(1) Purpose and Intent. The street connectivity standards of EC 9.6815(2) Street Connectivity Standards are established to ensure that all of the following are met:
(a) Streets are designed to efficiently and safely accommodate emergency fire and medical service vehicles.
(b) The layout of a street system does not create excessive travel lengths.
(c) The function of a local street is readily apparent to the user through its appearance and design in order to reduce non-local traffic on local residential streets.
(d) Streets are interconnected to reduce travel distance, promote the use of alternative modes, provide for efficient provision of utility and emergency services, and provide for more even dispersal of traffic.
(e) New streets are designed to meet the needs of pedestrians and cyclists and encourage walking and bicycling as transportation modes.
(f) The street circulation pattern provides connections to and from activity centers such as schools, commercial areas, parks, employment centers, and other major attractors.
(g) Street design is responsive to topography and other natural features and avoids or minimizes impacts to water-related resources and wildlife corridors.
(h) Local circulation systems and land development patterns do not detract from the efficiency of adjacent collector streets or arterial streets which are designed to accommodate heavy traffic.
(i) Streets identified as future transit routes should be designed to safely and efficiently accommodate transit vehicles, thus encouraging the use of public transit as a transportation mode.
(j) Where appropriate, the street system and its infrastructure should be utilized as an opportunity to convey and treat storm water runoff.
(2) Street Connectivity Standards.
(a) All streets and alleys shall be public unless the developer demonstrates that a public street or alley is not necessary for compliance with this land use code or the street connectivity standards of subparagraphs (b) through (f) of this subsection.
(b) The proposed development shall include street connections in the direction of all existing or planned streets within 1/4 mile of the development site. The proposed development shall also include street connections to any streets that abut, are adjacent to, or terminate at the development site.
(c) The proposed development shall include streets that extend to undeveloped or partially developed land that is adjacent to the development site or that is separated from the development site by a drainage channel, transmission easement, survey gap, or similar property condition. The streets shall be in locations that will enable adjoining properties to connect to the proposed development’s street system.
(d) Secondary access for fire and emergency medical vehicles consistent with EC 9.6870 is required.
(e) Except for applications proposing housing to be reviewed with clear and objective approval criteria, all applicants shall show that the proposed street alignment shall minimize excavation and embankment and avoid impacts to natural resources, including water-related features.
(f) In cases where a required street connection would result in the extension of an existing street that is not improved to city standards and the street has an inadequate driving surface, the developer shall construct a temporary barrier at the entrance to the unimproved street section with provision for bicycle, pedestrian, and emergency vehicle access. The barrier shall be removed by the city at the time the existing street is improved to city standards or to an acceptable standard adopted by the public works director. In making a determination of an inadequate driving surface, the public works director shall consider the street rating according to Eugene’s Paving Management System and the anticipated traffic volume.
(g) Except for applications proposing housing to be reviewed with clear and objective approval criteria, in the context of a Type II or Type III land use decision, the city shall grant an exception to the standards in subsection (2)(b), (c) or (d) if the applicant demonstrates that any proposed exceptions are consistent with either subsection 1. or 2. below:
1. The applicant has provided to the city, at his or her expense, a local street connection study that demonstrates:
a. That the proposed street system meets the intent of street connectivity provisions of this land use code as expressed in EC 9.6815(1); and
b. How undeveloped or partially developed properties within a quarter mile can be adequately served by alternative street layouts.
2. The applicant demonstrates that a connection cannot be made because of the existence of one or more of the following conditions:
a. Physical conditions preclude development of the connecting street. Such conditions may include, but are not limited to, topography or likely impact to natural resource areas such as wetlands, ponds, streams, channels, rivers, lakes or upland wildlife habitat area, or a resource on the National Wetland Inventory or under protection by state or federal law.
b. Buildings or other existing development on adjacent lands, including previously subdivided but vacant lots or parcels, physically preclude a connection now or in the future, considering the potential for redevelopment.
(h) For applications proposing housing to be reviewed with clear and objective approval criteria, exceptions to street connectivity standards may be granted if one of the following conditions exists:
1. Existing building(s) on the development site or on land abutting the development site and under separate ownership obstruct the extension of the planned street. For the purposes of this subparagraph, “building” is defined as a structure designed and used as a place of occupancy. For the purposes of this subparagraph, “building” does not include a shed, carport, detached garage, accessory building, or other structure designed and used solely for storage or shelter;
2. Existing slopes would result in a street grade exceeding current adopted street design standards when measured along the centerline of the proposed streets to the existing grade of the subdivision boundary or abutting property under separate ownership;
3. Provision of public street connection would require dedication of 25 percent or more of the total development site area;
4. Abutting residential land cannot be further divided under current development standards.
(i) Street connectivity standards may be adjusted in accordance with EC 9.8030(38) for applications proposing housing to be reviewed with clear and objective approval criteria.