PDF Page 78 <br />(b) The proposed development shall include street connections in the direction of all <br />existing or planned streets within 114 mile of the development site. The <br />proposed development shall also include street connections to any streets that <br />abut, are adjacent to, or terminate at the development site. <br />(c) The proposed development shall include streets that extend to undeveloped or <br />partially developed land that is adjacent to the development site or that is <br />separated from the development site by a drainage channel, transmission <br />easement, survey gap, or similar property condition. The streets shall be in <br />locations that will enable adjoining properties to connect to the proposed <br />development's street system. <br />(d) Secondary access for fire and emergency medical vehicles consistent with EC <br />9.6870 is required. <br />(e) Except for applications proposing needed housing, all applicants shall show that <br />the proposed street alignment shall minimize excavation and embankment and <br />avoid impacts to natural resources, including water-related features. <br />(f) In cases where a required street connection would result.in the extension of an <br />existing street that is not improved to city standards and the street has an <br />inadequate driving surface, the developer shall-construct a temporary barrier at <br />the entrance to the unimproved street section with provision for bicycle, ' <br />pedestrian, and emergency vehicle access. The barrier shall be removed by the <br />city at the time the existing street is improved to city standards or to an <br />acceptable standard adopted by the public works director. In making a <br />determination of an inadequate driving surface, the public works director shall <br />consider the street rating according to Eugene's Paving Management System <br />and the anticipated traffic volume. <br />(g) In the context of a Type 11 or Type 111 land use decision, the city shall grant an <br />exception to the standards in subsections (2)(b), (c) or (d) if the applicant <br />demonstrates that any proposed exceptions are consistent with either <br />subsection 1. or 2. below: <br />1. The applicant has provided to the city, at his or her expense, a local street <br />connection study that. demonstrates: <br />a. That the proposed street system meets the intent of street connectivity <br />provisions of this land use code as expressed in EC 9.6815(1); and <br />,b. How undeveloped or partially developed properties within a quarter <br />mile can be adequately served by alternative street layouts. <br />2. The applicant demonstrates that a connection cannot be made because of <br />the existence of one or more of the following conditions: <br />a. Physical conditions preclude development of the connecting street. Such <br />conditions may include, but are not limited to, topography or likely <br />'impact to natural resource areas such as wetlands, ponds; streams, <br />channels, rivers, lakes or upland wildlife habitat area, or a resource on <br />the National Wetland Inventory or under protection by state or federal <br />low. <br />Laurel Ridge Applicant Final'Argument - Page 44 <br />127 <br />Laurel Ridge Record (Z 15-5) Page 882 <br />