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Attachment 4. Limits on Maximum Cul-de-sac LengthCITY OF C HANHASSE N Chanhassen is a Community for Life -Providing for Today and Planning for Tomorrow TO: Planning Commission FROM: MacKenzie Walters, Assistant Planner DATE: February 7, 2017 vim+ SUBJECT: Maximum cul-de-sac length Proposed Motion: "The Chanhassen Planning Commission recommends that the City Council adopt the attached ordinance amending Chapter 18, of the City Code concerning cul-de-sacs." BACKGROUND 8 -ab On August 16, 2016 staff presented an issue paper to the Planning Commission expressing concern that the city's 800 -foot limit on cul-de-sac length may not provide the appropriate level of flexibility. The Planning Commission directed staff to investigate the limits and conditions other communities place upon cul-de-sac length. On July 25, 2016 staff presented an issue paper to the City Council expressing concern that the city's 800 -foot limit on cul-de-sac length may not provide the appropriate level of flexibility. The City Council directed staff to investigate the limits and conditions other communities place upon cul-de-sac length. Sec. 18-57(k) of the City Code limits cul-de-sacs in the City of Chanhassen to a maximum of length of 800 feet. If any circumstances make it difficult or impractical for a developer to conform to these requirements their only recourse is to apply for a variance under Sec. 18-22, which enumerates the general criteria by which any variance request from the city's subdivision ordinances is evaluated. Sec. 18-22(2) lists "physical surroundings, shape or topographical conditions of the land" as acceptable reasons for granting a variance but does not provide further guidelines to guide decisions. Note: The full text of all cited sections of Chanhassen's Code of Ordinance is presented as Attachment 1. PH 952.227.1100 • www.ci.chanhassennn.us • FX952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 Planning Commission City Code Amendments — Cul-de-sac lengths February 7, 2017 Page 2 of 4 SURROUNDING COMMUNITIES Chaska: Sec. 152-8(6) specifies that there can be no more than 500 feet between centerline of the intersection and turnaround or between two turnarounds. Eden Prairie: Sec. 12.30(3)(6) specifies a maximum length of 500 feet, but says that temporary cul-de-sacs may exceed this; however, all cul-de-sacs are to be avoided when possible. Excelsior: No restrictions found. Hopkins: Sec. 500.27(2) specifies a maximum length of 500 feet Minnetonka: Sec. 400.030(3) specifies a maximum length of 500 feet, but lists specific topographical, vegetative, and developmental concerns that are grounds for exemption. Shakopee: No restrictions found. Shorewood.• Sec. 1205-05 specifies a maximum length of 700 feet, but generally allows for exceptions in the event of topographic or other extenuating factors. Temporary cul-de-sacs are also allowed. Victoria: Sec. 107.29 specifies a maximum length of 1000 feet ANALYSIS Most municipalities find it necessary to limit the maximum length of cul-de-sacs as they have the capacity to shunt large amounts of traffic onto a smaller number of collector roads, disrupt local connectivity within the traffic grid, create access issues for public safety, and reduce walkability. A cursory survey of surrounding municipalities found that six of the eight investigated cities limited cul-de-sacs to between 500 feet and 1000 feet long. The most common maximum length among the surveyed cities was 500 feet; however, two cities had no length restrictions, and one city's ordinance specified a maximum distance of 500 feet between turnarounds, implying that longer cul-de-sacs containing multiple turnarounds were permitted. Chanhassen's maximum length of 800 feet is comfortably within the range established by the surveyed cities. Regarding exemptions, two of the cities' codes state that exemptions may be allowed in extenuating circumstances. Of these cities, only Minnetonka provides explicit guidelines for what circumstances trigger the exemptions. Additionally, one of the surveyed cities explicitly allowed temporary cul-de-sacs to exceed the 500 -foot maximum length imposed on permanent cul-de-sacs. The other cities presumably handle all exceptional circumstances through their variance procedures, similar to how Chanhassen addresses unique developments. Planning Commission City Code Amendments — Cul-de-sac lengths February 7, 2017 Page 3 of 5 Chanhassen's regulations on cul-de-sacs are in line with those of surrounding municipalities; however, the city's large number of bluffs, water resources, and commitment to preserving extant vegetation has the potential to create many unique subdivisions that could be argued to meet the criteria for a variance established by Sec. 18-22(2). Without guidelines clarifying what circumstances constitute hardships caused by particular physical surroundings and topographic conditions, it is possible that