A. Continuation Of Existing Streets: The arrangement of streets in new subdivisions should provide for the continuation of the existing streets from adjoining areas and should provide access to unsubdivided adjoining areas. The subdivider may be required to submit a plat providing streets which will continue into adjacent undeveloped property and which describes a proposed entire street alignment which will provide the access to collector or other major streets as required in this chapter or to implement the city's transportation master plan.
B. Maximum Dwelling Units On Single Access Street: Residential subdivisions must have adequate access to and from streets.
1. Single- And Two-Family Dwellings: Any residential subdivision development of more than thirty (30) single- or two-family dwellings shall have access to and from at least two (2) existing or proposed streets.
2. Multiple-Family Dwellings: Any residential subdivision development of more than one hundred (100) multiple-family dwellings shall have access to and from at least two (2) existing or proposed streets.
3. Engineering Consultant; Study: In the event a subdivision proposal for new lots to be served by a new or an existing single access street system where the total number of dwelling units existing, plus those proposed by the applicant, is likely to exceed the maximum dwelling units allowed, as set forth in subsections B1 and B2 of this section, the applicant shall retain a professional engineering consultant, acceptable to the city, to conduct a thorough study relative to the local street system and inherent safety concerns. The city engineer may render an opinion on the consultant's study and a recommendation to the planning commission. Additionally, if the city engineer deems an additional study necessary after reviewing the consultant's study, the city engineer may conduct a study and render an opinion; with all costs to be paid by the applicant. Upon the planning commission's finding that a study is acceptable the applicant shall further demonstrate to the planning commission that the existing street system and fire suppression availability, together with any proposed improvements, is conducive to efficient travel, public safety, and the protection of property and the community residents therein.
4. Greater Access Requirements: Access requirements should not be construed to limit the city's authority to impose greater access requirements for residential areas if, in the opinion of the city engineer or the city fire marshal, the extent of existing and predicted residential development in a given area requires additional street access.
C. Design Standards: Every development proposal shall demonstrate to the satisfaction of the city engineer, city fire marshal and planning commission that the overall street system design and subdivision layout incorporates design features conducive to efficient travel, public safety, and the protection of property and the community residents therein. The basis for the required improvements shall be in accordance with the street design and fire suppression standards adopted by the city. Required improvements shall bear a proportionate, rational nexus to the impact of the proposed development on the local roadway system.
D. Findings: The planning commission may make findings, based upon the recommendations from the city engineer, city fire marshal, other staff members, expert opinion, the applicant and public comment. Findings should include, at a minimum, that the access street(s) and the proposed connection(s) to other streets will safely and adequately accommodate the vehicle trips and turning movements which may reasonably be expected to be generated by the proposed development; and that the proposed access will adequately accommodate the delivery of municipal services. (Ord. 07-42 § 2: Ord. 94-40 § 1: prior code § 30-45)