EC 9.8325(6): The PUD provides safe and adequate transportation systems through <br />compliance with all of the following: <br />The hearings official adopts the findings and conclusions in the staff report for the applicant's <br />75-lot proposal. Except where specifically noted, this section evaluates the applicant's <br />alternative 47-lot proposal. <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 />The proposed development includes the improvement of West Amazon Drive and Canyon Drive <br />through the subject property to connect to existing rights-of-way. With regard to other streets <br />to be extended through the development site to adjacent lands, the applicant proposes a street <br />stub to the northwest, St. Clair Lane, to the southwest, Senger Lane, and to the south, Canyon <br />Drive. Within the development site, the applicant proposes three private streets, Daylight <br />Drive, West Morning Drive, and East Morning Drive, designed to give private access to adjacent <br />lots and terminate in hammerhead turnarounds. <br />Based on the previous findings at EC 9.8325(5), regarding the approval criterion that "there <br />shall be no proposed grading on portions of the development site that meet or exceed 20 <br />percent slope," None of the proposed streets, except Canyon Drive, can be constructed in the <br />locations proposed by the applicant in compliance with EC 9.8325(5). Based on the previous <br />findings and conditions at EC 9.8325(3), regarding the required "buffer area between the <br />proposed development and surrounding properties," the critical street connections of St. Clair <br />Lane and Senger Lane stop short of the property boundary, but can be extended in the future, <br />as discussed in the following evaluation. The hearings official presumes that these buffer areas <br />can be provided even if those streets are relocated to comply with the 20 percent standard. <br />The buffer requirements and grading restrictions of EC 9.8325(3) and (5) present physical <br />conditions that warrant exceptions to the block length standards at EC 9.6810(1) and the street <br />connectivity standards at EC 9.6815(2)(g)(2). An evaluation of these streets against the <br />applicable standards at EC 9.6800 through EC 9.6785 is provided below. <br />West Amazon Drive <br />The applicant proposes to improve the existing West Amazon Drive right-of-way, which bisects <br />the development site, to public street standards, from the south boundary of the development <br />site to its intersection with Martin Street. West Amazon Drive south of the southern property <br />boundary is not developed to current design standards, with respect to paving and sidewalks, <br />but it does have a drivable surface. Since traffic to and from the proposed development is <br />primarily expected to travel north of the development site, toward the urban core, <br />improvement of West Amazon Drive south of the subject property is not required. Sheet L8 of <br />the applicant's plans show the West Amazon design as having a 20-foot paved travel lane, with <br />setback sidewalks on both sides of the street, within the existing 60 feet of right-of-way. The <br />applicant's plans show a proposed 50 feet of right-of-way within the existing 60 feet of right-of- <br />way, although there is no information about the intent for the balance of the additional 10 feet <br />Hearing Official Decision (PDT 10-2, CU 11-1) 15 <br />