accommodate emergency vehicles and, therefore, the city cannot make an exception to the <br />requirement for secondary access. <br />As discussed above, EC 9.6815(2)(g)(2) requires the City to grant an exception if a connection <br />cannot be made due to existing physical conditions, buildings and other development on adjacent <br />lands. As described in the Public Works referral comments, a connection between Capital Drive <br />and Floral Hill Drive is precluded by the existing physical conditions, including the existing <br />slopes, which are in excess of 30% (well above the City's maximum street grade requirements) <br />and the Ribbon Trail, which is located between the two streets. <br />Based on the above analysis, the proposed PUD complies with the EC 9.6815 street connectivity <br />standards. <br />EC 9.6820 Cul-de-Sacs and Turnarounds <br />EC 9.6820(l), (3), and (4) include requirements for cul-de-sacs and turnarounds. EC <br />9.6820(5)(a), allows an exception to these requirements when the topography of the proposed <br />development site precludes compliance. As the applicant explains, the construction of a cul-de- <br />sac on Capital Drive would require significant grading. The existing topography within the right <br />of way of Capital Drive is steep and would preclude construction of a cul-de-sac or hammerhead <br />turnaround at the terminus of Capital Drive without significant cuts and fills. Public Works <br />Referral comments (page 4) concur with the applicant's evaluation and conclusion. Accordingly, <br />in accordance with EC 9.6820(5)(a), the topography of the development site allows for an <br />exception to EC 9.6820(l), (3), and (4). <br />EC 9.6830 Intersections of Streets and Alleys <br />(1) Angles <br />EC 9.6830(l) 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 <br />referral comments (page 4) agree that the proposed development complies with this standard as a <br />result of the large curb radii at the street intersection of Capital Drive and Cupola Drive, which <br />provides adequate space in the intersections to allow vehicles to orient themselves 90-degrees to <br />the intersecting street in order to make right hand turns. <br />(2) Offsets <br />EC 9.6830(2) requires a 100-foot minimum offset distance between local streets. The distance <br />along Capital Drive between Cresta de Ruta Street and Cupola Drive (South) and the distance <br />between Cupola Drive (South) and Cupola Drive (North) each exceed 100 feet. Accordingly, the <br />proposed development complies with this standard as <br />EC 9.6835 Public Accessways <br />Hearings Official Decision (PDT 17-1) 43 <br />