Application Materials - Laserfiche WebLink

Applicant’s Written Statement - Lincoln Commons Site Review 21 EC 9.6865 Transit Facilities. These standards do not apply to the current application which is being reviewed according to the City’s “Housing/Clear and Objective” approval criteria. EC 9.6870 Street Width. These standards establish that (unless an alternative width is approved through use of other procedures in this code), the right-of-way width and paving width of streets and alleys dedicated shall conform to those designated on the adopted Street Right -of-Way Map. When a street segment right-of-way width is not designated on the Street Right -of-Way Map, the required street width shall be the minimum width shown for its type in EC Table 9.6870 Right- of-Way and Paving Widths, unless otherwise allowed subject to Planning and Public Works Director determination. As discussed above, the adjoining streets including Lincoln Street and West 5 th Avenue are not included on the City’s adopted Street Right-of-Way Map and are classified as Local Streets at this location by virtue of being excluded and not designated for higher classifications such as Arterial or Collector Streets. The result is that the paving and right-of-way widths in EC Table 9.6870 apply to both abutting streets and West 5th Alley. Based on the predominant mixture of both commercial and industrial uses allowed by the S-W zone in the surrounding area, versus that of a predominantly residential neighborhood, it appears that the adjoining segments of Lincoln Street and West 5 th Avenue would fit within the category of being Local Commercial and Industrial Streets as listed in EC Table 9.6870. As such, the applicable range of right-of-way width would be 55-70 feet, with a range of paving width between 30-44 feet wide. In this case Lincoln Street and West 5th Avenue appear to be 66 feet wide with paving widths of approximately 34 feet on Lincoln Street and 40-42 feet wide along the West 5th Avenue frontages, well within the acceptable range for these existing streets according to EC Table 9.6870. With a full range of existing street improvements adjoining the site, including setback sidewalks, bike lanes, on-street parking and planter strips with street trees, these standards are met and no additional dedication or street widening is required nor justified based on the impact of the proposed development. West 5th Alley, as noted previously along the south edge of the subject site, is 14 feet wide currently paved with concrete and includes stormwater drainage and utilities with a through - connection east-west between Lincoln and Charnelton Streets. The 14 -foot alley width is consistent with alleys throughout the Downtown Area which have historically served the adjoining properties with adequate two-way access and otherwise meets the minimum requirements in EC Table 9.6870. If the City determines that any additional width may be necessary for possible future widening of the existing alley up to 20 feet wide, the applicant would assert an insufficient basis to require that as a right-of-way dedication, given the minimal vehicular impact which may stem from access and use of the proposed parking and/or loading areas from the alley. In addition, it