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HomeMy WebLinkAboutITEM II - PUBLIC WORKS - PRIVATE STREETS * ....<:..;{i'~":!,,"'I:"""".~.". ~.:::;''';",,/ Ai C",ITY, 0, F, .",=,' -"JP,.','..",m",.,,,,,,,,,",:,,,,* tI""'B" "UItN' ,,,c' I'" <--..., ~." -'-.""..cc ,l_ "" : j,_~,,:'l ,~L~ :~ .:"" * ,,>,," ,,' ,,,,,, "" "",,,,,,,,,,J.'" WASHINGTON Memorandum TO: FROM: DATE: SUBJECT: Auburn City Council Public Works and Planning, Building & Community Departments January 30, 2006 Private Streets and Access Tracts BACKGROUND The Public Works Committee requested a review of current policies and standards regulating private streets and access tracts, Public Works and Planning staff met with the Public Works Committee in October to review existing standards. The Committee proposed some changes to how the City regulates private streets and access tracts, This memo details current definitions and standards, changes requested by the Public Works Committee, and potential benefits and drawbacks of the proposed changes, In November the Public Works and Planning staff met with the Planning and Community Development Committee to review the Public Works Committee's proposed changes to private streets and access tracts regulations, The Committee was not in favor of the recommended changes, Private Streets and Access Tracts serve different functions and are currently regulated through different documents, Hence, this memo addresses each issue separately. Also, please note that there are several areas of City Code that are either outdated or inconsistent with other areas of code or standard. This will be cleaned up as part of this effort once more specific direction has been agreed upon by the Council. STAFF CONTACT Please contact Tiffin Goodman (804-5040 or tgoodman@auburnwa.gov) or Steve Pilcher (804- 3111 or spilcher@auburnwa.gov) should you have questions or require additional information. PRIVATE STREETS Private streets are privately owned streets built to city standards. They are not maintained by the City. Emergency personnel will respond to emergencies just as they would to an emergency on a public street. However, private streets are not patrolled for speeding, illegal parking, or other traffic infractions. Current Policies and Standards Private Streets are currently regulated through the Auburn Design Standards Manual. The Subdivision Code references the Auburn Design and Construction standards. In addition, the Comprehensive Transportation Plan contains the following policies regarding private streets. TR-64: Private Streets are discouraged, except in unique circumstances, as detailed in the Private Streets Objective and supporting policies. Obiective: Private Streets To discourage the development of private streets and ensure, if they are permitted by the City, they are constructed and maintained according to City standards Policies: TR-67: The City discourages private streets, but may permit them on a discretionary basis, as regulated by city code and the Auburn Design Standards. TR-68: If a private street is permitted, it must be built to public street standards as identified in the Auburn Design Standards and Construction Standards manuals. TR-69: Private streets must provide for emergency vehicle access and be privately maintained by an approved association or business. The City does not maintain private streets. Private streets in residential areas are currently built to the local street standard, which includes 28 feet of pavement and parking on one side of the street. Proposed Chanaes The Public Works Committee is recommending modification of Section 10.01.3.4 Private Streets of the Design Standards due largely to concerns regarding emergency access and the lack of ability to patrol for speeding violations. Attached are Exhibits A and B that show the changes proposed to this section and a final version of the changes, respectively. The modifications require 34 feet of pavement on private streets, which allows for parking on both sides and adequate emergency access. The current standards require 28 feet of pavement and street parking on one side. The modifications also include a provision for traffic calming measures. This change would essentially require all private streets to conform to the city standard for residential collectors rather than local streets. The residential collector cross-section standard, with 34 feet