EC 9.6815 Connectivity for Streets <br /> <br />In order to meet Street Connectivity standards, the proposed development must, at a <br />minimum, provide extensions of the public way which are consistent with subsections (2)(b), <br />(2)(c) and (2)(d). EC 9.6815(2)(b) requires street connections in the direction of any planned or <br />existing streets within ¼ mile of the development site and connections to any streets that abut, <br />are adjacent to, or terminate at the development site. EC 9.6815(2)(c) requires that the <br />proposed development include streets that extend to undeveloped or partially developed land <br />adjacent to the development site in locations that will enable adjoining properties to connect to <br />and emergency vehicles. <br /> <br />EC 9.6815(2)(g)(1) allows for an exception to these standards if the applicant provides a local <br />street connection study which demonstrates that the proposed street system meets the intent <br />of street connectivity provisions of the land use code as expressed in the purpose and intent <br />statement at EC 9.6815(1), and also shows how undeveloped or partially developed properties <br />within a ¼ mile can be adequately served by alternative street layouts. Additionally, EC <br />9.6815(2)(g)(2) provides that the City shall grant an exception to these requirements if it is <br />demonstrated that a connection cannot be made due to existing physical conditions, buildings <br />and other development on adjacent lands. <br /> <br />EC 9.6815(2)(a) precludes private streets unless the developer can demonstrate that a public <br />private street (Cupola Drive) is permissible in this case because a public street connection is not <br />required per the findings of subsections (b) through (f) below. <br /> <br />EC 9.6815(2)(b) requires the development to include street connections in the direction of <br />existing or planned streets, and to extend streets that abut, are adjacent to, or terminate at the <br />development site. Existing streets within ¼ 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 <br />owned Ribbon Trail <br />requirement to provide a connection between Capital Drive and Floral Hill Drive pursuant to EC <br />9.6815(2)(g)(2)(a) since the existing slopes to the east are in excess of 30% (well above the <br />. <br /> <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 <br />properties <br />to the north and the Ribbon Trail to the east, the only adjoining lands include a 0.7 acre <br />-03-04-31, Tax Lots 2601 and 2603) to the west of the development <br />-03-04-34 to the south of the development <br />site, all of which have adequate frontage on Capital Drive. Public Works staff recommends that <br />there should be no requirement to provide additional public street connections through the <br />subject site to any of these properties. It is also noted that Capital Drive currently terminates at <br />the City-owned Hendricks Park property and that a connection in the direction of the Ribbon <br />Trail is physically precluded per the above findings at EC 9.6815(2)(b). <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 26 <br />Page 26 <br /> <br />