13 PCSR 03-23-1993 ITEM 13
t
f TO: PLANNING COMMISSION
kRiver FROM: STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
DATE: MARCH 17, 1993 7-a
SUBJECT: ORDINANCE AMENDMENT, SECTION
1008 . 14 (5) ( j ) LENGTH OF DEAD-END
ROADS BY THE CITY OF ELK RIVER/
PUBLIC HEARING
In 1992 , 5 of 9 variance requests were regarding the length of
dead-end roads . Attachment 1 is a summary of 1992 variance
requests . These 5 variances dealt with 11 different roadways
in 5 different plats . The following is a more detailed
breakdown of these 11 roadways .
a. Hillside Estates
Variances to exceed the City' s maximum length of a
dead-end road were approved for 6 roads in Hillside
Estates . One road services the commercial portion of
the plat. It was approved to be 1, 100 feet in
S length. The length needed to serve the lots in the
first phase of Hillside Estates was only 385 feet,
but the road was brought to the plat boundary to
provide for future extension. Four other residential
roads were given approval of variances to be 890
feet, 660 feet, 820 feet, and 670 feet in length.
These 4 roads are temporary and will be eliminated in
future phases of this project. The length of these 4
roads could have been reduced if they stopped where
they gave access to the last lots in the first phase.
The last road was 980 feet in length. Future phases
will reduce the length of this dead-end to 663 feet.
This 663 foot future dead-end is the only permanent
dead-end of the 6 dead-end roads in Hillside Estates .
b. Lake Point Shores
Two proposed roads in this plat were to exceed the
maximum length of a dead-end. One was 963 feet and
the other 1, 135 feet. Both of these dead-end roads
would be classified as temporary. Development of
property adjacent to Lake Point Shores would have
eliminated these dead-ends in the future. This
request was withdrawn by the petitioner.
Sc. David Gow
Mr. Gow is proposing an 1, 100 foot, temporary
dead-end road that would be eliminated in future
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
Ordinance Amendment, Section 1008 . 14 Page 2
March 17 , 1993
IIIphases of development. Mr. Gow' s approval is still
pending.
d. Heritage Landing
(Noted as Richard Kincanon on Attachment 1)
Heritage Landing was given approval for a 683 foot
permanent dead-end road.
e. Elk Park Center East
Elk Park Center East was requesting a 560 foot
permanent dead-end road. This plat was denied due to
lack of sewer and water availability to the property.
Because of the number of variance requests on the length of
dead-end roads, the Council directed staff to review and
possibly amend the ordinance. This issue was presented to the
Planning Commission at their February 23, 1993, meeting. After
discussion with the Planning Commission, staff felt there was
more to the issue of cul-de-sacs than a discussion on length.
Addressing the questions of how to deal with future road
extensions and when to allow cul-de-sacs are also pertinent.
LENGTH
• Staff researched the standards regarding the length of dead-end
roads for the following cities :
1 . Brooklyn Park allows a dead-end to be 600 feet in
length measured from the center line of the street of
origin to the center of the cul-de-sac. Elk River
measures to the end of the right-of-way of the
cul-de-sac, which is an additional 60 feet.
2 . Cottage Grove allows dead-end roads to be 600 feet,
there is no definition of how to measure this
distance.
3 . Woodbury allows 500 feet measured the way Elk River
measures .
Attachments No. 2 and 3 show common dimensions for 5, 10, and
20 acre parcels that have potential for subdividing.
Attachments No. 4 and 5 are letters from the Chief of Police,
and Fire Chief for the City of Elk River, regarding the length
of cul-de-sacs .
Of the 11 dead-end roads for which approval of a variance was
sought in 1992, only 3 were proposed to be permanent
• situations . The other 8 roads would be eliminated when future
development occurred. Staff feels it is logical to review the
length of permanent dead-ends differently than temporary
dead-ends .
Ordinance Amendment, Section 1008 . 14 Page 3
March 17 , 1993
• The Building and Zoning staff does not feel comfortable with
the 1, 000 foot length for dead-end roads mentioned by the
Police Chief and Fire Chief. However, all of the variances for
permanent dead-end roads in 1992 could have been eliminated, if
the City' s standard was increased to 700 feet. Staff is
recommending the City Code of Ordinance is amended to allow
cul-de-sacs to be 700 feet long measured from the center line
of the street of origin to the center of the circle. Measuring
to the center of the circle is more consistent with surveying
practices .
