Hearings Official Decision - Laserfiche WebLink

EC 9.8445(4)(f)(2) requires that access from a public street to a development shall be located in accordance with EC 7.420 Access Connections. EC 7.420(3)(i) provides that the proposal must comply with EC 9.6780, which provides: “Vision Clearance Area.Development sites shall have triangular vision clearance areas on all street corners to provide for unobstructed vision consistent with American Association of State Highway and Transportation Officials (AASHTO) standards. (See Figure 9.0500 Vision Clearance Area). Vision clearance areas shall be kept free of all visual obstructions from 2 ½ feet to 9 feet above the curb line. Where curbs are absent, the crown of adjacent streets shall be used as the reference point. These vision clearance requirements may be adjusted if consistent with the criteria of EC 9.8030(11) of this land use code.” (Emphasis added). Opponents argue that the triangular vision clearance areas on the corners of Lombard Street and Fir Lane are inadequate. The intersections opponents complain about are not part of or adjacent to the subject property – they are a block or more away from the property. EC 9.0500 defines “development site” as: “A tract of land under common ownership or control, either undivided or consisting of two or more contiguous lots of record. For the purpose of land use applications, development site shall also include property under common ownership or control that is bisected by a street or alley.” As the applicant’s traffic engineer explains, “development site” does not include off-site intersections. As the July 12, 2018 memorandum form Public Works further explains, EC 9.0500 defines “vision clearance area” as: “A triangular area within a lot immediately adjacent to the intersection of streets to provide a clear area for viewing approaching traffic for public safety purposes. For the intersection of 2 improved public rights-of-way, the vision clearance area is the triangular area of the lot at the intersection of two lot lines. At the intersection of a public street and a private street, the vision clearance area is the triangular area of the lot at the intersection of the lot line and each edge of the street. For all vision clearance areas, the apex is located at the intersection of the two 35 foot legs, extended if necessary. The base of the triangle extends diagonally across the lot intersecting the two legs an equal distance from the apex.” The development will be creating an access point on River Road and the Lombard Street extension, but it will not be creating any new intersections. Therefore, EC 9.8670 is not applicable to the application. The applicant will provide adequate vision clearance area for the access points Hearings Official Decision (WG 18-3/SR 18-3/ARA 18-8) 16