§ 8. STANDARDS AND SPECIFICATIONS.

A.

GENERAL REQUIREMENTS

1.

Conformity with comprehensive plan. The subdivision shall conform to the comprehensive plan of the Village of Dickinson and the parts thereof.

2.

Provision for future subdivisions. If a tract subdivided into parcels larger than ordinary building lots, such parcels shall be arranged to allow the opening of future streets.

3.

Reserve strips prohibited. There shall be no reserve strips controlling access to land dedicated or intended to be dedicated to public use.

B.

STREETS

1.

Street layout. Adequate streets shall be provided by the subdivider and the arrangement, character, extent, width, grade, and location of each shall conform to the comprehensive plan of the Village and shall be considered in their relation to existing and planned streets, to topographical conditions, to public safety and convenience, and in their appropriate relationship to the proposed uses of land to be served by such streets. The street layout shall be devised for the most advantageous development of the entire neighborhood.

2.

Relation to adjoining street system. Where necessary to the neighborhood pattern, existing streets in adjoining areas shall be continued, and shall be at least as wide as such existing street and in alignment therewith.

3.

Projection of streets. Where adjoining areas are not subdivided, the arrangement of streets in the subdivision shall make provision for the proper projection of streets into such unsubdivided areas.

4.

Street jogs. Whenever possible, street jogs with center offsets of less than 100 feet shall be avoided.

5.

Half-streets or adjacent streets. In the case of collector, minor, or marginal access streets, no new half-streets shall be platted.

6.

Street intersections. Street intersections shall be as nearly at right angles as practicable, giving due regard to terrain and topography.

7.

Dead-end streets. Dead-end streets shall be prohibited except as short stubs to permit future expansion.

8.

Cul-de-sacs. In general, cul-de-sacs shall not exceed 600 feet in length, and shall have a turnaround right-of-way of not less than 100 feet in diameter in residential areas. The pavement within the right-of-way of the turnaround shall have a minimum radius of forty (40) feet.

9.

Streets on comprehensive plan. Where a subdivision embraces a street as shown on the comprehensive plan of the Village, such street shall be platted in the location and of the width indicated by the comprehensive plan.

10.

Minor streets. Minor streets shall be laid out so as to discourage their use by through traffic.

11.

Pavement widths and rights-of-way. Pavement widths and rights-of-way shall be as follows:

a.

Arterial streets shall have a right-of-way width of at least 80 feet, with a pavement width of at least 45 feet back to back of curbs.

b.

Collector streets shall have a right-of-way of at least 60 feet and a pavement width of at least 37 feet back to back of curbs.

c.

Minor streets having open ditch drainage shall have a right-of-way of at least 60 feet and a pavement width of at least 28 feet. If covered subsurface drainage is provided, right-of-way of streets may be 50;ft; and pavement width of at least 28 feet back to back [of] curb.

12.

Pavement widths and rights-of-way of streets forming part of the boundary of the subdivision (adjacent) shall be as follows:

a.

The subdivider shall dedicate a right-of-way of 40 feet in width for new adjacent arterial streets, and 22.5 feet of such right-of-way shall be paved.

b.

New adjacent collector and minor streets shall be full width and conform to Paragraph B(11) of this Section.

c.

Where the proposed subdivision abuts upon an existing street or half-street that does not conform to Paragraph B(11) of this Section, the subdivider shall dedicate right-of-way sufficient to make the full right-of-way width conform to such Paragraph, and there shall be paved so much of such right-of-way as to make the full pavement width comply with such Paragraph. Before any pavement is laid to widen existing flexible base pavement, the existing pavement shall be cut back 2 feet to assure an adequate sub-base and pavement joint.

13.

Construction requirements. The minimum standard residential street shall be a 28-foot curbed and guttered street constructed of portland cement concrete with a minimum uniform thickness of six (6) inches. Refer to section 12-105, Exhibit D, of the City of Dickinson Code of Ordinances. The city council may grant permission to the subdivider to build open ditch road section streets conforming to minimum specifications. However, the subdivider must show good and sufficient cause to the city council before they will grant permission to build open ditch road section streets.

Additional construction requirements will be promulgated by the city council as deemed necessary.

14.

House numbers. House numbers shall be assigned by the Village Secretary.

15.

Street names. Names of new streets shall not duplicate or cause confusion with the names of existing streets, unless the new streets are a continuation of or in alignment with existing streets, in which case names of existing streets shall be used.

16.

Street lights. Street lights shall be installed by the subdivider at all street intersections within the subdivision.

17.

Street signs. Street signs shall be installed by the subdivider at all intersections within or abutting the subdivision.

C.

UTILITY EASEMENTS

1.

Each block shall have a utility easement at the rear of all lots reserved for the use of all public utility lines, conduits and equipment. These utility easements shall be 10 feet in width, taking 5 feet from each lot where the rear of two lots abut each other, and shall be continuous for the entire length of the block. These easements shall parallel as closely as possible the street line frontage of the block.

2.

Where utility easements are not themselves straight within each block, or if the same do not connect on a straight course with the utility easements of adjoining blocks, then an additional easement shall be provided for the placing of guy wires on lot division lines in order to support poles set on curving or deviating rights-of-way or alleys.

D.

WATER SYSTEM

1.

All subdivisions shall be provided with water systems approved by the Galveston County Water Control & Improvement District #1. Water systems shall conform to the technical specifications of the Water District in accordance with Section B of this Ordinance and with the provisions below.

2.

The distribution system shall provide for the fire flow with minimum 6-inch mains to serve all fire hydrants.

3.