Attachment No. 6 is an excerpt from Cottage Grove ' s subdivision
ordinance. Under d. 1, "Cul-de-sac Streets, " the rationale for
allowing a variance is detailed. Staff feels the City of Elk
River should incorporate similar language in our own ordinance
adding that consideration will be given for dead-end roads
exceeding the maximum length in order to extend to the plat
boundary.
FUTURE EXTENSIONS
Section 1008 . 14 ( 1) (b) , states; "Wherever feasible, the
arrangement of streets in new subdivisions shall provide for
continuation of existing streets in adjoining areas . Also, the
arrangement of streets in a new subdivision shall make
III provisions for the proper projection of streets into adjoining,
unsubdivided areas by carrying the new streets to the
boundaries of the subdivision at appropriate locations . " Staff
is recommending these road extensions to plat boundaries are
actually accomplished by building the street, and providing a
turn around through temporary easements, which would be removed
when the street is extended. Further, staff is recommending
provisions are made to protect the unsubdivided adjacent
property from vehicle traffic entering it by the proper
placement of barricades .
There is an issue of whether or not these future street
extensions should be tarred or left class 5 . One concern is
that the tar would deteriorate and have to be resurfaced when
the adjacent property subdivides . Also, there is a question of
whether a future street extension will be used in the
subdivision of the adjacent property.
WHEN TO ALLOW CUL-DE-SACS
There are currently 82 cul-de-sacs within the City limits .
Cul-de-sacs do take extra effort to snow plow. They also
provide for lots that are typically more desirable and,
therefore, more valuable because they tend to be safer and have
a higher degree of privacy.
• There are clearly times to allow cul-de-sacs . The language
under d. 1 in Attachment 6 , "Cul-de-sac Streets" addresses when
Ordinance Amendment, Section 1008 . 14 Page 4
March 17, 1993
• a variance should be granted, but it also defines situations
when cul-de-sacs should clearly be allowed.
There are also times when cul-de-sacs clearly should not be
allowed. For example, staff would not recommend approval of a
cul-de-sac that crosses a railroad tracks . This would only
allow one way in and out for the lots accessed by the
cul-de-sac with a great potential for being blocked.
Section 1008 . 14 ( 1) (b) , it states; "The arrangement, character,
extent, width, and location of all streets shall be considered
in relation to existing and planned streets, to reasonable
circulation of traffic, topographic conditions, run-off of
storm water, to public convenience and safety, and the
appropriate relation to the proposed uses of the land to be
served by such streets . " This statement, although general, is
the rational for reviewing when cul-de-sacs should be allowed
or not. When staff reviews a plat, we look at all of these
factors and will recommend the elimination of cul-de-sacs when
they are placed inappropriately to meet the intent of this
ordinance.
Staff does not feel cul-de-sacs are a problem if traffic
curculation is maintained and, does not recommend limiting
their number. However, if it is the consensus of the Planning
Commission and Council that cul-de-sacs are undesirable, staff
can provide appropriate language in the subdivision ordinance
to give a rationale for reducing their number.
SUMMARY
The first ordinance amendment attached allows an increase in
the maximum length of a dead-end road from 500 feet (measured
from the center line of the street of origin to the end of the
right-of-way) to 700 feet in length (measured from the center
line of the street of origin to the center of the cul-de-sac) .
There is currently language in the City ordinance that provides
for the extension of streets to plat boundaries to accommodate
future subdivision of adjacent lands . The Planning Commission
should give a recommendation on whether or not these future
extensions are constructed, and, if constructed, are tarred or
left class 5 .
Staff is not recommending cul-de-sacs be eliminated in general,
but only when they create a safety problem or improper traffic
circulation. However, if it is the desire of the Planning
Commission and Council to reduce the number of cul-de-sacs in
general, the second ordinance amendment attached gives rational
to accomplish this .
