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15 <br />1.Does the street system provide for an adequate number of new and future street <br />connections to surrounding land? Most planning recommendations look for <br />residential neighborhoods that limit traffic to less than 500 vehicle trips per day – <br />250 trips per day is considered the more optimal threshold. If the street design <br />creates a high number of trips past some lots, additional street connections should <br />be considered. As a general rule, more connections result in better and more even <br />traffic distribution. Cities often hear people argue for fewer connections over fear of <br />increased traffic. The opposite is actually the case. <br />2.Does the regional street system support the number of lots in the subdivision, or <br />should a new collector route be considered in the area? <br />3.Does the design of the individual lots allow for comfortable building placement? <br />Occasionally, lot designs may meet the City’s technical regulations, but due to <br />unique considerations, result in difficult building sites. Most cities consider newly <br />platted lots to be “variance-proof”, that is, there should be no need to consider <br />variances to make reasonable use of a new lot – it is presumed to be buildable as <br />approved. <br />4.Does the subdivision make reasonable consideration for the existing character of <br />the land? Heavily graded projects, woodland areas that are being eliminated for <br />additional lots, elimination of significant views of surrounding countryside or water <br />features, or other similar characteristics indicate a subdivision that is not making <br />the best use of the property. The City has a stake in managing these issues. <br />5.Does the subdivision minimize the impact on the City’s utility and maintenance <br />system? Some subdivision designs can make it difficult for the City to serve the <br />project once constructed. Issues such as snow-plowing, maintenance access to <br />stormwater ponding areas, fire-fighting capability, access for emergency vehicles, <br />and other issues need to be considered to ensure the protection of the City’s future <br />residents. It is tempting to think of the subdivision’s defects as the problem of the <br />developer in selling the lots. But these problems will become the City’s when the <br />future new residents raise concerns over poor design. <br />6.What kinds of public use might be necessary in the subdivision, or in the area? <br />Should the City require a dedication of park land or trail right of way? Is there a <br />need for the construction of sidewalks or other improvements not commonly found <br />in other areas? <br />7.What kinds of ideas might improve the livability of the subdivision? How can the <br />existing landscape be capitalized upon to ensure the best neighborhood? Or, what <br />additional amenities might be considered to improve the area? <br />8.What dedication requirements should be considered? The authorizing statutes <br />permit the City to exact certain amounts of land for streets, utilities, and parks from <br />subdivisions. In the case of parkland, the city may exchange the land requirement <br />for an equivalent amount of cash, which is to be used for acquisition or <br />development of parks in other locations in the community.