A proposed ordinance on the use of cul-de-sacs in Bismarck needs more work, according to the Bismarck City Commission.

Bismarck planning director Carl Hokenstad presented the ordinance that has been four and a half months in the making to the commissioners at their Tuesday meeting. Back in December, the commission, which has been very anti-cul-de-sac, asked for the ordinance to be developed with the help of a large cross section of city departments and developers.

Hokenstad explained how the 17-member committee met periodically, along with holding one large input meeting in development of the rules which will govern the use of cul-de-sacs.

"The introductory paragraph lays out the the commission's intent, that the city wishes to limit the number and, if allowed, what standards apply," Hokenstad said. "We tried to list the reasons the city may approve of a cul-de-sac. In addition, when we get an application for a new subdivision plat, the developer needs to provide detailed justification why a cul-de-sac is included."

The ordinance addresses the commission's major concerns: maximum length is 750 feet based on fire code regulations; the throat leading to the turn around is 230 feet; the minimum diameter of the turnaround will allow for large fire trucks; islands can be implemented in the turnaround; multi-use paths are included; and a homeowners association will be responsible for any landscaped island.

The ordinance calls for 40-foot lot sizes at the front, with the structure setback having a 60-foot width. This caught the attention of commissioner Dave Jensen, who said 40 feet does not provide enough room for snow storage. He pointed out that a three-stall garage is about 36 feet wide, and if the driveway matched up with that, it would leave only four feet for storage.

"It's not going to work. The normal lot width is 80 feet," Jensen said.

"We did start out with wider lots at the front," Hokenstad said. "However, home builders point out that with the pie shape of the lots, starting out with 60 or 80 feet widths, by the time you get to the rear you're going to have some very large lots, which is not an economical way to develop a subdivision."

Hokenstad added that the minimum length of 230 feet for the throat could provide additional snow storage.

Service operators director Jeff Heintz admitted that the cul-de-sacs, even with the current ordinance, will prove difficult for snow removal. But Heintz didn't think it was right for the city to be dictating lot size.

Jensen made several suggestions including banning cul-de-sacs, charging property owners for snow removal, valuing the properties along a cul-de-sac more so the city would collect more taxes, and even denying snow removal. All the suggestions were disregarded by the commission.

But commissioner Sandi Tabor added that Jensen brought up good points. She was concerned that through the snowgate referendum the citizens require the city to remove snow from driveways, but if cul-de-sacs don't provide enough room for snow storage they cost more to maintain.

"Maybe this should be taken back and come up with a change in the lot width," Tabor said. "I'm not hearing resounding support from Jeff (Heintz) that this will be a piece of cake."

Hokenstad said he will take the ordinance back and have further work done on it to meet the commission's request. Jensen added that there should be language indicating cul-de-sacs will be permitted only when there are no other alternatives.

(Reach reporter Gordon Weixel at 250-8255 or gordon.weixel@;bismarcktribune.com.)