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A. Every residential lot and unit created through the land division process shall provide vehicle access in accordance with the standards in this section. All required access improvements shall be installed prior to final approval, except as otherwise allowed by Chapters 19.24 through 19.27 EMC and this title. The following standards apply based on the maximum potential development and length of the access road. Pavement width, thickness, subgrade and other detailed specifications may be found in the city’s design and construction standards and specifications (DCSS). To view the detailed standards, follow links in Table 26-1 below, or obtain a copy of the standards from the engineering/permit services division.

Table 26-1: Vehicle Access Road Types—Residential Land Divisions

Type of Access

Potential Number of Dwelling Units Served(1)

Length of Access Road

Access Road Classification per DCSS 300 Series Standard Drawings

Private Access Drive A (two lot short plat only)

Easement or panhandle lots

1—2 dwelling units

150' or less

Private Drive Standard A (14' width. Not a fire lane)

Walkway not required

More than 150'

With fire code official approval

Private Access Drive B

3—9 dwelling units(2)

More than 150'

Private Drive Standard B (20'

fire lane)

Walkway required for 3 or more units

Private Access Drive C

10 or more dwelling units(3)

More than 150'

Private Drive Standard C (26' fire lane)

Walkway required

Public Streets

Not Applicable

See Design and Construction Standards and Specifications (300 Series)

Footnotes:

(1)Accessory dwelling units are not included in the potential number of units served. All other dwelling types are included.

(2)Private Drive B standard if building height is less than or equal to thirty feet as determined by the fire code official; or, Private Drive C standard if building height is more than thirty feet.

(3)Private access drive is not allowed for any land division which creates ten or more lots, except if approved through the unit lot subdivision process set forth in Chapter 19.27 EMC.

B. Development Standards for Private Access Drives.

1. Where Permitted. Private access drives are allowed to provide access to dwellings and off-street parking areas within any land division authorized under Chapters 19.24 through 19.27 EMC and this title; provided, however that any land division which creates ten or more lots not authorized by Chapter 19.27 EMC is required to provide a public street as set forth in subsection (C) of this section. Under certain circumstances, the city may require installation of a public street, rather than a private access drive (see subsection (C) of this section). As an alternative to the private access drive, the applicant may provide a public street meeting the city design and construction standards, subject to approval by the city engineer.

2. Calculation of Number of Units Served. For determining the number of units served by a private access drive, the city shall count the maximum number of potential units that may be served by the proposed land division, including future development that may be built out at a later date, and development potential for land beyond the road end. Accessory dwelling units are not included in the number of units served.

3. Design. All private access drives shall be designed and constructed to city design and construction standards and specifications. Fire lane requirements in the DCSS and EMC Title 46 shall be administered by the fire code official and city engineer through review of all land division applications. The fire code official will determine when the access drive is considered a fire lane based on number of units served, length and other factors. See Table 26-1.

4. All units in a development that abut or are adjacent to a private access drive are required to use the access drive, unless it is determined by the city engineer that:

a. An existing dwelling and its off-street parking are in a location where access would be impractical or impossible due to the topography or physical constraints of the site; or

b. A potential safety issue would be created as a result of using the private access drive as determined by the city engineer.

5. For any private access drive with public utilities, the city engineer shall determine the required easement width based on city standards.

6. Vehicle Turnaround. All dwellings accessed by a private drive shall provide a vehicle turnaround as required by the city’s DCSS and approved by the city engineer and fire code official. For land divisions that require site plan approval, the vehicle turnaround for each dwelling must be shown on the site plan.

7. Maintenance. The access drive shall be maintained to the design standard as shown on approved permit documents. The maintenance responsibility shall be with the homeowners’ association or, if no HOA, by the property owners benefiting from use of the access drive.

8. Easements and Tracts. All private access roads shall be placed within either an access and utility easement, or a separate tract. Where the road is placed in a tract, it shall be dedicated to the homeowners. The ownership, use rights and maintenance responsibilities shall be clearly shown on the final land division map and supporting documents.

9. Common Private Access Drive Use. The city engineer may allow the use of a common private access drive on an existing or adjacent land division if the unit count for the property to be divided together with the adjacent property does not exceed the maximum number of units allowed and such private access drive can or currently meets the DCSS standards. The applicant shall provide the following:

a. An easement providing for access, utilities, and maintenance from all owners of property that the private access drive crosses over and who have legal access to such easement;

b. An amendment to the existing land division map to accurately reflect the proposed changes; and

c. All improvements as if the lot were included in the original land division.

C. Public Streets. These standards are applicable to all land divisions that extend an existing public street or install a new public street:

1. When Required. Installation of a new public street or improvements of an existing street are required for all land divisions except for boundary line adjustments or as allowed under subsection (A) of this section, or if the applicant can demonstrate to the city engineer that none of the following applies:

a. The improvement of a public street is necessary to facilitate adequate supply of sewer and utilities;

b. The improvement of a public street is necessary to provide on-street parking;

c. The improvement of a public street is necessary to provide access to potential additional lots or future developable area;

d. The improvement of a public street is necessary to provide a through connection to existing or potential future development that is currently, or will be, accessed by a public street; and

e. The improvement of a public street is necessary to protect the public health, safety and welfare of the residents and general public.

2. Street Standards. All streets shall be built to current city standards as required in EMC Title 13 and the city’s design and construction standards and specifications, and shall meet minimum requirements for right-of-way width, pavement width, sidewalks and off-street parking as defined in classification of streets. The minimum requirement for each street classification shall be based on the maximum potential number of dwelling units served by the logical extension of common streets to serve other land. The city engineer will have the authority to deviate from construction and street classification standards.

3. Right-of-way width in excess of the standards of Chapters 19.24 through 19.27 EMC and this title may be required if or when, in the opinion of the city engineer, topography so requires.

4. Proposed streets for all divisions of land shall be extended to the boundary lines of the tract being developed to provide for the logical extension of streets and utilities for coordinated development of contiguous tracts or parcels of land. If in the opinion of the city such extension is not necessary due to physical conditions that may exist on or adjacent to the site, the city shall not be obligated to require an extension.

5. Access to Local and Arterial Streets. For all divisions of land, the city may require that access to city streets be limited. Such requirement may include but not be limited to providing for common lot access points, shared driveways, and alley access.

6. Dead End Streets. All permanent and temporary dead end streets shall provide a turnaround in accordance with city standards. The city engineer and fire marshal may, in certain cases, eliminate or reduce the size of the required turnaround if residential sprinkler systems are provided in accordance with standards as specified by the city’s fire marshal.

D. Development Standards for Nonresidential Zones. Street standards applicable to commercial, industrial and other nonresidential zones shall follow Chapter 13.68 EMC and the city’s design and construction standards and specifications (DCSS). (Ord. 3774-20 § 5(N) (Exh. 3), 2020.)