06 Public Record Pages 1021-1272

conceptually, but notes that the proposal to reduce the wastewater lines to f>-inches does not comply with applicable standards and that a wastewater pipe of not less than 10-inc:h diameter will be required. Public Works staff further confirms a condition requiring revised site plans showing a 10-inch line and noting public wastewater details are subject to review and approval through the PEPI permit process review would satisfy this standard, apart from the SDR requirements and private easement requirements necessary to extend service to Lots 5 and 6. Specific to EC 9.6505(3) Streets and Alleys, as previously noted under EC 9.8320(5)(a), the applicant proposed to dedicate and improve public streets within the proposed PUD to city standards. With regard to EC 9.6505(3)(a), Public Works staff confirms that the proposed street layout conceptually complies with applicable standards, and will require further review and approval through the PEPI application process. Additionally, EC 9.6505(3)(b) requires that "the developer shall pave streets and alleys adjacent to the development site to the width specified in EC 9.6870 Street Width unless such streets and alleys are already paved to that width, provided the city makes findings to demonstrate consistency with constitutional requirements." EC 9.6870(2) further requires that "all streets and J alleys shall be designed and constructed according to adopted council policy and standards and specifications adopted pursuant to Eugene Code Chapter 7." In response to this standard, the applicant indicates that no additional right-of-way or paving is required without further explanation. As previously noted, the site plans do not accurately depict the Gilliam Road right-of-way adjacent to the subject site and additional right-of-way dedication is required to provide the maximum 60-foot right of-way, with 30 feet on each side of centerline established for medium volume residential streets in EC Table 9.6870. Gilham Road is improved with a 21-foot asphalt mat that is not constructed to city standards and lacks curbs and gutters, sidewalks, street lights, and street trees. Given that immediate improvement of an isolated street section adjacent to the subject site is not feasible, Public Works staff confirm that an irrevocable petition to include paving and the missing street improvements to enable future construct of the Gilham Road to city standards would satisfy the requirements of EC 9.6505(3)(b). EC 9.6505(4) Sidewalks provides that sidewalks shall be located, designed, and constructed in accordance with specified standards. Public Works staff confirms that the proposed street layout includes setback sidewalks on both sides of all internal streets, with the exception of the easterly 157 feet along the north side of Nelson Street, which abuts Tax Lot 3900 outside of the PUD boundary. Public Works confirms that the proposed sidewalks conceptually comply with applicable standards and notes that sidewalk placement will be subject to further review and approval through the PEPI and building permit process. With respect to Gilham Road, the requirement for an irrevocable petition as a condition of approval would satisfy this criterion. Regarding EC 9.6505(5) Bicycle Paths and Accessways, Public Works staff confirms that no additional bicycle paths or accessways are proposed or required that would be subject to this standard. Based on the findings set out above, the hearings official concludes that the proposed PUD will comply with subsection (b) with adherence to the recommend approval conditions and the requirements noted. (c) EC 9.6706 Development in Flood Plains through EC 9.6709 Special Flood Hazard Areas - Standards. The western portion of the site is within a designated special flood hazard area. Accordingly, future Alder Woods PUD (PDT 07-5 & SDR 08-2) Page 30 Laurel Ridge'Record (Z 15-5) Page 1158