Public Comment (8) - Laserfiche WebLink

of right-of-way. Staff noted in the staff report that this area would likely be needed to accommodate the construction of 2:1 side slopes for the transition of cuts and fills with existing grades, as discussed in greater detail below. EC 9.6805 Dedication of Public Ways and EC 9.6870 Street Width prescribe a pavement width between 20 and 34 feet within 50 to 60 feet of right-of-way for Medium Volume Residential streets, which is the anticipated street classification; this segment of West Amazon Drive is not identified on the adopted EC 9.6850 Street Classification Map. The applicant's plans show the narrowest pavement width, which the city's code supports, in order to minimize grading. Staff recommended the street improvements be constructed offset from the existing right-of-way centerline at the northwest property corner, away from and to reduce impacts to the adjacent waterway. The adopted street design standards also allow an exception to providing sidewalks on both sides of the street to minimize impacts to the natural environment and to respond to topographical constraints. Physical conditions warranting an exception exist in this case, as West Amazon Drive includes segments with 15 percent grades, the City's maximum street grade, and would involve two crossings of the Goal 5 Amazon Headwater stream. With regard to EC 9.6873 Slope Easements, the applicant's plans note that a 2:1 shoulder will be provided within the existing right-of-way to match existing grade at the outer edges of the sidewalk, however no grading profiles are provided to determine whether slope easements are needed beyond the right-of-way. Further, these improvements within the regulated resource area require Standards Review approval, pursuant to EC 9.4930(3), which the applicant intends to obtain at a later date. The staff recommended that that applicant has demonstrated that the application can feasibly comply with Standards Review criteria with the following conditions of approval: The final PUD plans shall note the following restrictions regarding areas with slopes that meet or exceed 20 percent: "Areas identified as having 20 percent slopes shall not be graded, pursuant to EC 9.8325(5). Construction site management shall include protective fencing of these areas. Utilities in these locations will need to be installed without grading, such as with boring or other construction technique." The final PUD site plans shall show cut and fill slopes associated with the street improvements and shall delineate public slope easements for those slopes that fall outside of the right-of-way. Slope easements will be more precisely determined during the PEPI permit process and on the plat. Prior to final PUD approval, the applicant shall obtain /WR Standards Review approval for all public improvements, utility and access crossings proposed in the conservation areas. For the purpose of this provision, if the applicant can successfully adjust the proposed streets to address EC 9.8325(5), then the hearings official concurs with the staff's recommendation; however, the applicant has not yet demonstrated that can adjust the proposed streets to comply with EC 9.8325(5). Hearing Official Decision (PDT 10-2, CU 11-1) 16