Hearings Official's Decision: <br />Summary of Appellant's Argument: <br />The appellant asserts that the Hearings Official erred by indicating a 5-foot sidewalk is <br />necessary in order to ensure safe and adequate access, but to not require a sidewalk for the <br />entire portion of Capital Drive from Cresta de Ruta to the 5-way intersection with Spring <br />Boulevard to the south. The appellant argues that Capital Drive does not meet the necessary <br />requirements to ensure safe and adequate access. <br />Planning Commission's Determination: <br />The proposed improvements to the transportation system for vehicles, pedestrians and <br />bicyclists within the development, which includes the widening of Capital Drive, the addition of <br />curb, gutter and sidewalks to the portion of Capital Drive located within the development, and <br />the construction of Cupola Drive which allows travel through the development in a continuous <br />manner without negotiating a three-point turnaround or the use of a private driveway, are <br />consistent with the approval criteria at EC 9.8320(5). However, based on testimony and <br />evidence in the record, including testimony submitted by Peggy Fisher who resides at 2808 <br />Capital Drive adjacent to Lots 18 and 19 (see email dated May 22, 2018), the Planning <br />Commission finds that the current condition of the narrow, steep, curved portion of Capital <br />Drive which fronts Lots 18 and 19 of the PUD creates the potential for negative and unsafe <br />interactions between vehicles and pedestrians or bicycles, thereby impeding bicycle and <br />pedestrian access along that portion Capital Drive. <br />The Planning Commission finds that the increase in daily vehicle, pedestrian, and bicycle trips <br />from the proposed development, paired with the current state of the portion of Capital Drive <br />fronting Lots 18 and 19 will create an environment that is not safe for pedestrians and bicyclists <br />to access nearby residential areas and neighborhood activity centers. Nearby facilities include <br />Hendricks Park, the Ribbon Trail and neighboring developed residential areas. There are no <br />other facilities within a % mile that are accessible to pedestrians. Based on the above findings, <br />the Planning Commission concludes that a condition of approval is necessary to increase the <br />paving width and to add sidewalks along the portion of Capital Drive that fronts Lots 18 and 19 <br />of the PUD to accommodate vehicular travel and still provide safe passage for pedestrians and <br />bicycles at this particular location. The following condition of approval is required to ensure a <br />safe and adequate transportation system for all modes of travel: <br />21. Prior to occupancy of any new dwellings in the PUD, applicant shall improve that <br />section of Capital Drive abutting Lots 18 and 19, to ensure at least 21 feet of paving <br />Final Order: Capital Hill PUD (PDT 17-1) Page 24 <br />