The concrete wall is also proposed in-lieu of a seven-foot wide landscape bed between the parking <br />stalls and the west property line, which would be required by EC 9.6410, unless modified through <br />the PUD process. The concrete wall appears to meet the intent and function of the high-screen <br />landscaping requirement, as it is eight feet tall with living plant material (espaliered trees). As <br />such, staff recommends approval of the landscape modification. This design also meets the PUD <br />purpose statements, with regard to clusteringthe development away from the easterly portion of <br />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 property <br />owners, the structures (wall included) will need to be moved five feet from the property line. <br />Eitherwith or without the five-foot setback, the wall meets the intent of the landscaping <br />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 purpose <br />statements.. Otherwise, the applicable development standards appear to be met. No signs or <br />exterior lighting is shown on the plans, but staff notes that those features would be subject to the <br />development standards at EC 9.6650 and EC 9.6725 at the time of development. Land Use <br />Management staff recommends the following condition of approval: <br />The final site plans shall note that compliance with the following development standards <br />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 />1018 <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 the <br />above approval criterion at EC 9.8320(11)(k). <br />EC 9.8320(121: The proposed development shall have minimal off-site impacts, including <br />impacts such as traffic, noise, stormwater runoff and environmental quality. <br />Traffic- Public Works staff confirm that the development will have minimal off-site traffic impacts, <br />as only 29 additional peak hour trips will be generated by the development. Public Works staff <br />state that Oakleigh Lane currently provides for safe passage of two-way and emergency vehicles. <br />No street improvements are required of the development, although right-of-way dedication and <br />an Irrevocable Petition are being required to enable future public improvements. Pedestrian <br />safety is further addressed at EC 9.8320(5)(b); those findings are incorporated by reference. With <br />regard to public comments about the accident at the intersection of Oakleigh Lane and River Road, <br />this intersection is not on the City's inventory of intersections with high crash ratings that would <br />otherwise warrant analysis to determine patterns that could be mitigated by infrastructure <br />improvements. As such, nothing further is required of the development. <br />Staff Report: Oakleigh Meadows Cohousing September 2013 Page 31 <br />HO Agenda - Page 38 <br />