April 17, 2026 Findings & Decision: ARA 26-1 Page 5 of 8 <br />impacts of garages, parking areas, and vehicle circulation areas. Therefore, the first criterion is <br />met. <br /> <br />EC 9.8030(28) Public Access Required. The public access requirement of 9.6735(2) may be <br />adjusted if the site developer demonstrates any of the following: <br /> <br />(a) Physical conditions preclude compliance with EC 7.420. Such conditions may <br />include, but are not limited to, topography, trees, existing buildings or other existing <br />development on the subject property or adjacent property. <br /> <br />(b) The proposed adjustments to the standards will provide safe ingress and egress to <br />the development site, will not negatively impact the efficiency of the public right-of- <br />way, and will not result in a hazard to the bicycle, pedestrian or vehicular traffic using <br />the right-of-way. <br /> <br />(c) The proposed development will not impact one or more of the existing access <br />connections to the development site. Impact to an existing access connection <br />includes, but is not limited to, increasing the number of vehicles, either directly or <br />indirectly, that will utilize an existing access connection for ingress or egress to the <br />development site. <br /> <br />(d) Compliance with EC 7.420(1)(c) will result in traffic patterns inconsistent with the <br />character of the property located within a quarter mile radius of the development site <br />or will increase the number of vehicular trips using the street with the lower <br />classification above the typical daily trip range for that street’s classification. <br /> <br />EC 9.8030(28) only requires compliance with one of the four subsections; Public Works staff <br />notes that subsection (a) is met by this proposal. This subsection requires the applicant to <br />demonstrate that “physical conditions preclude compliance with EC 7.420. Such conditions may <br />include, but are not limited to, topography, trees, existing buildings or other existing <br />development on the subject property or adjacent property.” High Street is a minor arterial that <br />requires a minimum of 150 feet spacing, measured from leading edge to leading edge, between <br />access connections. Therefore, a minimum of 320 feet is required to put a new access <br />connection between two existing access connections. The applicant’s material indicates there is <br />approximately 85.5 feet between the two adjacent access connections. Therefore, the applicant <br />has demonstrated that physical conditions preclude compliance with EC 7.420, and this <br />criterion is met. <br /> <br />Adjustment #2: EC 9.5550(4)(b)(5)(b) Lot or parcel with frontage on two or more streets of <br />different street classifications shall comply with EC 7.420(1)(c). <br /> <br />EC 7.420(1)(c) If a parcel has frontage on two or more streets of different street classifications, <br />the access connection shall access the street with the lowest classification. The access <br />connection can access the street with the higher classification if the applicant can demonstrate <br />(1), (2) or (3):