P®F Page 37 <br />eastern-most portion of the site. Two private streets extend from "A" Street to: <br />serve the majority of proposed multi-family units, and include head-in parking <br />along much of their length Z. Another private street continues to the east of the <br />multi-family area, to serve the proposed single-family lots. <br />The applicant requests several adjustments, exceptions, or modifications <br />("proposed non-compliance") under applicable development standards, as part <br />of the tentative PUD. * * * * <br />Traffic Impact Analysis A Traffic Impact Analysis (TIA) Review is required for <br />any development that will generate over 100 peak hour vehicle trips. (See EC <br />9.8670 for TIA applicability requirements.) In this case, the applicant's proposed <br />development would generate more than 100 peak hour trips and therefore <br />includes a concurrent TIA application (TIA 12-6) which is subject to approval <br />criteria.at EC 9.8680. The applicant proposes mitigation as a result of the TIA, <br />including intersection improvements at East 30th Avenue and Hilyard Street, a <br />significant distance to the west of the subject site. As addressed in the following <br />evaluation, additional analysis and mitigation appears necessary to <br />accommodate increased traffic impacts resulting from the development at the <br />East 30th/Hilyard intersection, and the I-S/McVay Highway interchange to the <br />east. <br />Standards Review -A limited range of development, including the construction <br />of streets and private access, can be permitted within protected Goal S stream <br />corridors under the Water Resources Conservation (/WR) overlay zone <br />requirements beginning at EC'9.4900. In this case, the proposal requires <br />Standards Review approval, which addresses various setbacks, permitted uses, <br />and related development standards of the /WR overlay zone. The applicant <br />proposes several street crossings and other impacts to the Goal 5 protected <br />streams which are therefore addressed in the applicant's concurrent Standards <br />Review application (SDR 12-5), as well as other relevant tentative PUD criteria. <br />Zone Change -The applicant's proposal is dependent upon approval of a <br />concurrent Zone Change request (Z 12-2).. As addressed in the separate staff <br />report for that request, the applicant proposes to change the zoning from AG <br />.(Agricultural) to, R-1 (Low-Density Residential). The proposal includes retention <br />of the 'existing /WR overlay zoning, but does not include application of the <br />Planned Unit Development (/PD) overlay zone. Without approval of the <br />requested zone change to R-1, residential uses, other than one single-family <br />dwelling per existing lot, are not allowed under the existing AG zoning. * * * * <br />2 There is a drafting error on some of the plan sheets that label the multi-family driveways (drive aisles) <br />as private roads. These are not "private streets" but are driveways (drive aisles) serving the multi-family <br />development. <br />LaurelRidge Applicant Final Argument - Page 3 <br />86 <br />Laurel Ridge Record (Z 15-5) Page 841 <br />