion. _ (b) Name and address of record owner, subdivider, engineer, surveyor, land planner, or any other designer responsible for the survey and design. 3. (c) Location of boundary or property lines; width and location of platted streets, alleys, and easements within or adjacent to the property being subdivided; present physical features on the land includi.n- natural and artificial watercourses, ditches, ravines, culverts, bridges, present structures, and any other features directly pertinent to the land being subdivided, location of any existing utilities and pipe lines, showing, pipe sizes and capacities of storm sewers and drainage structures; outline of any existing, wooded areas or location of individual laree trees. In instances where a serious drainage or street problem would require de- tailed study in order to determine the manner in which the drainage or construc- tion of other improvements within the proposed subdivision may be properly pro- vided in consonance with the conprehensive public works plan for a larger area of the City, the Planning Commission may require a topgraphic map of the area proposed to be subdivided to accompany the preliminary plat. Contour intervals of the map shall not be greater than two feet, with all elevations shown thereon tied to City datum place or such datum plane of any public authority that may have established a datum place in the euless area. The description of the property shall include the approximate acreage. (d) The street system design, showing location and width of the proposed streets, easements, alleys, building lots, and other features with their relation- ship to the streets, alleys, and easements ' 4 - n adjacent subdivisions for a distance of 500 feet beyond the limits of the proposed subdivision. If there are no ad- jacent subdivisions thereto, a vicinity or location map, drawn at a smaller scale, shall be submitted along with the preliminary plat. This map is to s',ow the boundaries and ownership of adjacent properties, the location and distance to the nearest subdivisions, and the manner in which the streets, alleys, easements, and highways of the proposed subdivision may eventually connect with those of the nearest existing subdivisions. (e) Classification and designation of the intended uses of land within the subdivision proposed, setting out residential, retail business, industrial, off - street parking, and all other parcels of land intended to be dedicated to public use, such as schools, parks, playgrounds, and any other special uses or semi - public uses may be required. (f) Date, north point, and scale of the drawings or subdivision layout. (g) Preliminary plans for street improvements, on -site or off -site drain- age improvements, alley improvements if any, sidewalks if any, and any other improvements to be made. (h) Where the preliminary plat submitted for approval covers only a part, a unit or increment, of the owner's or subdivider's entire holding or untimate subdivision, a sketch of the prospective future street system of the submitted part shall be furnished. The street system in the portion submitted for approval will be considerated in the light of adjustments and connections with the street system of the part not submitted. Q) It is to be understood that the approval of the preliminary plat by the City Planning Commission does not constitute official acceptance of the pro- posed subdivision by the City, but does constitute an authorization to be ?i_n and proceed with the preparation of the final subdivision plat. Construction workon the proposed subdivision shall not be be�vn until the final plan has been approved and accepted in an official action by the City Planni.nd Commission and the City Council, and the instrument recorded in the office of the County Clerk unless 4. written approval to start construction is given by the City Planning Commission with the City Council being cognizant of such approval. Approval of the prelimi- nary plat expires at the end of nine months after the approval date unless the final plat has been submitted for approval, plat: (j) The following blank certificate shall be lettered on the preliminary 1. Reviewed and Preliminary Approval Granted: City Engineer and/or Date Director of Public Works 2. Approved for Preparation of Final Plat: Chairman, City Planning Date and Zoning Commission D. FINAL PLAT 1. Submission: After the approval'by the City Planning Commission of the pre- liminary ply —=a final plat shall be prepared and submitted to the City Planning Commission for approval and reference to the City Council for its approval and subsequent recording in the office of the County Clerk. Five prints of this final _ plat shall be submitted to the Planning Commission at least five days prior to the regular meeting of that Body at which approval is requested. The final plat shall be clearly and legibly drawn on a scale of one inch equals one hundred feet ( 1" + 100') on a sheet 24" X 36" in size. All figures and letters shown thereon shall be plain, distinct, and of sufficient size that they can be easily read. Should more than one sheet be required for the layout, there shall be included with the several large scale drawi.n -s, a Ivey map sho11- inq the entire subdivision, drawn at smaller scale, with block numbers and street names. This key map is to be included upon the first sheet or presented separately as a cover sheet the same size as the large scale sheet. 2. Information required: The final plat shall show or shall be accompanied by the following in ormation: (a) The subdivision name or identifying title and the name of the City, County, and State in which the subdivision is located; the name and address of the record owner or subdivider. (b) The name or names of adjacent subdivisions, names of streets, and the number of lots and blocks. Names of new streets should, wherever possible, follow or be extentions of existing street names. (c) An accurate boundary survey of the property which is being subdivided, showing the bearing, and distance of the sides, (which shall be referenced to original survey lines or established subdivisions, showing the lines of all ad- jacent lands and properties), lines of adjacent street, alleys, and easements, including width and name of each. Streets, alleys, and easements of adjacent subdivisions shall be shown in a different manner from those of the proposed subdivisions, preferably dotted or dashed. 