PDF Page 80 <br />Everglade Avenue right-of-way, or to another point on the northerly boundary <br />which would feasibly allow for streets to be extended through the Ruff and <br />Carroll properties when those properties develop. While it appears that the <br />applicant may be able to justify an exception based on steep slopes and natural <br />features in this area, inadequate information has been provided with the <br />application. <br />City of Eugene review comments concerning street connectivity were discussed as relevant to <br />the purpose and intent of the development code with the existing street layout shown on the <br />current site. The SHS and Laurel Hill Refinement Plan objectives are intended to provide the <br />developer with considerable latitude in shaping, depth and required street frontage of lots <br />where it is necessary to preserve the terrain. <br />A review of the site plan and existing natural features reveals that the site layout is constrained <br />by natural resources that limit development potential, including Goal 5 riparian- corridors and <br />slopes that exceed 20% that preclude the development from meeting all of the City of Eugene <br />design standards, including street connections to undeveloped properties, <br />The applicant conducted additional connectivity analysis and submitted its findings in the Pre- <br />Hearing submittal (See Applicant's Pre-Hearing submittal Exhibits 5, 5-1 and 5-2, and Exhibits 7 <br />and 7-1 (Branch Engineering). Exhibit 7-1 states: <br />The LaurelRidge site meets the purpose and intent of the street connectivity standards of EC <br />9.6815(2)(g)(1)(a) and (b) with regard to the Laurel Hill Refinement Plan and South Hills Study <br />objectives. The applicability of EC 9.6815(1) was discussed previously in the context of providing <br />a connection to Floral Hill Drive from the site via a new connection or the existing alignment of <br />Everglade Avenue. The Ruff property has frontage on Floral Hill Drive that could provide access <br />to the majority of property on that parcel north of the natural features that create a boundary <br />for access through the site to Floral Hill Drive. The Carrol property has frontage on the existing <br />right-of way of Floral Hill Drive as well as Everglade Avenue, which provides street access to <br />Floral Hill Drive from that property. EC 9.6815(2)(g)(1)(b) should be satisfied with adequate <br />access available to the Ruff and Carroll properties. The South Hills Study and the Laurel Hill <br />Refinement Plan objectives include minimizing cut and fill slopes to the maximum extent <br />practicable. <br />Thus, with this, it is demonstrated that the Ruff and Carrol properties can be adequately <br />accessed from existing right-of-way, and additional connectivity to the subject property is both <br />impractical and unnecessary. <br />9.6820 Cul-de-Sacs or Emergency Vehicle Turnarounds. <br />(1) Except for streets that are less than 150 feet long and streets that will be <br />extended in the future, all streets that terminate shall be designed as a cul-de-sac <br />bulb or an emergency vehicle turnaround. <br />LaurelRidge Applicant Final Argument - Page 46 <br />129 <br />Laurel Ridge Record (Z 15-5) Page 884 <br />