§ VIII. General Requirements
A. STREET ARRANGEMENTS
Unless otherwise approved by the Commission, provisions shall be made for the extension of arterial streets. Collector streets shall be provided for the circulation of traffic through the subdivision and the connection thereof to the arterial streets. Adequate local streets shall be provided to accommodate the subdivision.
Off-center street intersections shall, in general, not be approved. All arterial and collector streets shall be continuous or in alignment with existing streets, unless variations are deemed advisable by the Commission due to topography and requirements of traffic circulation.
(1) Boundary Streets. In cases where the land proposed to be subdivided is partially or totally bounded on one or more sides by an existing street, way, or artery having a width less than that specified in this ordinance, the subdivision shall be laid out so as to provide the street width required.
A half street along adjoining property which has not been subdivided may be approved; however, if it is deemed necessary by the Commission that the full width of the street be obtained, then the developer of the first tract to be subdivided may be required to obtain the additional or remaining right-of-way from the adjacent tract.
(2) Street Intersections. More than two (2) streets intersecting at a point shall be avoided, except where it is impractical to secure a proper street system otherwise.
Where several streets converge at one point, or acute intersection angles are present, setback lines, special rounding or cut off corners, and/or a traffic circle may be required to insure [ensure] safety and facilitation of orderly traffic movements.
No arterial street shall intersect any other arterial street at an angle of less than seventy-five (75) degrees.
No collector street shall intersect an arterial street at an angle of less than seventy-five (75) degrees, or another collector street at an angle of less than sixty (60) degrees.
No local street shall intersect any arterial street at an angle of less than seventy-five (75) degrees, or any collector street at an angle of less than forty-five (45) degrees.
Arterial intersections shall have property line radii of not less than twenty-five (25) feet.
Collector and local streets shall have as the property line corner the point of intersection of the intersecting streets.
Alleys shall be treated as local streets.
(3) Dead-End Streets. Dead-end streets shall not be approved, unless:
1. Such dead-end streets are designed to connect with future streets in adjacent land not yet developed, in which case the streets shall extend to the boundaries of the land being subdivided.
2. In very unusual circumstances a street may dead-end for topographical reasons or in order to develop a desirable residential plan, in which case the dead-end street shall have a cul-de-sac with a minimum radius of fifty (50) feet, measured at the center line of the street.
(4) Repealed.
(Ord. No. 2114, § 1, 10-9-72)
(Ord. No. 2439, § 5, 3-12-79; Ord. No. 2494, §§ 3—6, 4-14-80; Ord. No. 85-012, § 1, 4-15-85; Ord. No. 2012-040, §§ 2, 4, 12-10-12)
refeditor
Paragraph (4), which related to service roads, was repealed by Ord. No. 1328, § 1, adopted August 9, 1954.
(5) Relation of Adjoining Streets and Land. The system of streets designated for the subdivision, except in unusual cases, must connect with streets already dedicated in adjacent subdivisions, and where adjacent connections are not platted, must in general be the reasonable projection of streets in the nearest subdivided tracts, and must be continued to the boundaries of the tract subdivided, so that other subdividers may connect therewith. Reserve strips of land controlling access to or egress from other property or to or from any street or alley or 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.
(6) Street Grades. The minimum grade for all streets shall be five-tenths (0.5) of one (1) percent. The maximum grade for arterial streets shall be five (5) percent; for collector streets it shall be eight (8) percent; for local streets it shall be ten (10) percent. If natural topography is such as to require steeper grades, the above maximum grade shall be increased by twenty-five (25) percent for a maximum continuous distance of two hundred (200) feet. Center line grade changes with an algebraic difference of more than three (3) percent, and less than five (5) percent, shall be connected with at least a two hundred (200) foot vertical curve. For every additional percent of algebraic difference over five (5) percent, there shall be an additional fifty (50) feet of vertical curve. All algebraic differences in grade below three (3) percent shall have a vertical curve of not less than one hundred (100) feet. Where a cross slope is necessary or desirable from one curb to the opposite curb, such cross slope shall not be more than nine (9) inches on a twenty-eight (28) foot street, or more than twelve (12) inches on a thirty-nine (39) foot street, or more than eighteen (18) inches on a sixty (60) foot street, except where new streets connect to existing streets that require a greater cross slope to connect, and then the grade change will be consumed within one hundred fifty (150) feet of the connecting point.
