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16.33.190 CONNECTIVITY. Applicants submitting preliminary development plans shall provide for local streets oriented to or connecting with existing or planned streets, existing or planned schools, parks, shopping areas, transit stops, and employment centers located within one-half mile of the development. Applicants shall also provide for extension of local streets to adjoining major undeveloped properties and eventual connection with the existing street system. Connections to existing or planned streets and undeveloped properties along the border of the parcel shall be provided at no greater than 600 foot intervals unless the planning director, or designee, determines that one or more of the following conditions exist: A. 'Physical or topographic conditions make a street or accessway connection impractical. Such conditions include, but are not limited to, freeways, railroads, steep slopes, wetlands or other bodes of water where a connection could not reasonably be provided; or B. Buildings or other existing development on adjacent lands physically preclude a connection now or in the future considering the potential for redevelopment. In this instance all adjacent properties are developed. The proposal will extend Tierra Drive to provide access to. eight of the proposed 14 lots, the other six lots will be served by a new street from Hollywood Drive. 16.33.200 DEAD-END STREETS. When it appears necessary to continue streets to an adjacent acreage, the streets shall be platted to the boundary or property line of the proposed subdivision without a turnaround. In all other cases, dead-end streets shall have a turnaround with a configuration approved by the Marion County department ofpublic works. A turnaround will be provided at the end of Tierra Drive, however, Marion County Public Works did not identify the need for a turnaround for the new street off Hollywood Drive. 16.33.260 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 this title, standard right-of-way widths are subject to the standards of the Marion County department ofpublic works. 16.33.280 ADDITIONAL RIGHT-OF-WAY WIDTHS. Where topographical requirements necessitate either cuts or fills for the proper grading of the streets, additional right-of-way or slope easement may be required to accommodate the cut and fill. In its comments, LDEP identified all needed right-of-way dedications and improvements. 16.33.300 UTILITYEASEMENTS. Utility easements meeting the approval to the standards of the affected utilities shall be provided to all newly created lots. LDEP identified needed easements for the proposed development. 16.33.320 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 ofpublic 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 ofpublic works. No building permits within a subdivision or partition shall be issued until the Director ofpublic works, or his/her designee, approves that the improvements have been completed or, sufficient improvement agreements and financial guarantees have been recorded. LDEP identified needed street improvements along Hollywood Drive. In addition, new streets will be required to meet public works standards.