northern edge. This will leave the remaining 125 feet as unimproved, which is the current <br />condition. As an informational item, the installation of a street end barricade will be required north <br />of any Capital Drive access points, south of Hendricks Park, during the PEP[ process, consistent with <br />EC 9.6815(2)(f). <br />Given the available information and based on the foregoing findings exception, the proposed <br />subdivision complies with the street connectivity standards. <br />EC 9.6820 Cul-de-Sacs and Turnarounds <br />According to EC 9.6820(5)(a), the topography of the development site allows for an exception to EC <br />9.6820(1), (3), and (4). The construction of a cul-de-sac on Capital Drive would require significant <br />grading. The existing topography within the right of way of Capital Drive is steep in nature and <br />would preclude the ability to construct a cul-de-sac or hammerhead turnaround at the terminus of <br />Capital Drive without significant cuts and fills. Staff concurs with the applicant's justification for an <br />exception to these standards. <br />EC 9.6830 Intersections of Streets and Alleys <br />(1) Angles <br />This standard requires that all streets intersect one another at an angle as near to a right angle as <br />practicable considering topography of the area and previous adjacent layout. Public Works staff <br />agrees with the applicant that the proposed development complies with this standard as a result of <br />the large curb radii at the street intersection of Capital Drive and Cupola Drive, which provides <br />adequate space in the intersections to allow vehicles to orient themselves 90-degrees to the <br />intersecting street in order to make right hand turns. <br />(2) Offsets <br />The proposed development complies with this standard as the distance along Capital Drive <br />between Cresta de Ruta and Cupola Drive (S) and the distance between Cupola Drive (S) and <br />Cupola Drive (N) each exceed the minimum offset distance of 100 feet for local streets. <br />EC 9.6835 Public Accessways <br />The Ribbon Trail, a dirt pedestrian path which is publicly owned, is adjacent to the easterly <br />boundary of the development site. Because the path is unimproved and because the slopes in the <br />eastern portion of the development site exceed 30%, there is no requirement for a public <br />connection to the Ribbon Trail. <br />EC 9.6840 Reserve Strips <br />This standard does not apply because the proposed development does not create the need to <br />prevent access to adjoining properties or streets or to control access to the subject property. <br />Capital Hill PUD (PDT 17-1) Page 4 of 22 <br />