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#OS-3131 December 8 2005 ' Page 6 a "B Minor Arterial"). The only lots proposed to access other than from the proposed new road are the existing church �nd the Williamson residence. It would not be appropriate to require the church to access onto this new residential street, and the Williamson home is oriented such that re-directing its access off of Willow would be uru�easonable and serve no real purpose. I. Road Improvements and/or�asements Needed Plaiuzing Commission has recommended that the new road be a private cul-de-sac road. This is reasonable, even though this is becoming an "urban" area of the City, because of the rezoning to RPUD and because only a small number of homes will be served, with minimal potential for connection through to another road. However, underlying City road and utility easeinents should be granted, so that if the chtirch property is someday fiirther developed and connects a through road to Glendale Drive, the option to make it public will exist. Because this will be an urban development, the City will ultimately own and maintain the sanitary sewer lines (and City water mains, if provided). J. 10% Recreation Area Requirement The RPUD standards in Section 78-626(11) require that "each RPUD development sl�all p�°ovide a nainimzrna of ten per�cent of the gr�oss p�•oject ca�en in private recrecational trses for project ��esidents. Such cr��ea shczll be fo�� active of•passive f•ecrecrtioncr.l zrses sz�ited to the needs of tlze residents of the project, inclzeding smin�n�img pools, t��a.ils, nccture aj•eccs, picrric ut•eas, tot lots and sazencrs. P�°ivate ��ec��eational crf°eas �°eqzezi°e��zents ar•e in ac�dition to the stc�nclaf•d park dediccr.tion �•eqzri��einents." Plaiuling Corrunission deteimined that the church lot is not considered part of the RPUD development, meaning that 0.5 acre must be devoted to private recreation area. Planning Commission concluded that the 0.26 acre Outlot B, coinbined with the provision of the applicant's proposed public pedestrian and bike trail extending along the private road and tlu�ough the church property to Glendale Drive, would be sufficient to meet the private recreation area requirement, as long as the developei• constructs that trail at the developers cost. A Willow Drive trail crossing froin the private road to Elm Laile should be provided (striping, signage). K. Park/Trail �asements or Dedication Needed The Orono Comprehensive Trail System Plan indicates a future coiu�ection from the Highway 12 conidor trail down Willow to Hacicberry Park. It has not been previously determined whether this trail would be on the east or west side of Willow. The Park Commission reviewed this and recommended that a 10' easement be taken along the entire Willow Drive froiitage. Wlietl�er this t��ail segme�tt shoecld be const�•accted now by tlae developer (from the norlh enrl of the property to the private roccd) is a�z iten7 for ficrtlte�•discussiori. If so, the developer would likely request a park fee credit. The 8 new lots will be subject to the standard 8% park dedication. The residential Park Fee is currently established with a min-max fee of$3250-$5550 per lot.