Public Comment (8) - Laserfiche WebLink

EC 9.6815(2) Street Connectivity Standards requires all streets to be public unless the developer demonstrates that a public street is not necessary for compliance with this land use or the street connectivity standards of subparagraphs (b) through (f). The street connectivity standards have been addressed above, including conditions of approval to enable the future extension of streets through the perimeter vegetated buffer, and an exception to these standards based on topographical constraints established by the "needed housing" approval criterion EC 9.8325(5), which prohibits grading on portions of the development site that meet or exceed 20% slope. Staff recommended that the street connectivity standards are met. The application is not clear as to whether the applicant proposes to dedicate some of the rights-of- way addressed above. There appears to be no other adjacent lands that necessitate a street extension through the subject property. Mr. Chilton's property, abutting the west boundary of the subject property, south of Ms. St. Clair's property, received tentative partition approval (PT 05-21 and PF 05-47) that relied on a local street connection study that showed the topography between his property and the subject property as being too steep for a street connection. Therefore, the private streets proposed are acceptable in the context of EC 9.6815(2). The applicant noted that EC 9.6815(2)(e) is specific to "needed housing" applications as follows: "Except for applications proposing needed housing, all applicants shall show that the proposed street alignment shall minimize excavation and embankment and avoid impacts to natural resources, including water-related features." Two other requirements applicable to Needed Housing effectively accomplish the same end. EC 9.8325(5) prohibits grading on portions of the development site that meet or exceed 20% slope, which minimizes excavation, and the /WR Water Resources overlay zoning of the subject property requires Standards Review approval for the street crossings of the Goal 5 protected water resources. With regard to the applicable requirements contained in the adopted "Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways," available information indicates that the proposed private streets meet the intersection configuration, centerline radius, grade, width, alignment, and sidewalk standards. The remaining applicable standards can be met with the following recommended condition of approval: The final PUD plans shall note the following: "The structural design and construction inspection for private streets and alleys shall remain the developer's responsibility." Prior to final subdivision approval, the applicant shall submit certification by a licensed engineer that the structural design of the proposed private streets meets the applicable public design standards. Finally, the proposed street names are required to comply with EC 9.6855 Street Names. Staff confirms that this requirement will be met during the final subdivision process. With the above conditions of approval, the application complies with EC 9.8325(6)(a). Hearing Official Decision (PDT 10-2, CU 11-1) 19