Attachment B <br />Construction of the hammerhead turnaround is not necessary or feasible at this time; the need <br />will be based on further development of adjacent lands to the north. The right-of-way secured <br />with this development will enable future development of that northerly property. <br />EC 9.6820 Cul-de-Sacs and Turnarounds require streets that are longer than 150 feet to terminate <br />with a cul-de-sac bulb or an emergency vehicle turnaround (or hammerhead). The street <br />connectivity exception also warrants an exception to the 400-foot maximum length of a dead-end <br />street, pursuant to EC 9.6820(5)(b). <br />With regard to EC 9.6835 Public Accesswavs, Public Works staff notes that the nearest public <br />accessway is located farther to the north, between the east terminus of East Hilliard Lane and the <br />public bike path that runs along the west bank of the Willamette River. The Pedestrian and Bicycle <br />Master Plan identifies a future connector from the east end of McClure Lane to the riverfront path, <br />farther to the south of the subject property. The development proposes an internal sidewalk <br />system that terminates at the southeast property corner, which would enable a future connection <br />through the abutting City parkland to the McClure system to the south. (Refer to Attachment C.) <br />The segment of the internal sidewalk system that is located between the most easterly building (a <br />bike barn) and the east property line is shown as having a graveled, rather than a paved, surface. <br />This unimproved surface is appropriate because there are no plans or funding for construction of a <br />public path on the City property at this location. Residents of the development will naturally want <br />to walk across the City parkland toward the river. Parks staff state no objections or concerns. This <br />proposed path at least delineates a more confined direction of travel, rather than random <br />wandering through the City's resource area. This portion of the City property has been cultivated as <br />a filbert orchard, which has been maintained by the former owner of the subject property, as <br />discussed in the applicant's written statement. There appears to be an informal path between the <br />orchard and the subject property that would direct travelers to the southerly McClure Lane right-of- <br />way. Public Works staff confirms that the planned bicycle and pedestrian connection through the <br />City's parkland is from McClure Lane toward the easterly West Bank Bike Path, which is a regional <br />facility that borders the west bank of the Willamette River. <br />The applicant's plans also show an informal path, along the north property line, from the existing <br />end of Oakleigh Lane to the riverfront path system. On page 31 of the written statement, the <br />applicant indicates that the path "will be improved and maintained by Oakleigh Meadow, LLC." The <br />applicant does not propose to improve the path with pavement, but rather to keep its current <br />conditions open to the public. The right-of-way dedication being required for Oakleigh Lane covers <br />most of this informal path. Between this right-of-way and the east property line (24 lineal feet), a <br />13-foot wide public access way is necessary to provide for a future bike path connection from the <br />approved turnaround and sidewalk in the direction of the West Bank Bike Path. <br />In order to ensure compliance with the standards of EC 9.6835 Public Accesswavs, EC 9.6820 Cul- <br />de-Sacs and Turnarounds, and to implement the applicant's alternative street study, as required for <br />an exception to EC 9.6815 Street Connectivity, the following conditions of approval are necessary: <br />Hearings Official Decision (PDT 13-1, WG 13-1) 20 <br />