<br /> Page 8 of 9 <br />THE FAVREAU GROUP <br />CIVIL ENGINEERING <br />RESPONSE: The subject site is zoned residential and does not front River Road. Therefore, this criteria does not <br />apply. <br />(d) Permit medium-density housing in proximity to existing or planned urban facilities. <br />Access to commercial development, transit, and alternative modes of transportation, <br />schools and parks, and open space should be considered. Medium-density residential <br />development will be considered for the north Santa Clara area consistent with the above <br />criteria. <br />RESPONSE: The proposed development is zoned for low density residential development, consistent with the <br />River Road Santa Clara Urban Facilities Plan Diagram. <br />(e) Design residential development which is adjacent to the Greenway, parks, and other <br />identified natural features in a manner that ensures its compatibility with those features. <br />RESPONSE: The proposed development is not adjacent to the Greenway. Therefore this criteria does not apply. <br />The subject site is not identified in any sub-areas of the River Road Santa Clara Urban Facilities <br />Plan. Based on responses above, the development has demonstrated consistency with the <br />refinement plan. <br />7.420Access Connections – Location. <br /> (1)Access Connections to all Street Classifications. Access connections to all street classifications shall be located in <br />accordance with the following standards: <br /> (a)No access connection shall be located to encompass a municipal utility. An access connection may encompass a <br />municipal utility if the applicant either: <br /> 1.Executes a public utility easement for the encompassed municipal utility; or <br /> 2.Agrees to accept financial responsibility for relocating and/ or adjusting the encompassed municipal utility. <br /> (b)Except when an existing lot or parcel frontage is located entirely within an area where the adjacent street grade is <br />over fifteen percent (15%), no access connection shall be located in areas where the street grade is over fifteen <br />percent (15%). If an existing lot or parcel frontage is located entirely within an area where the existing street grade is <br />over fifteen percent (15%), one access connection may be permitted at the point of lowest grade percentage. <br /> (c)If a parcel has frontage on two or more streets of different street classifications, the access connection shall <br />access the street with the lowest classification. The access connection can access the street with the higher <br />classification if the applicant can demonstrate (1), (2) or (3): <br /> 1.Both of the following conditions are met: <br /> a.The proposed access connection is abutted by two or more directional travel lanes or an auxiliary deceleration <br />lane; and <br /> b.The applicant proposes a restricted movement access connection, including but not limited to median barriers or <br />directional in/out barriers. <br />2.Physical conditions preclude locating the access connection on the street with the lower classification. Such <br />conditions may include, but are not limited to, topography, trees, existing buildings or other existing development on <br />the subject property or adjacent property. <br /> 3.The access connection for a parcel with frontage on an arterial or major collector can be located consistent with the <br />requirements of EC 7.420(2)(a)-(e). <br />RESPONSE: All proposed lots take access from the lower classification streets, except lot 11. The existing house <br />and garage provide a physical barrier to the lower class street. The existing house access has always been to <br />Scenic Dr. Since the physical condition of the existing house precludes lot 11 accessing the proposed local street, <br />the exception for lot 11 to access the collector Scenic Drive is allowed per EC 7.450(2)(c)(2) above.