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EC 9.6805 permits the City to require dedication of public ways for bicycle and/or pedestrian use as well as for streets and alleys, as a condition of any development, provided the City makes findings to demonstrate consistency with constitutional requirements. The public ways for streets to be dedicated to the public by the applicant must conform to the adopted right-of-way map and EC Table 9.6870. As explained below in findings regarding EC 9.6870, the City is not requiring any additional right-of-way dedication or special setback for the proposed PUD. EC 9.6810 Block Length The applicant does not propose any new public local streets and, therefore block length requirements are inapplicable to this proposed PUD. As explained below in findings of compliance with EC 9.6815, the existing street configuration justifies an exception to the requirement for a connecting street between Capital Drive and Floral Hill Drive. EC 9.6815 Connectivity for Streets The Street Connectivity standards require compliance with the requirements of EC 9.6815(2)(b)(c) and (d) unless an exception is justified under EC 9.6815(2)(g): As described in the Staff Report, EC 9.6815(2)(b) requires street connections in the direction of any planned or existing streets within 1/4 mile of the development site and connections to any streets that abut, are adjacent to, or terminate at the development site. EC 9.6815(2)(c) requires that the proposed development include streets that extend to undeveloped or partially developed land adjacent to the development site in locations that will enable adjoining properties to connect to the proposed development's street system. EC 9.6815(2)(d) requires secondary access for fire and emergency vehicles. EC 9.6815(2)(g)(1) allows for an exception to these standards if the applicant provides a local street connection study which demonstrates that the proposed street system meets the intent of street connectivity provisions of the land use code as expressed in the purpose and intent statement at EC 9.6815(l), and also shows how undeveloped or partially developed properties within a 1/4 mile can be adequately served by alternative street layouts. Additionally, EC 9.6815(2)(g)(2) provides that the City must grant an exception to these requirements if it is demonstrated that a connection cannot be made due to existing physical conditions, buildings and other development on adjacent lands. EC 9.6815(2)(a) precludes private streets unless the developer can demonstrate that a public street is not necessary to meet other street connectivity standards. The applicant's proposed private street (Cupola Drive) is permissible in this case because a public street connection is not required per the findings of subsections (b) through (f) below. EC 9.6815(2)(b) requires the development to include street connections in the direction of existing or planned streets, and to extend streets that abut, are adjacent to, or terminate at the development site. Existing streets within 1/4 mile of the development site include Capital Drive, (which abuts the westerly boundary of the subject site) and Floral Hill Drive, which is approximately 1000 feet to the east and is separated from the development site by the City- Hearings Official Decision (PDT 17-1) 41