EC 9.8194(3)(c) requires the applicant to comply with the Standards for Streets, Alleys, and <br />Other Public Ways, which are set forth in EC 9.6805. Pursuant to EC 9.6805, as a condition of <br />any development, the City may require dedication of public ways for bicycle and/or pedestrian <br />use as well as for streets and alleys, provided the City makes findings to demonstrate <br />consistency with constitutional requirements. The public ways for streets to be dedicated to the <br />public by the applicant shall conform to the adopted right-of-way map and EC Table 9.6870. <br />Jackson Street is not identified on the Street Classification Map (Fig. 60 of the 2035 <br />Transportation System Plan (TSP)) or Street Right -of -Way Map (Fig.61 of the Arterial Street <br />Collector Plan (ASCP)), but functions as a Medium -Volume Residential Local Street. Per EC Table <br />9.6870, Medium -Volume Residential Local Streets are required to have between 50 and 60 feet <br />of right-of-way with a paving width between 20 and 34 feet. Jackson Street has an existing right <br />of way width of 60 feet and was improved to City standards with 34 feet of paving, curb & <br />gutters, street lights and street trees under City Contract No. 1960-0034. Currently Jackson <br />Street is lacking sidewalks. Because the existing 34 feet paved surface and 60 foot right-of-way <br />exceed the minimum widths identified in EC Table 9.6870 for Medium -Volume Residential Local <br />Streets, no additional right-of-way dedication or special setback are required. <br />Adams Alley has a right of way width of 14 feet and 12 foot gravel surface and will be utilized as <br />secondary access, which has historically met the needs of the surrounding neighborhood. <br />Although the applicant does not include in their narrative that the alley is providing secondary <br />access to Middle Housing Lots (Parcels) 2 and 3, thus obviating the need to meet the width of a <br />primary access alley. The applicant proposes an easement for a pedestrian connection <br />providing primary access to Lots (Parcels) 2 and 3 to Jackson Street. However, the applicant has <br />failed to demonstrate that the connection to Jackson Street will be formally established, rather <br />than remain an undeveloped pedestrian access easement. Therefore, the following condition is <br />warranted to demonstrate the alley is a secondary access for Lots (Parcels) 2 and 3: <br />3. The applicant shall denote the pedestrian access easement connecting Lots <br />(Parcels) 2 and 3 as the primary access for Lots (Parcels) 2 and 3 on the final site <br />plans and include the following note to the final site plans, "Prior to issuance of a <br />certificate of occupancy for the future dwelling on Lots (Parcels) 2 and 3, the <br />pedestrian connection between Lots (Parcels) 2 and 3 and Jackson Street shall be <br />improved (e.g. paving, pavers, or similar improved hard walking surface), <br />establishing the pedestrian connection as the primary access and the alley as <br />secondary access." <br />Since pedestrian access is being provided for Lots (Parcels) 2 and 3 to access Jackson Street, and <br />Adams Alley meets the minimum requirement for secondary alley access in EC Table 9.6870, no <br />additional right-of-way will be required for Adams Alley. <br />Based on the above findings, the proposed Middle Housing Land Division complies with these <br />standards. <br />(d) All other applicable development standards for features explicitly included in the <br />application. <br />December 2025 Findings & Decision: Action Jackson (MHT 25-35) Page 7 of 14 <br />