The grade requirements for alleys shall conform to those of streets. (Ord. No. 1619, § 1, 2-18-63)
(7) Street and Alley Crowns. The crown of all streets shall be based on one-sixth (1/6) of an inch per foot of paved street width, but in no case less than four (4) inches, nor more than ten (10) inches. All alleys shall have an invert crown of one-sixth (1/6) of an inch per foot of alley width, but in no case less than three (3) inches nor more than five (5) inches. (Ord. No. 1619, § 2, 2-18-63)
(8) Curve Requirements. (Other than intersections). Arterial streets shall have a minimum radii at the center line of 1,920 feet; collector streets shall have a minimum radii at the center line of 955 feet; and local streets and alleys shall have a minimum radii at the center line of 150 feet.
(9) Block Length and Width. In general, intersecting streets, determining the block lengths and widths shall be provided at such intervals as to serve cross traffic adequately and to meet existing streets or customary subdivision practices. Where no existing subdivision controls, the blocks shall not exceed nine hundred (900) feet in length, nor be less than four hundred (400) feet in length. Where no existing subdivision controls, the block width or depth shall not exceed three hundred and fifty (350) feet, nor be less than two hundred and twenty (220) feet. When possible, the block widths and lengths shall be such as to allow two (2) tiers of lots, back to back.
(10) Street Widths. Arterial streets shall have a minimum width of right-of-way of eighty (80) feet and a minimum paving width of sixty (60) feet, back of curb to back of curb. Collector streets shall have a minimum width of right-of-way of sixty (60) feet and a minimum paving width of thirty-nine (39) feet, back of curb to back of curb. Local streets shall have a minimum width of right-of-way of fifty (50) feet and a minimum paving width of twenty-eight (28) feet back of curb to back of curb, except that in the case of curvilinear streets, where the center line radii is less than 500 feet, such paving widths shall be increased to thirty-two (32) feet, back of curb to back of curb, along the curvilinear portion of the street. Estate streets shall have a minimum width of right-of-way of sixty (60) feet and a minimum paving width of eighteen (18) feet with drainage ditches of no greater depth of one and one-half (1½) feet; however, when drainage ditches are required to exceed one and one-half (1½) feet in depth, minimum right-of-way width must be increased in accordance with approved plans for street and related drainage system.
(11) Standard Street Width. The standard street width on which the subdivider shall be required to construct all street and drainage improvements shall be that of a collector street, i.e., thirty-nine (39) feet from back of curb to back of curb. All street paving over this width shall be subject to participating aid from the City as set forth in this ordinance.
(12) Street Names. New streets shall be so named so as to provide continuity of names with existing streets. Similar or identical street names to streets already existing in other parts of the City shall be avoided.
(13) Alleys. Alleys or loading and unloading courts shall be provided in blocks to be used for any purpose other than residential. The minimum right-of-way width for such alleys shall be thirty (30) feet and shall be paved in their entirety. Should alleys be platted in residential areas they shall have a minimum right-of-way width of twenty (20) feet and paved to a minimum of twelve (12) feet. Alleys shall be provided where existing alleys of adjacent subdivisions would be closed or shut off so as to deny said existing alleys of separate ingress and egress.
No lot shall be platted in such manner as to force or render desirable the building thereon of any improvements which face, front or have the main entrance on an alley. (Ord. No. 84-033, § 1, 5-14-84)
B. EASEMENTS
Except where alleys of the width set forth herein are provided, easements not less than fifteen (15) feet in width, seven and one-half (7½) feet in width on each side of the lot lines, shall be dedicated on all rear lot lines and on side lot lines as necessary for municipal and utility use for poles, wires, conduits, storm sewers, sanitary sewers, water lines, open drains, gas lines, heat lines, or other public utilities. Such easements may be required across parts of lots other than as described above upon recommendation of the City Engineer.
C. LOT ARRANGEMENTS
In general, the side lines of lots shall be approximately at right angles to the street line. If possible, the placing of adjacent lots at right angles to each other shall be avoided.
(1) Lot Size. The minimum lot size of any lot shall conform to existing zoning regulations.
(2) Access to Lots. Each lot shall be provided with adequate access to an existing public street by frontage along such street or through connection of a new street or a permanent easement to an existing street.
D. SURVEY
(1) Accuracy. All survey work around the boundary area as well as within the subdivision shall have an error of closure of one in seven thousand five hundred (1/7500) or less.
(2) Monuments. Permanent type monuments shall be placed at each corner and angle point of the boundary survey of the subdivision as well as the corners of all street intersections within the subdivision; also on all property line points of curve and points of tangent, under the supervision and direction and as located by the Engineer who prepared the plat. These monuments shall be placed approximately flush with the top of the finished curb and shall be of at least Class B (2500 psi) concrete and shall be eight (8) inches in diameter and twenty-four (24) inches long. There shall be placed in the center of this concrete monument to denote the corner a one quarter inch diameter brass pin two (2) inches long and set one quarter inch above the concrete.
