24 <br />Hearings Official failed to evaluate that aspect of the entirety of Oakleigh Lane. <br />2 The Hearings Official also erred in his statement: <br />3 "Once again, the Hearings Official has not been directed to evidence that <br />4 shows that pedestrian safety will necessarily be decreased to unacceptable <br />5 levels simply because 164 ADT are added to Oakleigh Lane." Rec 47. <br />6 The PWD analysis, excerpted supra, provided substantial evidence that without <br />7 widening Oakleigh Lane, "pedestrian and bicycle traffic generated by the <br />8 proposed development, will not be assured of safe access via Oakleigh Lane." <br />9 The PWD analysis further contradicts the Hearings Official: <br />10 "[w]ithout the additional right-of-way, Oakleigh Lane cannot be improved <br />11 to the City's minimum street design standards and the 164 new vehicle trips <br />12 per day generated by the proposed development, along with the additional <br />13 pedestrian and bicycle traffic generated by the proposed development, will <br />14 not be assured of safe access via Oakleigh Lane." Rec 1257. <br />15 The PWD analysis cited supra made clear that 45 feet of right-of-way was <br />16 necessary to ensure safety for pedestrians and bicyclists on Oakleigh Lane. <br />17 The Hearings Official also relied upon the following staff findings: <br />18 "With regard to bicycles and pedestrians traveling westward on Oakleigh <br />19 Lane toward transit services on River Road, referral comments from Public <br />20 Works staff state that, for unimproved local streets in the River Road area <br />21 (i.e., streets that lack sidewalks and have not been striped to identify <br />22 dedicated travel lanes), the expectation is that pedestrians and bicyclists will <br />23 share the paved surface with vehicles. Additionally, there is a tendency on <br />24 dead end streets such as Oakleigh Lane, for motorists to travel at slower, <br />25 more cautious speeds, because of the perceived narrowness of the street. <br />26 "Public Works staff confirm that, until such time that property owners elect <br />27 to improve Oakleigh Lane to full City standards (including sidewalks), the <br />28 existing paved surface of Oakleigh Lane will continue to adequately provide <br />