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H-2. Discussion of cul-de-sac lengths IOW MEMORANDUM CITY OF TO: Planning Commission CHANHASSEN FROM: MacKenzie Walters,Assistant Planner 7700 Market Boulevard DATE: July 25, 2016 PO Box 147 Chanhassen,MN 55317 SUBJECT: Maximum cul-de-sac length Administration Phone:952.227.1100 Fax:952.227.1110 Issue Building Inspections City Code limits cul-de-sacs to a maximum length of 800' and requires a variance for Phone:952.227.1180 any longer cul-de-sac. Fax:952.227.1190 Background Engineering Phone:952.227.1160 Fax:x:952.227.1170 Sec. 18-57(k) of the City Code limits cul-de-sacs in the City of Chanhassen to a maximum of length of 800'. If any circumstances make it difficult or impractical for a Finance developer to conform to these requirements their only recourse is to apply for a Phone:952.227.1140 variance under Sec. 18-22, which enumerates the general criteria by which any Fax:952.227.1110 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 Park&Recreation Phone:952.227.1120 acceptable reasons for granting a variance but does not provide further guidelines to Fax:952.227.1110 guide decisions. Recreation Center Note: The full text of all cited sections of Chanhassen's Code of Ordinance is 2310 Coulter Boulevard presented as Attachment 1. Phone:952.227.1400 Fax:952.227.1404 Surrounding Communities Planning& Natural Resources Chaska: Sec. 152-8(6) specifies that there can be no more than 500' between Phone:952.227.1130 centerline of the intersection and turnaround or between two turnarounds. Fax:952.227.1110 Eden Prairie: Sec. 12.30(3)(6) specifies a maximum length of 500', but says that Public Works temporary cul-de-sacs may exceed this;however, all cul-de-sacs are to be avoided 7901 Park Place when possible. Phone:952.227.1300 Fax:952.227.1310 Excelsior: No restrictions found. Senior Center Phone:952.227.1125 Hopkins: Sec. 500.27(2) specifies a maximum length of 500'. Fax:952.227.1110 Minnetonka: Sec. 400.030(3) specifies a maximum length of 500', but lists specific Website topographical, vegetative, and developmental concerns that are grounds for www.ci.chanhassen.mn.us exemption Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow Planning Commission Issue Paper—cul-de-sac length July 25,2016 Page 2 of 3 Shakopee: No restrictions found. Shorewood: Sec. 1205-05 specifies a maximum length of 700', 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'. 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' and 1000' long. The most common maximum length among the surveyed cities was 500'; however,two cities had no length restrictions, and one city's ordinance specified a maximum distance of 500' between turnarounds, implying that longer cul- de-sacs containing multiple turnarounds were permitted. Chanhassen's maximum length of 800' 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' 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. 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' in length. Planning Commission Issue Paper—cul-de-sac length July 25,2016 Page 3 of 3 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-sac's over 800'. 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-sac's exceeding 800' 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: Sec. 18-57. - Streets. (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 unless the Community Development Director determines that a longer length is justified by one or more of the following circumstances: Exceptions from the maximum of an 800-foot cul-de-sac could be made if the following conditions exist. 1. That there are opportunities for secondary access to adjacent properties in the future; 2. Topography which would require substantial grading and or loss of significant trees that would alter the physical character of the property and or surrounding parcels. If the City Council directs staff to pursue this issue, staff will prepare a code amendment to bring before the Planning Commission and City Council for potential adoption. ATTACHMENTS: 1. Chanhassen's Code of Ordinance G:\PLAN\City Code\Issue Paper\Cul-de-sac length\Issue Paper Cul-de-sac(18-57) Attachment 1 Text of Relevant Code: Sec. 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).