April 17, 2026 Findings & Decision: ARA 26-1 Page 4 of 8 <br />Major Collector 100 <br /> <br />In accordance with EC 7.420(2)(b), access connections must be spaced at least 150 feet apart on <br />High Street, a minor arterial. <br /> <br />Based on the application materials provided, the spacing between the leading edge of the <br />proposed shared access connection to the Middle Housing development site and the leading <br />edge of the existing access connection to the south (serving Tax Lot 06600 under separate <br />ownership) is only 85.5 feet, which is less than the required spacing. The applicant does not <br />qualify for the allowable spacing reduction at EC 7.420(2)(c). Furthermore, even if the reduction <br />were applicable, the maximum 50 percent decrease would still be insufficient for the proposed <br />access connection to comply with the required spacing standard. The proposed shared access <br />on High Street does not meet this criterion, therefore, an adjustment to the standard at EC <br />9.5550(4)(b)(5)(a) is necessary. <br /> <br />An adjustment to these standards is allowed per EC 9.5550(4)(d) if consistent with the <br />Adjustment Review criteria at EC 9.8030(37)(b). In accordance with EC 9.8030, the Planning <br />Director shall approve, conditionally approve, or deny an adjustment review application based <br />on compliance with the listed criteria. The criteria are provided below (in bold), including <br />findings addressing compliance. <br /> <br />EC 9.8030(37)(b) Garages, Off-Street Parking Areas, and Driveways for Triplexes and <br />Fourplexes. The requirements set forth in EC 9.5550(4)(a) and (b) may be adjusted if the <br />proposal achieves the following: <br /> <br />1. Supports a pedestrian-friendly street environment by minimizing the visual and <br />safety impacts of garages, parking areas, and vehicle circulation areas. <br /> <br />2. Consistency with EC 9.8030(28). <br /> <br />This project proposes to reduce the number of access connections, and to reduce the overall <br />width of access connections serving this site. The proposal will also increase the amount of <br />landscape area, providing landscape buffers along both sides of the sidewalk that passes this <br />site. The new design will reduce vehicle conflicts with pedestrians, cyclists, and other vehicles <br />using the public Right-of-Way by eliminating the existing parking spaces that required cars to <br />back out into the roadway. Additionally, the new design will include front porches, entryways, <br />and windowed facades facing the street, helping to support a safe environment for pedestrians <br />and a walkable neighborhood character. Each dwelling is proposed to have a private garage for <br />parking. The garages will be on the ground floor of the residential dwellings integrated into the <br />building so that the garage doors face internally, and do not face a street, reducing their visual <br />impacts to everyone passing by this site. The proposed design consolidates access into a single <br />driveway and provides sufficient vehicle maneuvering area on private property to allow vehicles <br />to turn around so that there will be no backward movement into the road. The proposal <br />supports the pedestrian-friendly street environment by minimizing the visual and safety