noises and sounds generated by the neighboring residential areas and will have minimal impact <br />to the surrounding area. <br /> <br />As previously discussed, the anticipated traffic generated by the proposed development does <br />not meet any of the thresholds established in EC 9.8650 through 9.8680, and therefore no TIA <br />is required. The anticipated peak hour trips of the proposed development will be 27 AM peak <br />hour trips and 35 PM peak hour trips, which is considered minimal in the context of existing <br />traffic using the street and the above criterion. <br /> <br />A memorandum from Scott Gillespie P. E., Public Works Development Review Manager (see <br />Attachment F) is discussed in greater detail at EC 9.8320(7). The memorandum indicates that <br />Spring Boulevard and Capital Drive, which provides access to the site, are adequate to serve the <br />proposed development and concludes there is no evidence to suggest the existing roadways <br />are unsafe or incapable of serving the development site. Therefore, no off-site mitigation by <br />the applicant is required. <br /> <br />requested by the applicant and recommended by staff and discussed <br />elsewhere in this report, the PUD complies with all applicable development standards. <br /> <br />Based on the available information and the findings above, staff concludes that the proposed <br />PUD will comply with the applicable standard. <br /> <br />EC 9.8320(12): The proposed development shall be reasonably compatible and <br />harmonious with adjacent and nearby land uses. <br /> <br />The proposed PUD is located in an area that is zoned and developed primarily for low-density <br />residential development. Since the proposed development is a residential land use, within a <br />residential area, there do not appear to be any inherent conflicts that would keep the <br />developments from being at least reasonably compatible and harmonious with nearby <br />residential development. The proposed gross density at 2.5 to 2.9 units per acre is on the low <br />side of the maximum allowable density of 14 units per acre, and is consistent with the <br />developed surrounding area. The proposal to create 34 lots for single-family residential <br />development is consistent with the general character of the area, and protections for <br />significant natural features and vegetation on the subject site will further ensure compliance <br />with the applicable criterion. <br /> <br />Immediately adjacent to the north property boundary are public lands (Hendricks Park) and <br />adjacent to the east property boundary is the Ribbon Trail. Residential development directly <br />abutting recreational uses makes the proposed development compatible with the nearby park <br />and trail uses. <br /> <br />Clustering of home sites in the mid to higher elevations limits the ground disturbance and <br />allows for the preservation of approximately 4.41 acres of the site along the east boundary, <br />providing a significant buffer with the existing forested area on the Ribbon Trail property. This <br />preserved area provides a visual screen of the development for those who use the Ribbon Trail <br />for recreation purposes and a significant wildlife habitat and corridor, helping to ensure a more <br />harmonious environment. <br /> <br />Capital Hill PUD (PDT 17-1) February 2018 57 <br />Page 57 <br /> <br />