a water main if necessary. A ten foot minimum clearance is required between sanitary sewer <br />lines and water lines where they are parallel. <br />And lastly, referral comments from the Fire Marshal's Office indicate no conflict or requested <br />conditions for the proposal. Based on these findings and with the conditions of approval as <br />outlined, the proposed partition will comply with the above criterion. <br />Section 9.030(4)(b)(4): Streets and roads are laid out so as to provide for the <br />extension of public streets to adjoining undeveloped properties and provide for <br />eventual connection with the existing public street system as specifically required by <br />the street connectivity standards of section 9.045. The planning director shall <br />permit private streets and alleys only if the developer can demonstrate that a public <br />street or alley is not necessary for compliance with this code, including the street <br />connectivity standards of section 9.045. <br />The proposed partition complies with the street connectivity standards by providing right-of-way <br />across the south and east boundaries of Parcel 1. The proposed right-of-way dedication provides <br />a connection to adjoining undeveloped property to the south, and it will accommodate further <br />extension of a street system to serve the subject site and adjoining property to the north and east. <br />As described previously, Public Works Engineering staff indicate that the timing and <br />responsibility to provide necessary street improvements will be addressed in a Public <br />Improvement Construction Agreement to be submitted by the applicant. Additional <br />determinations regarding street connectivity and improvement requirements will be made upon <br />further division of the subject parcels, or through the site review process as necessary to ensure <br />that future development is provided with adequate transportation facilities. <br />Section 9.030(4)(b)(5): The proposed partition is laid out to provide safe, <br />convenient, and direct bicycle and pedestrian access to nearby and adjacent <br />residential areas, transit stops, neighborhood activity centers, commercial areas, <br />and industrial areas, and to provide safe, convenient and direct transit circulation. <br />At a minimum, "nearby" is interpreted to mean uses within 1/4 mile which can <br />reasonably be expected to be used by pedestrians, and uses within one to two miles <br />which can reasonably be expected to be used by bicyclists. <br />The proposed partition will abut Willow Creek Road which is a fully improved arterial street <br />with sidewalks and designated bike lanes. This will generally allow for safe, convenient, and <br />direct bicycle and pedestrian access from the subject to nearby areas. Upon further development <br />of the subject property and extension of a street system to serve the site, additional provisions <br />will be necessary to ensure that safe, convenient, and direct bicycle and pedestrian access is <br />available to the future residents. As previously described, streets serving the subject site are <br />expected to function as medium-volume residential streets, and as such, will be constructed to <br />meet applicable design standards including setback sidewalks. <br />Findings and Decision (MP 00-3) January 11, 2001 <br />