0
• 1992 VARIANCES
NO: APPLICANT STATUS REQUEST DATE
V-92-001 Ann & Charles W/D Front 4/20/92
Christensen Setback
V-92-002 Bill Honek A Shoreland 7/20/92
Setback
V-92-003 Rick Foster A Dead-end 4/20/92
(See Hillside Estates Plat)
V-92-004 Ken Dehn Jr. A Front setback 8/17/92
V-92=005 Robert Doncaster A Front setback 8/17/92
& River Setback
V-92-006 John Weicht T Dead End Length
(Elk Park Center
East)
• V-92-007 Mike Leary W Dead End Length
Marilyn Van Patten Lake Point Shores
V-92-008 David Gow T Dead End Length
V-92-009 Richard Kincanon Dead End Length
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_______..___________ ___.• ....._____________________________ .________,. •
0
.. Memorandum
111111
To: Steve Rohlf, Building/Zoning Administrator
From: Thomas D. Zerwas, Chief of Polic<ero;//
1kRiver Date: February 16, 1993
Police Department Subject: CUL-DE-SACS
It has been brought to my attention that you are considering
changing the ordinance that regulates cul-de-sacs. From a law
enforcement perspective, whether a cul-de-sac is 500 feet or 1, 000
feet isn't that big of a problem. However, if at all possible, I
would discourage cul-de-sacs unless there is a demonstrable
hardship or it is indicated up front that in the future the road
will continue through to another development.
I would urge caution in eliminating existing cul-de-sacs unless
they were designed to be through streets in the future. Some
citizens are located on a cul-de-sac for the privacy and safety.
If their planned cul-de-sac was replaced with an unplanned through
street, this could create hard feelings within the community.
If you have any questions in regards to my position on cul-de-sacs,
please see me.
•
•
720 Dodge Avenue N.W., Elk River, Minnesota 55330 • (612) 441-2324
0
City of TO: PLANNING COMMISSION
4tik River
FROM: RUSS ANDERSON, FIRE CHIEF 60
DATE: FEBRUARY 12, 1993
SUBJECT: LENGTH OF CUL-DE-SACS
The Fire Department would have no problems extending the
cul-de-sac length policy to a maximum of 1, 000 feet. Listed
below are several items we should discuss during concept review
meetings .
1 . Recommend a policy prohibiting "unnecessary"
cul-de-sacs . Unnecessary cul-de-sacs create a jumble
of unconnected streets making it difficult for
ambulances and fire trucks to move about the City.
2 . Review hydrant spacing in cul-de-sacs or dead-end
areas (two reachable hydrants for fire suppression) .
3 . Recommend a policy of 90 foot diameter, tarred
surface for cul-de-sacs .
• 4 . Recommend a policy permitting a limited number of
cul-de-sacs per the number of lots in a subdivision.
•
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
Cott`-"le- C, rove Sv60w/Siev- ORO,
1 23-31 Subdivisions 23-31
• (c) Street widths.
(1) Minimum right-of-way widths and pavement widths, face to
face of curb, for each type of public street or road shall be as follows:
Type of Street Right-of-Way Roadway Width
Width
Thoroughfare 120 feet As determined
by traffic..
needs
Collector street 70 feet 44 feet
Commercial or industrial
service street 70 feet 44 feet
Minor street 60 feet 32 feet
_ Cul-de-sac turn-around radius 60 feet ,..45 feet
Cul-de-sac roadway 50 feet 28 feet
(2) Where a subdivision abuts or contains an existing street of in-
adequate width, additional width shall be provided to meet the standards set
forth above.
(3) Additional right-of-way and roadway widths may be required to
promote public safety and convenience when special conditions require, or to
• provide parking space in areas of intensive use. _
(4) Extensions of existing streets with lesser right-of-way widths
than prescribed above may be permitted by variance.
(d) Culs-de-sac.
• (1) Cul-de-sac streets, permanently designed as such, shall not
exceed six hundred feet in length, except where variances are permitted. A
variance may be granted if it can be clearly shown that, by reason of unfavor-
_, able land form or the irregular shape of the land, a normal pattern cannot be
established, or that land would be wasted by not granting such a variance.
(2) Unless future extension is clearly impracticable or undesirable,
the ii rz-around:ri ht Eof:sway shall be placed adjacent to a subdivision property
line and a right-of-way of the same width as the street shall be carried to such
property line in such a way as to permit future extension of the street into the
adjoining tract. At such time as such a street is extended, the acreage covered
by the turnaround outside the boundaries of the extended street shall revert
in ownership to the property owner fronting on the temporary turnaround.
•
ORDINANCE NO. 93 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING SECTION 1008 .14 (5) (J) OF THE ELK RIVER CITY
CODE OF ORDINANCES REGARDING CUL-DE-SAC STREETS IN SUBDIVISIONS
The City Council of the City of Elk River does hereby ordain as
follows :
Section 1 . Section 1008 . 14 (5) (j ) of the Elk River Code of
Ordinances is amended to read as follows :
j . Cul-de-sacs - The maximum length of a street
terminating in a cul-de-sac shall be seven hundred (700)
feet, measured from the center line of the street of
origin to the center of the cul-de-sac. Longer cul-de-
sacs shall not be allowed, except where the City Council
determines that :
(i) the cul-de-sac is temporary because the street
is designed to extend into adjoining
unsubdivided property and connect with a future
street; or
• (ii) it has been clearly shown that, by reason of
unfavorable land form or the irregular shape of
the land, a normal pattern cannot be established
or land would be wasted if the additional length
were not allowed.
