_____________________________________________________________________________________ <br /> <br />Staff Report | Braewood Hills 3rd Addition (PDT 24-1 & ST 24-3) <br />(a) EC 9.6800 through EC 9.6875 Standards for Streets, Alleys, and Other Public Ways. <br /> <br />These standards address the dedication, location, and design of public streets and accessways, <br />as well as standards for private streets. As shown on the applicant’s plans, the proposed PUD <br />will have access to the public street system via a combination private streets and shared <br />driveways. The private streets include a proposed extension of Randy Lane to the southeast <br />from its current terminus at Blacktail Drive, and Stonehenge Way which would extend to the <br />north from that same intersection. An additional private cul-de-sac, Stonehenge Court, is <br />proposed to extend westerly from Stonehenge Way within the development. Staff also notes <br />that these proposed street names are subject to change as discussed in more detail below. <br /> <br />No new public streets are proposed, however, referral comments from Public Works staff <br />confirm that the adjoining public streets including Hawkins Lane and Randy Lane are already <br />built to applicable street standards except as otherwise noted and addressed with <br />recommended conditions of approval below. Referral comments from Public Works staff <br />provide further analysis of each of the standards listed above, concluding they are either met or <br />inapplicable. The complete referral comments are included in the application file for reference, <br />with key comments on relevant standards discussed in more detail below. <br /> <br />EC 9.6805 Dedication of Public Ways <br />Pursuant to EC 9.6805, as a condition of any development, the City may require dedication of <br />public ways for bicycle and/or pedestrian use as well as for streets and alleys, provided the City <br />makes findings to demonstrate consistency with constitutional requirements. The public ways <br />for streets to be dedicated to the public by the applicant shall conform with the adopted right- <br />of-way map and EC Table 9.6870. As discussed in EC 9.6870 Street Width below, there is no <br />requirement for additional public right-of-way dedication as a condition of this development. <br /> <br />EC 9.6815 Connectivity for Streets <br />Public Works referral comments confirm the standards at EC 9.6815 are either met, not <br />applicable, or an exception is warranted. A discussion of the applicable standards and <br />recommended exceptions is provided below. <br /> <br />As noted previously, public streets abutting the subject site include Randy Lane and Hawkins <br />Lane. Other public streets located within ¼ mile of the development are Suncrest Avenue and <br />East 29th Avenue to the northeast, and Blacktail Drive to the east. The applicant proposes to <br />create three private streets, one private street (Randy Lane) will run southeasterly, one private <br />street (Stonehedge Way) will run northerly, while another private street (Stonehedge Court) <br />will run westerly. <br /> <br />A street extension in the direction of Randy Lane to the east would typically be required in <br />order to satisfy street connectivity standards. However, EC 9.8325(8) states, “No development <br />shall occur on land above an elevation of 901 feet except that either middle housing or one <br />single-unit dwelling may be built on any lot in existence as of August 1, 2001.” This prohibits <br />any street connection between the two existing portions of Randy Lane, since Lot 39 exceeds <br />901 feet in elevation. Accordingly, a public street extension in the direction of Randy Lane <br />Page 11 of 87