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Item No. 3 PC: 7-2-87 SU-87-21 Page 5 9-9353 of the Planning Code requires that subdivisions be designed so that any lot may be reached by alternate routes. This section also requires that where a residential subdivision abuts an undeveloped area designated for residential develop- ment, stub streets shall be provided to serve the adjacent area. These ordinance provisions were adopted in 1979 and were not in place when the New Jerusalem street plan was adopted in 1978. The proposed subdivision does not meet these code requirements. The provision for a stub street to the south is considered necessary because the proposed project is adjacent to two 5-acre parcels which can develop as RR-65 with access from Piper Place. The Planning Division is currently processing two Minor Subdivision applications for these two parcels (refer to Land Use Map) . Total development for this area would then be served by a loop street which would provide secondary access for all lots. The Department of Public Works considers the stubbing of Edna Court to be necessary for proper traffic cir- culation. The applicant has requested that the limitation on cul-de-sac street length (600 feet maximum) be waived. In the absence of any physical conditions which make a longer cul-de-sac necessary, this waiver is not considered appropriate. Land Use: The project site is designated as Rural Residential on the Land Use map of the General Plan and is zoned RR-65 (Rural Residential ; 65,000-square-foot minimum lot size) . The project as proposed is consistent with these designations. The project Is also similar to existing development to the south (Piper Place) and to the west (Altamirano Terrace) . With the excep- tion of the Trinkle and Boys property south of Piper Place, development of the proposed project and three adjacent five- acre parcels will complete development of the New Jerusalem Rural Residential Area. Staff has considered the housing needs of the County in reviewing this subdivision and has concluded that the housing that may result from this project can be balanced with the service requirements of existing residents in the area. FACILITIES/SERVICES: Water Supply: