Each lot and building envelope within a cluster development shall have sufficient access to ensure safe and efficient traffic flow and reasonable ingress and egress for emergency vehicles. To this end, the street requirements for cluster developments are as follows:
(a) Public Streets. A street shall be required to be publicly dedicated in compliance with Section 1248.14 when such street:
(1) Provides access to detached single-family dwellings on subdivided lots.
(2) Is a major street that connects two existing public streets, is intended to provide a future continuing street system beyond the project boundaries, or is expected to accommodate pass-through traffic going to and from adjacent developments.
(b) Private Streets. Streets that are not otherwise required to be public streets pursuant to division (a) above may be approved as private streets when the Planning Commission determines that:
(1) The private street is not planned or expected to be extended to serve property outside the cluster development.
(2) Adequate utility easements are provided to the satisfaction of the City and the utilities.
(3) The design and layout of the private street provides adequate and safe access to the intended units, as determined by the Police and Fire Departments.
(4) A private street with single access shall provide access to no more than 12 dwelling units.
(c) Pavement Width. Private streets may be constructed with narrower pavement widths than required by the Subdivision Regulations for public streets, provided they comply with the minimum standards set forth in Schedule 1266.07(c).
Schedule 1266.07(c)
MINIMUM PAVEMENT WIDTH FOR PRIVATE STREET
Two-Way | One-Way(a) | |
(1) Private street with two means of access serving: | ||
A. More than 20 units | 25 feet | 15 feet |
B. 20 units or less | 20 feet | 12 feet |
(2) Private street with a single access serving 12 units or less | 18 feet | N/A |
Notes to Schedule 1266.07(c). (a) Widths apply if no parking is provided on the street. If the street also provides an aisle for off-street parking, then the street width shall comply with Section 1246.04. NA = Not Applicable | ||
(d) Construction Standards. All elements of a private street that are to be provided in a cluster development shall be constructed in accordance with the construction standards set forth for public streets in Chapter 1248. However, when the Planning Commission determines that certain elements of a public street do not or should not specifically apply to a private street due to the circumstances of a particular project or portion of a project, the Commission may waive or permit a modification to the installation of any such element(s) to the extent deemed just and proper, provided such relief may be granted without detriment to the public good. This provision applies to waiving the requirement for curbs and storm sewers when the applicant demonstrates to the satisfaction of the Planning Commission that, based on the topography of the site, open space, density and other environmental considerations, the proposed open natural drainage system will equally satisfy the City's drainage requirements.
(e) Deed Restrictions. Whenever a private street is included in a cluster development, deed restrictions shall be required which shall specifically include the following language:
"The undersigned grantee(s) hereby acknowledge(s) that (he, she, they) understand that the premises described herein is located upon a non-dedicated, private street. And further, the grantee(s) understands that no government body is responsible for care and maintenance of said private street."
(f) Parking and Storage of Vehicles. Parking and vehicle storage shall be provided according to Chapter 1292.
(Ord. 58-01. Passed 5-29-01.)