Attachment B <br />the process at EC 6.305. <br />Staff found that no street trees are proposed for removal. The Hearings Official finds this provision <br />is not applicable. <br />EC 9.8320(5): The PUD provides safe and adequate transportation systems through <br />compliance with the following: <br />(a) EC 9.6800 through EC 9.6875 Standards for Streets, Alleys, and Other Public Ways <br />(not subject to modifications set forth in subsection (11) below). <br />Staff Findings <br />Oakleigh Lane abuts the west half of the north boundary of the subject property. The applicant's <br />survey shows that the portion of Oakleigh Lane abutting the subject property has 20 feet of right- <br />of-way width, with approximately 19 feet of pavement width that partially overlaps the north <br />boundary of the subject property, outside the public right-of-way. Instead of dedicating additional <br />right-of-way to widen the roadway, the applicant proposes a 20-foot special setback from the north <br />property boundary (which coincides with the official right-of-way centerline). <br />East of the roadway is a row of cedar trees, which are primarily on adjacent lands to the north. <br />Hence, extending Oakleigh Lane to the east would necessitate right-of-way dedication from the <br />northerly property owner and, potentially removal of the cedar trees. Instead of extending Oakleigh <br />Lane to the east, the applicant submitted a street connectivity study prepared by Access <br />Engineering, LLC, which shows how the adjacent lands to the north could be further divided with <br />flag lot access off the existing 20 feet of right-of-way, with just an additional five-foot right-of-way <br />dedication (as multiple flag lots require 25 feet of street frontage). (Refer to Attachment D-5.) <br />Referral comments from Public Works confirm that the proposed street layout provides a safe and <br />adequate transportation system, subject to additional findings and conditions for compliance with <br />EC 9.6805 through EC 9.6875 Street Standards, as provided below. With regard to EC 9.6805 <br />Dedication of Public Wavs, Public Works staff recommends right-of-way dedication west of the <br />development's driveway, so that the abutting street, Oakleigh Lane, will comply with EC 9.6870 <br />Street Width. Public Works staff also recommends right-of-way dedication, east of the driveway, to <br />enable the construction of a hammerhead turnaround, consistent with EC 9.6820 Cul-de-Sacs and <br />Turnarounds. Public Works staff confirms that no additional right-of-way or special setback is <br />required based on the acceptability of the applicant's street connectivity study; Public Works staff <br />recommends the exception to EC 9.6815 Street Connectivity be approved. Details of these findings, <br />with the recommended conditions of approval, are provided below. <br />Pursuant to EC 9.6850 Dedication of Public Wavs, as a condition of any development, the City may <br />require dedication of public ways for bicycle and/or pedestrian use as well as for streets and alleys, <br />provided the City makes findings to demonstrate consistency with constitutional requirements. The <br />public ways for streets to be dedicated to the public by the applicant shall conform to the adopted <br />Hearings Official Decision (PDT 13-1, WG 13-1) 18 <br />