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Officer shall require a written statement from the Director of Public Works indicating approval of any street grade that exceeds 12%. No street grades greater than 12% are being proposed. 17.172.240 DEDICATION OF RIGHT-OF-WAY If land to be subdivided or partitioned will cause the termination of a roadway or borders a roadway right-of-way of less than standard width, the applicant shall dedicate sufficient land to provide for a cul-de-sac or to increase the half (or halves) of right-of-way bordering the subject parcel to one-half of the standard width. Unless otherwise specified for an individual street in the Zoning Ordinance, standard right-of-way widths are subject to the standards of the Marion County Department of Public Works. Marion County Land Development and Engineering requested that a condition of approval be added to require the applicant to dedicate 30 feet of public right-of-way along Steiwer Road and Happy Way frontages, along with a 30-foot northeast property corner radius to achieve the County standard for a Local Road. 17.172.260 ADDITIONAL RIGHT-OF-WAY WIDTHS Where topographical requirements necessitate either cuts or fills for the proper grading of the streets, additional right-of-way may be required to be dedicated to allow all cut and fill slopes to be within the right-of-way. Marion County Land Development and Engineering did not indicate that additional right-of-way widths would be required beyond what is mentioned above. 17.172.280 PERFORMANCE STANDARDS Whenever adequate assurances of performance are required as a condition of approval of any subdivision under this ordinance, the applicant shall meet the requirements of this section. Marion County Land Development and Engineering commented that the public road improvements will likely necessitate submittal of a Performance & Warranty Construction Bond in accordance with this requirement. 17.172.300 UTILITY EASEMENTS Utility easements meeting the approval of the Marion County Department of Public Works shall be provided to all newly created lots. Marion County Land Development and Engineering will review the subdivision plat to assure this standard is met prior to it being recorded. 17.172.320 STREET OR ROAD IMPROVEMENTS All street or road improvements including pavement, curbs, sidewalks, signage, and surface drainage shall be in accordance with the specifications and standards prescribed by the Director of Public Works. Subdivision plats shall not have final approval until such time as the Director of Public Works, or his/her designee, is satisfied that the street improvements will be completed in accordance with the specifications and standards set forth by the Marion County Department of Public Works. No building permits within a subdivision or partition shall be issued until the Director of Public Works, or his/her designee, approves that the improvements have been completed or, sufficient improvement agreements and financial guarantees have been recorded. As noted in their comments, Marion County Land Development and Engineering will review all required street and roadway improvements to assure compliance with their engineering standards. 17.172.340 PRIVATE STREETS In the event the subdivider or developer elects to provide private streets or thoroughfares, they shall be maintained by the Homeowners Association and a maintenance agreement shall be submitted to Marion County for review and approval prior to recording the final plat.