5. (d) The record plat shall indicate the location of all lots, streets, highways, alleys, easements, parks, playgrounds, and such other features, with accurate dimensions -iven in feet and decimals of a foot, showing the length of radii, deflection angles, and of arcs of all curves. Tangent distances and tan- gent bearings shall be given for each street. All such data is to be complete and sufficiently precise to permit accurate location upon the ground. (e) Complete construction plans shall be submitted for all street and drainage inprovements, alleys and sidewalks if any, and any other improvements to be performed. These plans shall be submitted on standard 24" X 36" sheets. Street, alley, sidewalk, and storm sewer plans shall be presented on plan- and -pro- file sheets and plotted to the scale of one inch equals either 40 feet or 100 feet horizontal, and one inch equals either 5 feet or 10 feet vertical. The plan portion of these shall show the rightrof -way or eAsement lines and portions of the right - of -way of intersecting streets. The street profiles shall show the existing ground and proposed ground lines at five points of the cross - section, including, at the centerline of the street, the back -of -curb lines, and the property lines. Typical cross- sections shall be shown for the streets showing, the type and width of pave- ment proposed for the streets. Detailed plans shall he submitted for any bridges, culverts, catch basins, any other draina ?e structures, or any other improvements to be made. Design Standards of the City of Euless in effect at the time of sub- mission of the Plat shall be used, subject to the approval of the City Engineer and /or Director of Public Works. (f) The building lines of front and side streets shall be shown dotted or dashed, and the location of utility easements shall be shown in dashed lines. (g) The plat shall bear a properly executed dedication of all streets, highways, alleys, parks, playgrounds, and other lands intended for use of the public, such dedicatory instrument to be si -ned by the owner or owners, and by all other persons or parties having a mortgage or lien interest in the property. Any private restrictions or trusteeships intended shall be filed with the plat if same are too lengthy to permit their lettering upon the plat. (h) A receipt indicating that all taxes have been paid shall accompany the plat, or the plat shall bear a certificate of the owner that all taxes have been paid. (i) Proper certification shall be made upon the plat by a reputable, registered engineer or land surveyor, stating that the plan represents a survey made by him and that all necessary monuments are accurately and correctly shown upon the plat. The engineer shall place such monuments as required by the City. These shall be set at all corners and angle points of the boundaries of the original tract to be subdivided and at all street intersections, angle points in street lines, points of curve, and at such intermediate points as shall be re- quired by the City. All lot corners are also to be marked with iron markers driven firmly into the solid earth. Such monuments shall be iron bars not less than on -half inch in diameter and two feet in lenPth, driven securely into solid earth with the top being either at the same elevation as the top of established sidewalk or flush with the natural earth grade if walk is not established. 6. (j) Blanks for certificate of approval to be filled out by the City En�i- neer or Director of Public 'corks, City Planni.na Commission, City Council, and County Commissioners Court shall be lettered in on the final plat as follows: 1. Recommended for Final Approval: City Engineer and /or Date Director of Public Works 2. Approved by City Planning Commission: Chairman, City Planning Vate Commission 3. Approved by the City Council: I hereby certify that this plat of the Addition to the City Limits of the City of Euless, Texas, was approved by the City Council of the City of Euless, Texas, on the day of , 19 City Secretary 4. Approved by the County Commissioners Court: I hereby certify that this plat of the Addition in County, Texas, was approved by the County Commissioners Court o the County of , Texas, on the day of , 19 County Clerk of the County o Texas. (k) Date, scale, and north point. (1) After approval of the plat by the Planning Commission one white back- ground, blue -line print and a reproducible negative print shall be furnished to the City Planning Commission. All figures, letters, and symbols shown upon the drawing shall be plain, distinct, of sufficient size that they may be easily read, and of such density that they will remain a permanent and lasting record. (m) After all improvements required by the City have been completed by the owner or subdivider of the proposed subdivision, the owner or subdivider shall furnish one set of as -built drawings of drainage structures and street improvements that have been constructed, the same to bd filed within thirty days after comple- tion of all required improvements. ., (n) Approval of the final plat shall expire unless the following condi- tions are met. 7. (1) The owner or subdivider shall record the plat in the office of the County Clerk within six months after the date of final approval. (2) The owner or owners of the subdivision shall file with the City Planning Commission within six months after the date of approval of final plat, a certificate stating that the improvements as specified and required by the City have been completed in accordance with the City's Standards and Specifications. 3. Approval by sections: An owner or developer, at his option, may obtain approval -o-fa portion or section of subdivision provided he meets all the require- ments of these Rules and Regulations with reference to such portion or section in the same manner as is required for a complete subdivision. In the event a subdivision and the final plat thereof is approved by the City Council in sections, each final plat of each section is to carry the name of the entire subdivision, but is to be distinguished from each other section by a distineui.shing letter, number, or sub - title. Block numbers shall run consecutively throughout the entire sub- division, even thou -h such subdivision may be finally approved in sections. IV. GENERAL REQUIREMENTS A. REQUIP,EMENTS The owner or subdivider of property shall observe the following general re- quirements and principles of land subdivision and street layout: 1. Conformity to Master Plan: In general, the proposed subdivision shall conform to the general projected future land use pattern as outlined by the Comprehensive Master Plan that has been formulated and adopted by the City Planning Commission. 2. Major thoroughfares and collector streets: The arrangement of streets in the subdivision shall provide for the continuation and extension of major and secondary thoroughfares and collector streets that are shown on the major street plan of the City Planning Commission. Minor residential streets in the subdivision shall provide convenient circulation of local traffic within the subdivision and adequate access to all building lots within the subdivision. Off - center street intersections will not be approved except in unusual cases. Parkways and boule- vards shall be of such width as may be designated by the Planning Commission. 3. Street right -of -way and pavement widths: .Streets shown on the City Master Plan as main thoroughfares shall have a dedicated right- of -wav width of not less than eighty feet, and a pavement width of from forty -five to sixty feet, measured from back -of -curb to back -of -curb. Streets shown on the City "aster Plan as coll- ector streets shall have a dedicated ri ^bt -of -way width of not less than sixty feet, and a pavement width of not less than thirty -seven feet, measured from back -of -curb to back -of -curb. Other streets, not shown on the City Master Plan as main thoroughfares or collector streets, will he considered as normal minor residential streets. Their right -of -way width is to be not less than fifty feet, and the pavement width is to be not less than thirty -one feet, measured from back -of -curb to back -of -curb. 4. Street connections with adjacent subdivisions: In order that proper re- lationship of new subdivision streets may be maintained with adjoining streets and land, the system of streets in a new subdivision, except in unusual cases, must connect with streets already dedicated in adjacent subdivisions that have been platted. There must, in general, be a reasonable projection of streets into the nearest subdivided tracts, and the same must be continued to the boundaries of the tract subdivided, so that other subdivisions may be connected therewith, 5. Provisions for future streets: Where a tract of land is subdivided into parcels that are larger than normal building lots, such parcels shall be arranged to permit the opening, of future streets and a logical ultimate resubdivision. 6. Dead -end streets: Except in unusual cases, dead -end streets will not be approved unless such dead -end streets are provided for in such manner that will permit connection with future streets in adjacent lands. Courts, cul -de -sacs, or "places" may be provided where the shape of a portion of the proposed sub- division or the terrain of the land would make it difficult, uneconomical, or unreasonable to plat with connectio7 streets. These courts, cul -de -sacs, or "places" shall be so arranged to provide access to all lots and shall, - enerally, not ex- ceed four hundred feet in lenoth. A turn - around must be provided at the closed end havin7 an outside radius of not less than sixty feet. In - eneral, no reserve strips controllin^ access to land dedicated or to he dedicated to public use shall be permitted. 7. Block lengths: Block lengths, generally, should not exceed one thousand feet in length. In blocks on one thousand feet or more, there shall be provided, near the center of the block, a utility or pedestrian easement or walk, the walk to be paved to a width of not less than five feet and to be lighted properly. 8. Alleys: Alleys, or loading courts, of a minimum width of twenty feet paved surface, or in lieu thereof, adequate off - street loading space, shall be provided in business blocks. Alleys are not required in residential districts, except that they shall be provided where alleys of adjacent subdivisions already platted would be closed or dead -ended by failure to provide alleys in the new subdivision. 9. Utility Easements: In lieu of alleys, which are not required but are op- tional in residential districts, easements for public utilities of not less than five feet shall be provided on each side of rear lot lines. If necessary for the extension of water or sewer mains, storm drainage, or other utilities, easements of greater width may be required along lot lines or across lots. In all cases, easements shall connect with easements already established in adjoining property. 10. Curb Radii: Curb radii at street intersections shall not be less than fifteen feet, and property lines shall be adjusted accordin -ly. 11. Lot dimensions: The minimum dimensions for residential lots in subdivisionr shall be sixty feet in width and generally not less than one hundred feet in length, unless the Planning Commission, for reasonable cause or special reasons, approve otherwise. In no case shall a rectangular or irregularly shaped lot con- tain less than six thousand square feet of area. Corner lots shall be increased in size whenever necessary to permit any structure placed thereupon to conform to the building line of each street in accordance with the Zoning Ordinance requirements. Double frontage lots are undesirable and will not be allowed where possible to avoid them. 12. Side lot lines; Side lot lines, insofar as practical, shall be at rizht angles or radial to street lines. 13. Building lines: Building lines shall be shown on all lots intended for residential usage. P7 enever required by the Planning Commission, building lines shall be shown on lots intended for business usuage. 9. 14, Refusal of approval: The Plannin- Commission may refuse to approve a plat whenever it is evident that adequate utilities cannot be supplied within a reason - able time. 15. Flooding: Land subject to floodi.n- and land deemed by the Plannin- Commi- ssion to be uninhabitable shall not be platted for residential occupancy, not shall it be platted for such other uses as may increase danger to health, life, or property or a- gravate the flood hazard. Such land within the plat shall be set aside for such uses that will not be endan ^,eyed by periodical or occasional inundation, or that will not produce un- satisfactory living conditions, 16. Parks schools, and playgrounds: Sites suitable for parks, schools, play- grounds, or other public usuage, as required by the City, should be carefully con- sidered in collaboration with the City Planning Commission and so indicated upon the preliminary plat. This is so these sites can be checked for conformity with the recommended locations indicated upon the Master Plan and so these sites can be duly placed upon the final record plat for dedication. Such sites should be in conformity with the general requirements of the City Plannin- Commission in keep- ing with modern city planning principles. They shall be of adequate size as re- commended by the City Planning, Commission and as may be required by the City under its policies and Specifications. The City Planning Commission may require the owner or subdivider to obtain a letter from the appropriate Independent School District stating that provisions for the site of future schools, if such be re- quired, are adequate. If a school site is not required, the letter is to so state. 17. Variations and modifications: Variations and modifications of the ^eneral requirements as outlined in this section of the Rules and Regulations will be made by the Planning Commission when, in its jud••ement, special or peculiar factors and conditions warrant such variations and do not affect the ^eneral application or spirit of the rules and regulations or the Master City Plan of the City. B. AUTHORITY OF THE PLANNING COMMISSION The Planning Commission shall be the judge in all cases regardin- the appli- cation of the forepoin7 rules and regulations. Advice and cooperation are offered and will always be freely given by officers of the City Planning Commission. PROPOSED AMENDMENT TO CITY OF EULESS STREET IMPROVEMENT ORDINANCE 6. Any owner of land, subdivider, his or their engineer, land planner, or any other person making street layout for any parcel of land or subdivision included in the Subdivision Ordinance, Ordinance No. 147, of the City of Euless, shall design the street layout in accordance with the following design standards: (1) Street intersections: All main thoroughfares and collector streets shall be continuous or in alignment with existing, streets, unless variations are deemed advisable by the City Council after consideration of the recommendations made by the City Engineer and /or Director of Public Works. Off- center street intersections will not be approved. More than two streets intersectinn at one point shall be avoided except where it is impractical to secure a proper street system otherwise, 10, Where several streets converge at one point, set -back lines, special rounding or cut -off of corners and /or a traffic circle may be required to insure safety and facility of traffic movement. No main thoroughfare or collector street shall intersect any other thoroughfare or collector street at an angle of less than sixty degrees. No minor residential street shall intersect a major thoroughfare or collector street at an angle of less than sixty degrees, or another minor residential street at an angle of less than thirty decrees. (2) Curve requirements: Curvilinear streets will he permitted. Major thorou -h- fares may have a minimum radius at the center -line of the street of 1, ^20 feet, Collector streets may have a minimum radius at the centerline of the street of 955 feet. C9inor residential streets may have a minimum radius of 500 feet, In special circumstances, the City Plann4n, Commission and the City Council may approve of shorter radii on minor residential streets where the circumstances justify such action. (3) Street grades: Major thoroughfares shall be limited to a maximum -rade of five percent uless the natural topo7raphy is such that steeper grades are essential. In this case, grades up to seven and one -half percent may be used for a distance not to exceed 200 feet maximum in any one continuous distance. Collector streets shall be limited to a maximum -rade of seven and one -half percent. Riinor residential streets shall be limited to•a maximum grade of ten percent. The minimum grade of any street shall be not less than one -half of one percent. Grade changes in the centerline of streets with an algebraic difference in grades of more than two percent shall be connected with vertical curves. The street grading, grades, and vertical curves shall be such that the sight distance is not less than 600 feet on main thoroughfares, and not less than 400 feet on all other streets. Where cross slopes are desirable or necessary from one curb to an opposite curb, the cross slope shall not be more than twelve inches in thirty feet. 11.