If the Hearings Official ultimately approves the application, and to ensure compliance with this <br />criterion, the following condition of approval is recommended: <br />• The final PUD site plan shall note that no grading is allowed on any portions of the development <br />site that meet or exceed 20% slope. The applicant's final PUD plans shall clearly indicate those <br />areas consistent with what it shown on the tentative PUD site plans. <br />Based on these findings and the condition noted above, this criterion is met. <br />EC 9.8325(6): The PUD provides safe and adequate transportation systems through compliance <br />with all of the following: <br />(a) EC 9.6800 through EC 9.6875 Standards for Streets, Alleys, and Other Public Ways (not <br />subject to modifications set forth in subsection (11) below). <br />EC 9.6805 Dedication of Public Ways <br />Pursuant to EC 9.6805, as a condition of any development, the City may require dedication of public <br />ways for bicycle and/or pedestrian use as well as for streets and alleys, provided the City makes <br />findings to demonstrate consistency with constitutional requirements. The public ways for streets to <br />be dedicated to the public by the applicant shall conform with the adopted right-of-way map and EC <br />Table 9.6870. As discussed in EC 9.6870 Street Width below, which is incorporated herein by <br />reference, there is no requirement for additional right-of-way as a condition of this development. <br />EC 9.6810 Block Length <br />Block length standards are not applicable because no new local streets are proposed or required. <br />EC 9.6815 Connectivity for Streets <br />In order to meet Street Connectivity standards, the proposed development must, at a minimum, <br />provide extensions of the public way which are consistent with subsections (2)(b), (2)(c) and (2)(d). EC <br />9.6815(2)(b) requires street connections in the direction of any planned or existing streets within <br />mile of the development site and connections to any streets that abut, are adjacent to, or terminate <br />at the development site. EC 9.6815(2)(c) requires that the proposed development include streets that <br />extend to undeveloped or partially developed land adjacent to the development site in locations that <br />will enable adjoining properties to connect to the proposed development's street system. EC <br />9.6815(2)(d) requires secondary access for fire and emergency vehicles. EC 9.6815(2)(e) also requires <br />that applications proposing needed housing shall show that the proposed street alignment shall <br />minimize excavation and embankment and avoid impacts to natural resources, however, no streets <br />are proposed or otherwise required within the PUD. <br />EC 9.6815(2)(g)2.a. allows for an exception to the street connectivity standards if the applicant <br />demonstrates that a connection cannot be made because of physical conditions such as site <br />topography. In this case, referral comments from Public Works staff note that the maximum street <br />grade permitted in hillside developments is fifteen percent (15%), and as noted above, EC 9.8325(5) <br />prohibits grading on portions of the development site that meet or exceed 20% slope. As such, an <br />exception to the street connectivity standards is warranted with respect to EC 9.6815(2)(b), (2)(c) and <br />(2)(d). The remaining street connectivity standards at (2)(a) and (2)(f) are not applicable. <br />Staff Report (PDT 15-1/ARA 15-13) October 2015 6 <br />HO Agenda - Page 13 <br />