EC 9.6815(2)(x) precludes private streets unless the developer can demonstrate that a public street <br />is not necessary to meet other street connectivity standards. The applicant's proposed private <br />street (Cupola Drive) is permissible in this case because a public street connection is not required <br />per the findings of subsections (b) through (f) below. <br />EC 9.6815(2)(b) requires the development to include street connections in the direction of existing <br />or planned streets, and to extend streets that abut, are adjacent to, or terminate at the <br />development site. Existing streets within X mile of the development site include Capital Drive, <br />(which abuts the westerly boundary of the subject site) and Floral Hill Drive, which is <br />approximately 1000 feet to the east and is separated from the development site by the City owned <br />Ribbon Trail Park. Staff concurs with the applicant's request for an exception to a requirement to <br />provide a connection between Capital Drive and Floral Hill Drive pursuant to EC 9.6815(2)(g)(2)(a) <br />since the existing slopes to the east are in excess of 30%. <br />EC 9.6815(2)(c) requires developments to include street extensions to undeveloped or partially <br />developed lands adjacent to the development, and in a location that enables adjoining properties <br />to connect to the proposed development's street system. Other than Hendricks Park to the north <br />and Ribbon Trail Park to the east, the only adjoining lands include a 0.7 acre property (Assessor's <br />Map 18-03-04-31, Tax Lot 2601 and TL 2603) to the west of the development site, and Tax Lots 101 <br />and 102 of Assessor's Map 18-03-04-34 to the south of the development site, all of which have <br />adequate frontage on Capital Drive. Public Works staff recommend that there should be no <br />requirement to provide additional public street connections through the subject site to any of <br />these properties. It is also noted that Capital Drive currently terminates at the City-owned <br />Hendricks Park property and that a connection in the direction of Ribbon Trail Park is physically <br />precluded per the above findings at EC 9.6815(2)(b). <br />EC 9.6815(2)(d) requires secondary access for fire and emergency vehicles consistent with EC 9.6870. <br />The proposed project qualifies for an exception to this standard per EC 9.6815(2)(g)(2)(a) because the <br />slopes between Capital Drive and Cresta de Ruta to the west, and from the private street (Cupola <br />Drive) to the easterly property boundary are well in excess of 15%, which is the maximum allowable <br />grade for City streets. Further, an exception to the north is warranted per EC 9.6815(2)(g)(2)(b) <br />because the property to the north is developed as a City park (i.e., Hendricks Park) and Capital Drive <br />already provides a public right-of-way connection to this adjoining property. No additional street <br />connection is needed. <br />EC 9.6815(2)(e) requires minimization of excavation and embankment for proposed street <br />alignments. Public Works staff concludes that the proposed development complies with this <br />standard because the proposed public street improvements will be located in alignment with the <br />existing roadway location. The proposal for curbside sidewalks on the east side of Capital Drive <br />will reduce the amount of excavation as compared to setback sidewalks, as will the recommended <br />exception to construction of a cul-de-sac or other type of turnaround at the end of Capital Drive. <br />EC 9.6815(2)(f) requires that barriers be installed at the end of a required improved street when it <br />terminates at an existing street that is not improved to city standards. The applicant has proposed <br />to end the full width improvements of Capital Drive approximately 125 feet south of the property's <br />Capital Hill PUD (PDT 17-1) Page 3 of 22 <br />