of pavement, is attached. Pros and Cons Staff developed the following lists to highlight some of the potential pros and cons of making the proposed changes to the private street standards. This list is not inclusive and may not necessarily reflect the opinion of the Public Works Committee or Planning and Community Development Committee members. Pros o Decreases likelihood emergency access will be blocked due to the inability to address illegally parked cars. o Provides more on-street parking (permitted on both sides). o Provides more flexible space to accommodate parking, turn lanes, bike lanes, and other pavement uses. Cons o Increases impervious surface (will still be mitigated for storm drainage). o More expensive. o May result in fewer or smaller buildable lots. o Can be viewed as degrading neighborhood character. o Wider streets tend to encourage speeding (this can often be mitigated through traffic calming). 2 ACCESS TRACTS Access tracts are generally thought of as shared driveways and are sometimes referred to as access roads or access easements. Access tracts serve up to 4 lots in short plats and up to 6 lots in subdivisions. They do not have many of the design amenities that streets have, including sidewalks, lighting, and landscape strips. Their primary purpose is to provide vehicular access to a small number of lots that do not have direct access to a street or alley. Current Policies and Standards Regulations for access tracts are found in a number of locations including the zoning code (ACC 18.48.130), the fire code (ACC 15.36A.031), the subdivision code, and the Auburn Design Standards (10.01.5). In addition, the Comprehensive Transportation Plan has the following policy regarding private streets. TR-65: Access Tracts may be permitted, as long as emergency access can be guaranteed at all times. The zoning code and fire code have more stringent limitations on access tracts than does the Design Standards. The zoning code limits access tracts to 150 ft in length. The fire code limits access tracts to 150 ft. unless adequate turnaround provisions are made. The Design Standards sets the maximum length at 600 ft. when adequate turnaround space is provided. Given these discrepancies. staff has usuallv defaulted to the zoninq code standard of 150 ft. in requlatinq access tract lenqth. In addition to the length maximum of 150 ft., the zoning code also indicates that access tracts serving up to four dwelling units shall be at least 20 ft. wide with 18 ft. of pavement. If alternative emergency access is not available, the pavement shall be 20 ft. wide. Access tracts serving five or six dwelling units shall be at least 24 ft. wide with 20 ft. of pavement. In all cases, parking is prohibited in the access tract. The City has the ability to designate the access tract as a fire lane either before or after development. Proposed Chanaes The Public Works Committee has expressed concern with the current standards for access tracts and has proposed the following changes. PRIVATE ACCESS TRACTS Proposed Standards No. of Lots Pavement Length (feet) 0-75 75 - 149 (access on one side onlv) 75 - 149 (access on both sides) 150 to 600 Pavement Width (feet) 20 28 34 34 (with a turn around) Parking not allowed parkina allowed on one side onlv short plat- 4 oarkina allowed on both sides plat - 6 parking allowed on both sides Note: The current zoning code allows up to 150 feet which appears restrictive to rural residential, commercial, and industrial zoned platting actions, Pros and Cons Staff developed the following lists to highlight some of the potential pros and cons of making the proposed changes to the access tract standards. This list is not inclusive and may not necessarily reflect the opinion of the Public Works Committee or Planning and Community Development Committee members. Pros Cons . Decreases likelihood emergency access will . Increases impervious surface (will still be mitigated be blocked due to the inability to address for storm drainage). illegally parked cars. . Encourages parking on the tract itself. . Provides more parking. . More expensive. . Provides more turn-around space. . May result in fewer or smaller buildable iots. . Additional pavement is less aesthetically pieasing. . Drivers may be more inclined to turn down an access tract as it might be mistaken as a street. . The 75 ft, category would rarely be applicable due to lot size requirements. 