Attachment B <br />Hearing Official Conclusions <br />The Hearings Official generally concurs with Staff's findings for EC 9.6410 and adopts those <br />findings by this reference - consistent with the findings set forth below. <br />Although the neighbors raised concerns with dust generated from the gravel parking area, <br />there was no evidence submitted that the proposed gravel with filter fabric approach proposed <br />by the applicant would result in obnoxious levels of dust. The Hearings Official cannot locate <br />the requirement in EC 9.6410 identified by Staff that parking surfaces be "dust free." The <br />applicant's approach appears to be calculated to minimize dust impacts. The gravel over fabric <br />filter is more than just dumping gravel over bare ground, and it is reasonable to conclude that it <br />will both filter water through the gravel and keep the underlying dirt from rising up through the <br />fabric to create unacceptable levels of dust. <br />EC 9.8320(12): The proposed development shall have minimal off-site impacts, including <br />impacts such as traffic, noise, stormwater runoff and environmental quality. <br />Staff Findings <br />Traffic - Public Works staff confirm that the development will have minimal off-site traffic <br />impacts, as only 29 additional peak hour trips will be generated by the development. Public <br />Works staff state that Oakleigh Lane currently provides for safe passage of two-way and <br />emergency vehicles. No street improvements are required of the development, although right- <br />of-way dedication and an Irrevocable Petition are being required to enable future public <br />improvements. Pedestrian safety is further addressed at EC 9.8320(5)(b); those findings are <br />incorporated by reference. With regard to public comments about the accident at the <br />intersection of Oakleigh Lane and River Road, this intersection is not on the City's inventory of <br />intersections with high crash ratings that would otherwise warrant analysis to determine <br />patterns that could be mitigated by infrastructure improvements. As such, nothing further is <br />required of the development. <br />Noise - It is not expected the development would generate noise other than from a typical <br />residential area. The common open space is located at the center of the development. An eight- <br />foot tall concrete wall is proposed along the west property boundary. The design of this <br />development should have minimal off-site impacts in regards to noise. <br />Stormwater - Off-site impacts of stormwater runoff is addressed as part of the applicant's <br />proposed stormwater collection, conveyance, and treatment system, as discussed previously at <br />criterion (11)(j) and incorporated herein by reference. <br />Environmental Quality-The subject property is not on any acknowledged Goal 5 natural <br />resource inventory, but it is within the Willamette Greenway boundary. The applicant has <br />submitted a concurrent Willamette Greenway permit application, which is evaluated later in <br />this report; based on those findings, the proposed development is compatible with the <br />Hearings Official Decision (PDT 13-1, WG 13-1) 50 <br />