(c) The proposed development shall include streets that extend to undeveloped or partially developed land that <br />is adjacent to the development site or that is separated from the development site by a drainage channel, <br />transmission easement, survey gap, or similar property condition. The streets shall be in locations that will <br />enable adjoining properties to connect to the proposed development's street system. <br />Response: The proposed tentative subdivision does not involve streets that extend to undeveloped or partially development land; all <br />land adjacent to the subject property is fully developed. No undeveloped or partially developed land is separated from the subject <br />property by a drainage channel, transmission easement, survey gap, or similar property condition. This criterion is not applicable. <br />(d) Secondary access for fire and emergency medical vehicles consistent with EC 9.6870 is required. <br />Response: Bushnell Ln is classified as a Low -Volume Residential Local Street which requires 40' — 45' of ROW width and 20' — 28' <br />of Paving width. Bushnell Ln maintains a 45' ROW and 22.5' — 24' of paving, in compliance with EC 9.6780(d). A hammerhead <br />turnaround for on -site fire and emergency vehicle access is proposed within the Joint Use Access & Utility Maintenance Easement. <br />For dimensions and details, see the Riverstone Park Tentative Subdivision plan set and A&O Engineering Stormwater and Grading <br />Sheet C — 1.0 and A & 0 Engineering Civil Details Sheet C — 3.0. <br />(e) Except for applications proposing housing to be reviewed with clear and objective approval criteria, all <br />applicants shall show that the proposed street alignment shall minimize excavation and embankment and avoid <br />impacts to natural resources, including water -related features. <br />Response: No housing or streets are proposed with this tentative subdivision plan. This criterion is not applicable. <br />(0 In cases where a required street connection would result in the extension of an existing street that is not <br />improved to city standards and the street has an inadequate driving surface, the developer shall construct a <br />temporary barrier at the entrance to the unimproved street section with provision for bicycle, pedestrian, and <br />emergency vehicle access. The barrier shall be removed by the city at the time the existing street is improved to <br />city standards or to an acceptable standard adopted by the public works director. In making a determination of an <br />inadequate driving surface, the public works director shall consider the street rating according to Eugene's <br />Paving Management System and the anticipated traffic volume. <br />Response: There are no required street connections with this proposal, unimproved or otherwise. This criterion is not applicable. <br />(g) Except for applications proposing housing to be reviewed with clear and objective approval criteria, in the <br />context of a Type 11 or Type Ill land use decision, the city shall grant an exception to the standards in subsection <br />(2)(b), (c) or (d) if the applicant demonstrates that any proposed exceptions are consistent with either subsection <br />1. or 2. below: <br />1. The applicant has provided to the city, at his or her expense, a local street connection study that <br />demonstrates: <br />a. That the proposed street system meets the intent of street connectivity provisions of this land <br />use code as expressed in EC 9.6815(1); and <br />b. How undeveloped or partially developed properties within a quarter mile can be adequately <br />served by alternative street layouts. <br />2. The applicant demonstrates that a connection cannot be made because of the existence of one or <br />more of the following conditions: <br />a. Physical conditions preclude development of the connecting street. Such conditions may <br />include, but are not limited to, topography or likely impact to natural resource areas such as <br />wetlands, ponds, streams, channels, rivers, lakes or upland wildlife habitat area, or a resource on <br />the National Wetland Inventory or under protection by state or federal law. <br />