3 Exhibit A: Public Works Committee Proposed Changes to Private Street Standard Track Changes Shown 10.01.3.4 Private Street Community street requirements are usually best served by public streets, owned and maintained by the City, Private streets may be appropriate for some local accesses in very limited usage,J"r:"!""F.etre~,ts shall proYlde a direct access to_c';lli'street;s-<,mLshaii be limited .to_ those streets acceeslQ9-Qrooerties withln~ll.c,~d area or properties ImmeiJlat".l.Lil.s:lii3CerltJnvat~_l'treets ?ball not be U;&gj)y reSidents to tri3vel fron]Qne P_\'-tJJ1~,?treet tOilQOJIJ"L_,I,b~_ deslqn of a j:lrl,@F._;;Jr:,e.~L,s_h.i].U. hgjilicILtbilLi!...-'ti:1I c:Ils~Q!!'@.!J"-ilQj .tr,rou9lJJra [II (~gfJlo n - r~?IQeDt?,A onv"" ts_elr:~t _VJ 'UQQL!)si311 Cl""'''cJ .I,U\ w_ij.lJes.h!ltJQ"l?1rLQJQ~tLlJg .1~~~~~}tQC.PJ~t:lJl~,!~Lp_~r,~~~ Prwate street-s-sha1l rlav€-...permaner-:l-tJy- €st-a-b;is-h,:;,,(j tracct--or easernent .pH)V+B1f+;:] a\:>GBsst!;)-each lotsefv-e(:I-:--~They-p-rGvj-de(llreGtacr,~;e&s-to streets Private streets at arn1H~l'1um. shall be lD ~_Q,,,fg,IT!l_,,Df.e._,,,,,,tll rJe&+gned to the locai street standard that most closely reflects their intended use_':v.l1Lil_rl"1lnlmum...Qf_:)'lfeGt of Pi'~Jenl",'L'!Jlcjtl}. p rlv~!~~?J[~,?_tnetwJ?IK?_~J!9lLQ(~L9_Qi~'fjq u red to SL9Je r 2R?'~_QjDQ___ T r:?l tfi~d~~G'J:1jll9JT~<?S u r_~~ may a!~QJ:!~~llred JQ_~eter sp~edlnq. ::rhe use 01 a l'f1vate 8lree(ls~im,tBdto-,thosB81reetsaG{;.esslAg profler!ies wHhm a planned area.or flcoperties m1mediatBly,ad)aoent-P-nv"te streets sh,,11 110! be used by rBsldeffls to traveJ..from one-public street to aoo~'lec.- Thedes",n-91'-a-f}Hvate stFeet-sha~ be-&uch that it wilid+scourBge any thmugh traffic-of- oofHesrdents. A pn'v' ale.street \Nij i not- -- OBaiiowed-if ilwill---F8suH+n-lan d1-ocK~A-gpr ese-nt---orpta+~1n-ed parcelS F'f1_v.ate !3tr",_e.t?__ebiJll.b?.\i~j)",,1:.r:D'm_?.n II y,,"s ta hi i,>b,,'~. trast QL_",_a_'>sl1'1~mLpfOY id I n g.l",JliJ1 ?,"_C-"'_~LtQ.-",,,ch JQtservecl A capable, legally responsible owner or homeowner's association shall be established to maintain private streets, A plat or short plat with private streets requires an executed recorded Private Street Maintenance Agreement and a Storm Water Easement and Maintenance Agreement that obligate the future property owners to maintain the infrastructure indefinitely, Exhibit B: Public Works Committee Proposed Changes to Private Street Standard Final Shown 10.01.3.4 Private Street Community street requirements are usually best served by public streets, owned and maintained by the City, Private streets may be appropriate for some local accesses in very limited usage. Private streets shall provide a direct access to City streets and shall be limited to those streets accessing properties within a planned area or properties immediately adjacent. Private streets shall not be used by residents to travel from one public street to another. The design of a private street shall be such that it will discourage any through traffic of non-residents, A private street will not be allowed if it will result in iand locking present or planned parcels, Private streets shall be in conformance with the local street standard that most closely reflects their intended use with a minimum of 34 feet of pavement width, Private street networks shall be configured to deter speeding. Traffic calming measures may also be required to deter speeding. Private streets shall have permanently established tract or easement providing legal access to each lot served. A capable, legally responsible owner or homeowner's association shall be established to maintain private streets, A plat or short plat with private streets requires an executed recorded Private Street Maintenance Agreement and a Storm Water Easement and Maintenance Agreement that obligate the future property owners to maintain the infrastructure indefinitely, ~ (1) (1) L.. o (1) -.0 CJ.o I'll 0 '=0 III I 11I.- Ql en CJ- CJ 0 c:(N .......... (1) - Ctl > .C a.. ~ ",,", "~ <;$' ~ "" \~ ~ eo c o ..... Q) E> :J I .-- C.o .- ..... E ::J 00 "0-0 C Q) 0= uo "Oes G>_ ~Q) CJ ~ (0_ -C/) G> Q) C_ eo > .C Cl.. "0 o >.0 =$ E >< CI:l 0 U.LL . :;::;1 3- :JE.3 s::: 0) .- s::: Q):s;2 s::: .... CI:l co ..Ja.. Q) Q) ...- .- co u. > "C a.. " 0) O'l "'C 0::: c: 3: o 0) "iii> oS; 0- _ "co) .00) ~-= CJ)CI) U .0 :3 a..