No cul-de-sac will be allowed if to do so would create an
unreasonably dangerous situation or adversely impact
traffic movement or flow.
Section 2 . This ordinance shall be effective upon adoption and
publication, according to law.
Passed and adopted by the City Council of the City of Elk
River, this day of _ , 1993 .
Hank Duitsman, Mayor
Attest :
Sandra Thackeray, City Clerk
ORDINANCE NO. 93 -
411
CITY OF ELK RIVER
AN ORDINANCE AMENDING SECTION 1008 . 14 (5) (J) OF THE ELK RIVER CITY
CODE OF ORDINANCES REGARDING CUL-DE-SAC STREETS IN SUBDIVISIONS
The City Council of the City of Elk River does hereby ordain as
follows:
Section 1 . Section 1008 . 14 (5) (j ) of the Elk River Code of
Ordinances is amended to read as follows:
j . Cul-de-sacs - Cul-de-sac streets, permanently
designed as such, are undesirable in terms of traffic
movement and emergency vehicle access . The City reserves
the right to restrict the number and length of cul-de-sacs
in a subdivision. The maximum length of a street
terminating in a cul-de-sac shall be seven hundred (700)
feet, measured from the center line of the street of
origin to the center of the cul-de-sac. Longer cul-de-
sacs shall not be allowed, except where the City Council
determines that:
• (i) the cul-de-sac is temporary because the street
is designed to extend into adjoining
unsubdivided property and connect with a future
street; or
(ii) it has been clearly shown that, by reason of
unfavorable land form or the irregular shape of
the land, a normal pattern cannot be established
or land would be wasted if the additional length
were not allowed.
No cul-de-sac will be allowed if to do so would create an
unreasonably dangerous situation or adversely impact
traffic movement or flow.
Section 2 . This ordinance shall be effective upon adoption and
publication, according to law.
Passed and adopted by the City Council of the City of Elk
River, this day of , 1993 .
Hank Duitsman, Mayor
Attest :
Sandra Thackeray, City Clerk
PLANNING COMMISSIONER TRAINING SESSION /4/POR
N
• TOPIC: Legal Considerations in Land Use Planning
DATE: Tuesday , May 18 , 1993
LOCATION: Elk River City Hall
13065 Orono Parkway
(Highway 10 to Gary Street . South on
Gary Street to Orono Parkway . City Hal 1
is about a block East on Orono Parkway. )
TIME: 6 : 00 p .m. Box Lunch and Networking
7: 00 p .m. Training Session
9 : 00 p .m . Adjourn
TRAINER: Bruce Malk:erson , Attorney
Popham, Hai k , Schnobrich Kaufman , Ltd .
Bruce is a dynamic trainer , and he has a very
interactive session planned. Attendees will
participate in simulated public hearings and
other learning exercises . This wi l l not be
a lecture format !
• COST : $5 . 25
(This is the cost of the box lunch . If you
choose to attend the training session only,
there is no charge . )
RESERVATIONS : You must register for this session by
Friday, May 14. To register , call
Rita Johnson at 441 -4547.
ALL INTERESTED PERSONS , INCLUDING PLANNING COMMISSIONERS,
STAFF , ELECTED OFFICIALS, AND GRASSROOTS CITIZENS ARE
INVITED T O ATTEND .
This training session is co-sponsored by The City of Elk
River and the Minnesota Planning Association . Copies of the
training manual So You 're a Planning Commi s .. i oner . . .Nccw
What? publ i shed by Minnesota Planning Association wi 1 l be
available for purchase at the session for a cost of $15. L00 .
•
Rita Johnson
Planning Commissioner
City of Elk River
508 Tipton Avenue
Elk River , MN 55330
• (61 2) 441-4547
STO: PLANNING COMMISSION
/ � i Ili'.
FROM: CRAIG OTTO VL" •
DATE : MARCH 23, 1993
SUBJECT: CONDITIONAL USE PERMIT REQUEST
FOR COMMERCIAL RECREATION BY
CRAIG OTTO, CASE NO. CU 93-07
I am requesting the Planning Commission table my request until
the April 27 , 1993, meeting.
•