It is in the public's interest to have Gilham Road consist of 60 feet of dedicated right-of-way to: (1) <br />ensure safe travel for pedestrians, bicycles and motorists along Gilham Road; (2) efficiently and safely <br />accommodate emergency fire and medical service vehicles; and, (3) guararitee that the proposed <br />residential parcels can be safely and efficiently accessed via Gilham Road. <br />There is a nexus between the requirement that the applicant dedicate 10 feet of right-of-way (for a total <br />of 30 feet of right-of-way measured from the centerline of Gilham Road), along the east plat boundary <br />of the subject property and the public interest identified above. The 30 feel of total right-of-way will <br />provide half of an overall width of 60 feet of right-of-way. The right-of-way width of 60 feet is <br />necessary to build Gilliam Road in accordance with its medium volume residential street classification <br />and city standards. Constructing Gilham Road in accordance with city standards will allow for two- - <br />way vehicular and bicycle traffic, transit routes, on-street parking, and sidewalks setback from vehicles <br />by street trees and lights, in accordance with A Policy on Geometric Design of Highways and Streets <br />published by The American Association of State Highway and Transportation Officials. Because 60 <br />feet of right-of-way is the minimum necessary to construct Gilham Road in this manner, the public <br />interest in safe vehicular, pedestrian, bicycle and emergency vehicle travel will be at risk if 10 feet <br />right-of-way is not dedicated along the entire east plat boundary. <br />The requirement that the applicant dedicate 10 feet of right-of-way along the entire east plat boundary <br />is roughly proportional to the impact that the proposed development will have on the city's <br />transportation facilities. The proposed PUD will create up to 15 new residential units. The residential <br />traffic generated by the development will affect Gilham Road by adding approximately 150 new <br />vehicular trips per day to that street. See "Trip Generation Manual from the; Institute of Transportation <br />Engineers (ITE) for Single-Family Detached Housing". Further, currently, 20 single-family properties <br />are directly accessible from this block-segment of Gilham Road, thus the 15 additional single-family <br />properties will-increase the number of properties that take direct access from this block-segment of <br />Gilham Road by 75 percent. Without the additional right-of-way, Gilham Road cannot be improved to <br />the city's minimum street design standards and the 150 new vehicle trips per day, and additional <br />pedestrian traffic generated by the proposed partition will not be assured of safe access via Gilliam <br />Road. This is the last opportunity that the city will have to require the dedication of the right-of-way <br />prior to the city needing the right-of-way for street construction. <br />Staff notes that the applicant is not proposing to improve the existing streets to city Standards. Given <br />that the existing improvements are adequate to safely accommodate traffic generated from the <br />proposed development and that it is not feasible to improve the portion of Gilham Road adjacent to the <br />development site at this time, Public Works staff supports the applicant's proposal without immediate <br />improvements to city standards. However, as found under EC 9.8320(11)(b) an irrevocable petition <br />for improvements in Gilham Road to include paving, curb, gutter, stormwater facilities, sidewalk, <br />street trees, and street lights will be required prior to final plat in lieu of immediate street <br />improvements to satisfy EC 9.6505(3) and (4). <br />Public Works referral comments also confirm the proposed street layout complies with the 600 foot <br />block length maximum requirement at EC 9.6810 as well as the applicable street connectivity <br />standards at EC 9.6815(2), based on the exception established at EC 9.681 5'(2)(g)(2). The proposed <br />development includes extensions of street stubs abutting the site and in the direction of all streets <br />within a quarter mile of the development site and to vacant or partially developed properties abutting <br />the site, with existing secondary access provided via Sterling Woods Drive and Gilham Road. A street <br />extension to the west is effectively precluded by on-site natural resources and residential development <br />along the west property line. Public Works staff notes that only one street stub to the north is <br />Alder Woods PUD (PDT 07-5 & SDR 08-2) Page 22 <br />Laurel Ridge Record (Z 15-5) Page 1150 <br />