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#2466 Renckens & Winston May 21,1999 Page 5 5. 6. 7. Applicants cite Section 11.32, Sub. 2(B)(4) which states "RoaJnms shall be laid on: to con form as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of roadways necessary to provide convenient and safe access to property." Applicants believe that the 50' corridor along the boundary will encourage through traffic. However, through traffic is not traffic generated by or within the neighborhood, but traffic using the neighborhood road as a shortcut. This is hardly the case where a horseshoe shaped road is anticipated, but might be the case if connections to Old Cr> stal Bay Road are made. However, convenient and safe access to property is best provided by roads that have more than one outlet, not by long cul-de-sacs (1400' in the case of Crystal Creek, or 140% of the City's maximum cul-de-sac length standard of 1000' per Section 11.33 Subd. 4) nor by extremely long private driveways. Applicants cite Section 11.32 Subd. 2(B)(6) which states in full " Cul-de-sacs shall be discouraged: proposed roadways shall be extended to the boundary lines of the tract to be subdivided (exactly what was done with Crystal Creek), unless prevented by topography or other physical conditions (the 6-12% slope directly east of Crystal Creek's cul-de-sac poses no engineering problems for extending Crystal Creek Road, although it may not be what the applicant envisions as appropriate), or unless in the opinion of the City such extension is not necessary or desirable for the coordination of the layout of the subdivision with the the existing layout or the most advantageous future development of adjacent tracts". In staffs opinion this entire code section is very relevant and applicable to the Renckens proposal. This section provides the City with the basis for making logical sense of road systems between and through adjacent subdivisions. Section 11.32 Subd. 6(H) "Construction of Roads and Dead-end Roads" is key to this discussion. It states: "7.Construction of Roads. The arrangement of streets shall provide for the continuation of streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective fire protection, for efficient provision of utilities, and where such continuation is in accordance with the City Comprehensive Municipal Plan. Ij the adjacent property is undeveloped and the street mu.st be a dead-end street temporarily, the right of way shall be extended to the property line. The City may limit the length of temporary dead-end streets in accordance with the design standards of this Chapter. 'I