Fire hydrants shall be located within 500 feet of all building sites.

4.

Minimum size water line shall be 2 inches.

5.

Maximum number of house connections on a looped 2-inch line shall be ten (10), and on a dead end 2-inch line it shall be five (5).

6.

Minimum pressure in the system under a peak domestic consumption of 450 gallons per capita per day shall be 40 p.s.i.

7.

A flushing device shall be provided at the end of all dead end lines.

8.

Water lines shall be interconnected at intervals not to exceed 1000 feet, or as prescribed by the Superintendent, Galveston County Water Control and Improvement District #1.

9.

Valves shall be placed on all branches from feeder mains (6 inches or greater) and on all leads from feeder mains to fire hydrants.

10.

There shall be no length of water line greater than 800 feet without valve control.

11.

All water lines shall be looped whenever the extension of 350 feet of 2-inch line would accomplish such looping.

12.

All water services shall be installed by, and at the expense of, the developer.

E.

SANITARY SEWERAGE SYSTEM

1.

All subdivisions shall be provided with a sanitary sewerage system approved by the Galveston County Water Control & Improvement District #1. Sanitary sewerage systems shall conform to the technical specifications of the Galveston County Water Control & Improvement District #1, in accordance with Section 13 of this Ordinance, and with the provisions below.

2.

Connections with the sanitary sewer system shall be required except where the Galveston County Water Control & Improvement District #1 determines that such connection will require unreasonable expenditure when compared with other methods of sewage disposal. Where septic tanks are installed, the subdivider shall conduct percolation tests under the supervision of the Galveston County Water Control & Improvement District #1 in order to determine the adequacy of proposed lot sizes. If a sanitary sewage disposal system is to be installed, the plans for such systems must be approved by the Texas State Health Department prior to approval of the final plat by the Board of Aldermen.

3.

Minimum size of sewers shall be 8 inches.

4.

Minimum velocities in sewer pipes flowing full shall be 1.7 feet per second and minimum "n" value shall be 0.013.

5.

Maximum manhole spacing shall be 500 feet.

6.

Manholes shall be placed at points of change of grade, size, direction, and at junctions with other lines.

7.

All sewer pipe joints shall be die cast joints or factory made coupling joints approved by the Galveston County Water Control & Improvement District #1.

8.

Sewer pipe material shall be vitrified clay or approved equal.

9.

Minimum cover shall be 3.0 feet.

10.

Single house services shall be 4-inch minimum on a slope of 1.0 percent. Double house services shall be 6-inch pipe.

11.

All sewer service lines shall be installed extending to the lot lines. These sewer services shall be at the expense of the subdivider.

F.

UTILITY LINES

All utility lines that pass under a street shall be installed before the street is paved. When it is necessary that utility lines pass under the street or alley pavement, they shall be installed to a point at least 10 feet beyond the edge of the pavement.

G.

DRAINAGE REQUIREMENTS

Drainage requirements shall be as set forth in Appendix "B", Drainage Criteria, of the Code of Ordinances.

H.

BLOCKS

Block lengths shall not be less than 200 feet or more than 1200 feet.

I.

CROSSWALK WAYS

Crosswalk ways 6 feet in width shall be dedicated where deemed necessary by the Planning Commission to provide circulation or access to schools, playgrounds, shopping centers, and transportation and other community facilities, or to provide pedestrian circulation within the subdivision. Crosswalk ways shall be provided with a concrete sidewalk 6 feet wide.

J.

LOTS

1.

Sewered lots. Where off-lot sewerage is provided, each residential lot shall have an area of at least 6000 square feet, shall be at least 100 feet deep and shall be at least 50 feet wide. In case of irregularly shaped lots, the minimum width shall be measured at the front building lines.

2.

Corner lots. Corner lots shall be at least 55 feet wide. Lots abutting on crosswalk ways shall be treated as corner lots.

3.

Frontage. Each lot shall front upon a public street. Lots of irregular shape shall not be allowed unless they have a street frontage of at least 20 feet.

4.

Side lot lines. Side lot lines shall be substantially at right angles to straight street lines and radial to curved street lines.

5.

Minimum setback lines. Minimum front building setback lines shall be required of at least 25 feet. Where a corner lot is a key lot (where lots face the frontage street and other lots face the side street), the corner lot shall have at least the minimum building setback line on both streets. Where a corner lot is not a key lot, it shall have a minimum building setback line of the side street of at least 10 feet. Lots abutting a crosswalk way shall be treated as corner lots.

6.

Rear yards. Minimum rear yard depths shall be required of at least thirty percent (30%) of the depth of the lot, however, the depth need not exceed 25 feet measured from rear of dwelling. Detached garages may be as close as 3;ft; from rear and side property lines.

7.

Side yards. Minimum side yards on each side of buildings on interior lots and on the building side of corner lots, shall be required of at least ten percent (10%) of the width of the lot, or 5 feet, whichever is greater. Lots abutting on crosswalk ways shall be treated as corner lots.

8.

Extra depth and width in certain cases. Where a lot in a residential area backs up to a railroad right-of-way, a high-pressure gasoline, oil or gas line, an arterial street, an industrial area, or other land use which has a depreciating effect on the residential use of the property, and where no marginal access street or other street is provided at the rear of such lot, additional depth shall be required by the Planning Commission. In no case shall a depth in excess of 175 feet be required. Where a lot sides to any of the above, additional width shall be required by the Planning Commission, but in no event shall a width in excess of 200 feet be required.

(Ord. No. 289-96, § 1, 9-10-96; Ord. No. 643-2008, §§ 2, 3, 7-22-08)