PDF Page 81 <br />(2) If a street will be extended in the future, a temporary easement shall be provided <br />and an emergency vehicle turnaround shall be constructed. <br />(3) There shall be no cul-de-sacs more than 400 feet long from the centerline of the <br />intersecting street to the radius point of the cul-de-sac bulb. <br />(4) Public accessways to provide safe circulation for pedestrians, bicyclists and <br />emergency vehicles shall be required from a cul-de-sac or emergency vehicle <br />turnaround longer than 150' in length-when measured from the centerline of the <br />intersecting street to the radius point of the cul-de-sac or to the center point of the <br />emergency vehicle turnaround. <br />(5) As part of a Type 11 or Type 111 process, an exception maybe granted to the <br />requirements of (1), (3) and (4) of this section because of the existence of one or <br />more of the following conditions: <br />(a) Physical conditions preclude development of the connecting street. Such <br />conditions may include, but are not limited to, topography or likely impact to <br />natural resource areas such as wetlands, ponds, streams, channels, rivers, <br />lakes or upland wildlife habitat areas, or a resource on the National Wetland <br />Inventory or under protection bystate or federal law. <br />(b) Buildings or other existing development on the subject property or adjacent <br />lands, including previously subdivided but vacant lots or parcels, physically.' <br />preclude a connection now or in the future, considering the potential for <br />redevelopment. <br />EC 9.6820 Cul-de-Sacs: <br />The proposed development includes two streets which terminate on-site. A Street will be <br />approximately 384 feetfrom its intersection with B Street and will terminate with a <br />hammerhead turnaround. B Street, from its intersection with A Street will be approximately <br />1,300 feet long and will terminate with a cul-de-sac bulb. While the applicant proposes to <br />provide for the extension of both streets to the development boundary, the timing of the <br />future extension of the streets is unpredictable and the applicant is proposing permanent end <br />treatment of the streets. Therefore, the length of these street segments will be reviewed <br />under the cul-de-sac standards, rather than the block length standards. <br />The applicant has requested an exception to EC 9.6820(3) and the maximum cul-de-sac length <br />standard of 400 feet pursuant to EC 9.6820(5)(a), based on physical conditions as detailed in <br />referral comments in the file. <br />Based on the current street configuration and phasing proposal, temporary emergency vehicle <br />turnarounds and easements would be required at the terminus of A Street for Phases 1, 3 and <br />4. <br />This criterion is met and as such agrees with the applicant's exception request. <br />9.6830 Intersections of Streets and Alleys. <br />(1) Angles." <br />LaurelRidge Applicant Final Argument - Page 47 <br />Laurel Ridge Record (Z 15-5) <br />130 <br />Page 885 <br />