(3) Iron pins. All lot corners within the subdivision, other than those included in (2) above, shall be marked with a one-half (½) inch diameter iron pin twenty-four (24) inches long, driven flush with the ground.
E. REPEALED
Subsection E, which related to parks, playgrounds and recreational areas, was repealed by Ord. No. 1328, § 2, adopted August 9, 1954.
F. MINIMUM IMPROVEMENTS
1. The following improvements shall be placed within all new subdivisions by the subdivider and these improvements or guarantee thereof, as set forth herein, shall be a condition precedent to the final approval and acceptance of the subdivision:
(a) Standard curb and gutter, except as permitted in area zoned Single-Family Dwelling District No. One (SF-1) (and not otherwise required) or by variance. A Subdivider may request a curb and gutter variance from City by submitting the request in writing to the City Engineer prior to Final Plat Approval. The City Engineer may grant a curb and gutter variance administratively upon finding of special circumstances or unnecessary hardship.
(b) Street subgrade (with lime stabilization as required). (Ord. No. 85-012, § 1, 4-15-85)
(c) Street pavement. (Ord. No. 85-012, § 1, 4-15-85)
(d) Valley or dips, where essential for drainage purposes.
(e) Street signs.
(f) Water service and fire hydrants, where required under this ordinance.
(g) Sewer service, where required.
(h) Storm sewers and drainage structures, where required.
2. All improvements shall be done in accordance with the design standards of this ordinance and at the time of submission of the plat.
(a) Surveying and Engineering. The subdivider or developer shall furnish all engineering and surveying necessary to prepare the plat, and all engineering necessary to prepare the plans and specifications and supervise the construction thereof of all improvements within the subdivision except where contracts are entered into with utility companies licensed to operate in Paris, Texas, and this said construction is to be done by their own forces. In this event utility companies shall furnish all engineering and inspection necessary for this construction. The City Engineer or his authorized representative shall have the power to inspect any or all improvements being constructed under this ordinance to insure [ensure] the fulfillment of the intent of this ordinance.
G. CONSTRUCTION PLANS
After the Commission's approval of the preliminary plat, and before or upon the submission of the final plat, the following information shall be supplied to the City Engineer:
(1) Final construction plans, with detailed drainage plan, with minimum finished floor elevations for each lot in the subdivision, with a title sheet affixed thereto, containing the name of the subdivision, the developer and the registered professional engineer preparing the plans, with his seal affixed, and a vicinity map showing the location of the subdivision.
(2) Plan-profile sheets of all proposed streets. These sheets are to be 22" × 36" in size and plotted to scale of one inch to one hundred (100) feet horizontal and one inch to five (5) feet vertical. These plan-profiles shall show the right-of-way of the street, portions of the right-of-way of intersecting streets, location of curb and gutter with respect to monuments, curb return radii, dips or valleys, soil type, liquid limit and plasticity index for each major soil type encountered at the subgrade level, test locations and estimated boundaries between soil types in the plan portion. Accompanying the plan portion must be the certified test results performed by an independent testing laboratory approved by the City of Paris which verifies the information required and furnished. The profile shall show the existing ground on each side of the street at the right-of-way line, the proposed grade of the top of the curb for each side of the street, and the reference bench mark with its elevation. These plan-profiles shall show or be accompanied by a typical cross section of the proposed street or streets to be constructed.
(3) All utility plans (sanitary sewer, water, storm sewer, culverts and bridges) shall be on sheets 22" × 36" and shall show all information necessary for their construction. These plans shall be accompanied by the Engineer's criteria and calculations for their design. All designs must meet all aforesaid City, State and Federal minimum specifications.
(4) Prior to the construction of any proposed improvements, i.e. streets, drainage, utilities, etc., the subdivider shall furnish complete plans and specifications of said construction to the City Engineer. If any part of the proposed construction is considered unsatisfactory by him and below the standards required under the circumstances, construction operations shall not be started on the affected portion until alterations are made such that the completed work shall conform to the standards required by the City of Paris. The City Engineer shall be notified prior to beginning construction so that he or his duly authorized representative may inspect said work on the behalf of the City during the construction.
(5) Upon the completion of construction of any such improvements, the subdivider shall furnish a final set of plans in detail to the City Engineer. These plans shall be certified by the Engineer preparing them to be complete and correct "as built" plans of the improvements and where applicable shall bear the statement "Built under my supervision" and signed by the Engineer.