the city will find itself in the position of having to justify why one variance was granted and another similar request was denied. Additionally, some of the circumstances potentially necessitating a variance from the established length requirements may not be discovered until later in the development review process. When this happens it can delay the hearing process. Rather than utilize the variance process the city could establish criteria within the Subdivision Ordinance which dictate when cul-de-sacs can exceed 800 feet in length. ALTERNATIVES 1) Do Nothing. Sec 18-22 allows for us to issue variances in the event of usual topography or other extenuating circumstances. The variance process also allows for the imposition of unique conditions suited to the unique nature of the development requesting the variance. 2) Amend section 18-57(k) to include criteria for allowing cul-de-sacs over 800 feet. This allows us to have a code based rational for allowing or disallowing exceptions to the general policy and reduces the number of variances requested. RECOMMENDATION Alternative number two provides a mechanism to minimize the number of cul-de-sacs exceeding 800 feet while simultaneously reducing the number of variance requests, and clarifying the situations where the city feels it is appropriate to allow longer cul-de-sacs. The potential amendment to the City Code could read as follows: Section 18-57 (k) The length of the cul-de-sac shall be measured from the intersection of the cul-de-sac and street's centerlines to the center point of the cul-de-sac bulb (see diagram below). The maximum length of a street terminating in a cul-de-sac shall be 800 feet. Th length o the eul de sae shall be measufed ff-em the interseetien of the eei4er4ines of the oul de sae the :nterseeting street to the ..enter rne nt of the e,a_ae sae. The City Manager or their a designee may approve a cul-de-sac exceeding 800 feet if they determine that one or more of the following necessitate a length in excess of 800 feet: 1) There are opportunities for a secondary access to adjacent properties in the future; 2) Topography which would require substantial grading and/or the loss of significant trees that would alter the physical character of the property and/or surrounding parcels. Planning Commission City Code Amendments — Cul-de-sac lengths February 7, 2017 Page 4 of 4 ATTACHMENTS 1. Chanhassen's Code of Ordinance 2. Draft Ordinance G:\PLAN\City Code\2017\2017-02 Various\Cul-de-Sac lengths\report cul-de-sac Attachment 1 Text of Relevant Code: See. 18-22. - Variances. The city council may grant a variance from the regulations contained in this chapter as part of the plat approval process following a finding that all of the following conditions exist: (1) The hardship is not a mere inconvenience; (2) The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land; (3) The condition or conditions upon which the request is based are unique and not generally applicable to other property; (4) The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. (Ord. No. 33-D, § 11, 2-25-85) Sec. 18-57. - Streets. (k) The maximum length of a street terminating in a cul-de-sac shall be 800 feet. The length of the cul-de-sac shall be measured from the intersection of the centerlines of the cul-de-sac to the intersecting street to the center point of the cul-de-sac. (t) Temporary cul-de-sac must be constructed at all locations where a street stub will be constructed and will be extended in the future. The temporary cul-de-sac must be 90 feet in diameter and lie within platted right-of-way or easement. The developer must submit an escrow for the cost of removing the temporary cul-de-sac and vacating the easement (if applicable). CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. ]insert number] AN ORDINANCE AMENDING CHAPTER 18 CHANHASSEN CITY CODE, SUBDIVISIONS, CONCERNING DESIGN STANDARDS THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Section 18-57(k) of the Chanhassen City Code is amended to read as follows: (k) The length of the cul-de-sac shall be measured from the intersection of the centerlines of the cul-de-sac to the intersecting street to the center point of the cul-de-sac. The maximum length of a street terminating in a cul-de-sac shall be 800 feet. The City Manager or their designee may approve a cul-de-sac exceeding 800 feet if they determine that one or more of the following necessitate a length in excess of 800 feet: 1) There are opportunities for a secondary access to adjacent properties in the future; 2) Topography which would require substantial grading and/or the loss of significant trees that would alter the physical character of the property and/or surrounding parcels. Section 2. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED this [insert date] by the City Council of the City of Chanhassen, Minnesota Todd Gerhardt, City Manager Denny Laufenburger, Mayor (Published in the Chanhassen Villager on [insert date])