Attachment B <br />The applicant seeks a modification to the striping, surfacing, and landscaping requirements for <br />the vehicle parking spaces. EC 9.6410 requires a durable a dust-free surface, whereas the <br />applicant proposes gravel parking spaces. The applicant proposes filter fabric below the gravel <br />surface to meet the durable and dust-free standard. The applicant also explains that the <br />driveway will be paved, where durability and dust would be of greater concern associated with <br />vehicle movements. To keep gravel in the parking stalls and off the driveway, the applicant <br />states that the planned community can maintain this area and suggests keeping a broom <br />nearby. The abutting concrete wall proposed along the west property line serves as mitigation <br />to additional noise and dust associated with gravel. <br />The concrete wall is also proposed in lieu of a seven-foot wide landscape bed between the <br />parking stalls and the west property line, which would be required by EC 9.6410, unless <br />modified through the PUD process. The concrete wall appears to meet the intent and function <br />of the high-screen landscaping requirement, as it is eight feet tall with living plant material <br />(espaliered trees). As such, staff recommends approval of the landscape modification. This <br />design also meets the PUD purpose statements, with regard to clustering the development <br />away from the easterly portion of the site. <br />As discussed previously, the wall is considered a structure subject to setback requirements. As <br />conditioned previously, if the applicant is unable to obtain easements from the abutting <br />property owners, the structures (wall included) will need to be moved five feet from the <br />property line. Either with or without the five-foot setback, the wall meets the intent of the <br />landscaping requirement for vehicle use areas adjacent to interior property lines. <br />Based on the available information and the findings and condition recommended above, staff <br />believes the requested modifications could be approved as being consistent with the PUD <br />purpose statements. Otherwise, the applicable development standards appear to be met. No <br />signs or exterior lighting is shown on the plans, but staff notes that those features would be <br />subject to the development standards at EC 9.6650 and EC 9.6725 at the time of development. <br />Land Use Management staff recommends the following condition of approval: <br />The final site plans shall note that compliance with the following development <br />standards will be determined more precisely at the time of building permit review: <br />o Landscape Standards beginning in EC 9.6200 <br />o Garbage Screening contained in EC 9.6740 <br />o Bicycle Parking Standards contained in EC 9.6105 <br />o Outdoor Lighting Standards contained in EC 9.6725 <br />Based on the above findings, approval of the requested modifications and the condition for a <br />more detailed review for compliance at the time of building permit, the PUD will comply with <br />the above approval criterion at EC 9.8320(11)(k). <br />Hearings Official Decision (PDT 13-1, WG 13-1) 49 <br />