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Item No. 2 PC : 1-5-89 MS-89-21 Page 4 2 . "The frontages of the proposed parcels far exceed the 150 feet and over by which frontage improvements are not required by ordinance . The owner has already dedicated the entire widening ( 20 feet ) for Foppiano Lane on his side . 3 . "Requiring improvement all on his side would be excessive and unfair. " ANALYSIS OF APPEAL: A convenience store exists on the corner in an area zoned C-2/L, the Community Commercial/Combining zone . The Combining zone allows uses which were lawfully zoned or established prior to the adoption of the 1995 General Plan. An Improvement Plan submitted to the Department of Public Works in 1972 shows proposed improvements, including an asphalt sidewalk, along the entire frontage of Parcel C and a portion of Parcel B. Public Works is no longer asking for a sidewalk. Section 9-9433 of the Planning Title states : "Where the land is in an area designated for urban or rural residential development by the General Plan, improvements shall be provided unless the subdivision is a Minor Subdivision and the frontage of the parcel or parcels being created is greater than 150 feet . " This section compels the County to require improvements on par- cels of less than or equal to 150 feet in frontage width. For frontages greater than 150 feet , improvement requirements are discretionary. Authority for requiring "the construction of reasonable off-site and on-site improvements" at the subdivision stage is derived from the Subdivision Map Act , Section 66411 . 1 : ft . . . a local agency may require fulfillment of such construction requirements within a reasonable time following approval of the parcel map and prior to the issuance of a permit or other grant of approval for the development of a parcel upon a finding by the local agency that fulfillment of the construction requirements is necessary for reasons of : " ( 1 ) The public health and safety; or " ( 2 ) The required construction is a necessary prerequisite to the orderly development of the surrounding area. "