(a) EC 9.6800 through EC 9.6875 Standards for Streets, Alleys, and Other Public <br />Ways (not subject to modifications set forth in subsection (11) below). <br />EC 9.6805 Dedication of Public Ways. <br />No streets are proposed or required; there is no requirement for the dedication of right-of-way. <br />EC 9.6810 Block Length. <br />The block length requirements are inapplicable because no new streets are proposed or <br />required. <br />EC 9.6815 Connectivity for Streets. <br />I <br />The standards at EC 9.6815(2) Street Connectivity Standards require, at a minimum, <br />developments to include street extensions to complete the existing street network and to serve <br />undeveloped or partially developed adjacent lands. <br />In this case, the development site is comprised of a 25 x 35-foot lease area located adjacent to <br />the existing golf course building. The surrounding area is developed as the Oakway Golf Course. <br />As such, the development qualifies for an exception to connectivity requirements at EC <br />9.6815(2)(g)(2)(b) because land adjacent to the lease site is already fully developed as a golf <br />course. <br />Even if the applicant did not qualify for this exception, as access to the cell tower lease site will <br />be via an existing driveway which currently provides access to the Oakway Golf Course, and as <br />increases in traffic resulting from the facility will be negligible (i.e. limited to one maintenance <br />visit per month) the proposal does not create the need for any new public street connections. <br />As such, the City could not require such a connection based on constitutional requirements. <br />Referral comments from Public Works staff further confirm that the remaining standards of EC <br />9.6800 through EC 9.6875 are either inapplicable or have been met. <br />(b) Pedestrian, bicycle and transit circulation, including related facilities, as <br />needed among buildings and related uses on the development site, as well as <br />to adjacent and nearby residential areas, transit stops, neighborhood activity <br />centers, office parks, and industrial parks, provided the city makes findings to <br />demonstrate consistency with constitutional requirements. "Nearby" means <br />uses within X mile that can reasonably be expected to be used by pedestrians, <br />and uses within 2 miles that can reasonably be expected to be used by <br />bicyclists. <br />Hearing Official Decision (PDT 10-2, CU 11-1) 19 <br />