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;i04.3027 June 21. 2004 Pjil^c S of 7 Tlic applicants have also proposed gathering spaces within the roadway system. Staff will discuss these gathering spaces in more detail later in this report, however the locations of these spaces within the public right-of-way is not ideal from a maintenance aiul safety standpoint. Parkfl'rail Easement or Dedication Needed The CMP does not indicate any future trails along Old Crystal Bay Road or Highway 12 where the subject property abuts. A trail is proposed to be constructed within the applicant’s property connecting to the soiithwest comer of Highway 12 and Old Crystal Bay Road, where the trail on the east side of Old C'rystal Bay Road can be easily accessed, 'fhcrc is also a trail access point at the development’s Old ('rystal Bay Road access. The applicants have proposed an interior sidewalk system on the east side of the propo.sed horse-shoe roadway system with connections to the gathering spaces located within the right-of-way. fhe Plannin*.- Commission should discuss what kind of trail system they’d like to see within the property and connections to the trails existing outside the property boundaries. A wetland, comprising approximately 4.00 acres exists in the west half of the property. The current design of the lots gives half of the homes the visual amenity of the wetland. The Planning Commission may w ant to discu.ss if this is the best use of the wetland or if a trail, or some common space, could be included nc.xt to tlic 35 ’ wetland buffer in an effort to create a more u.ser-friendly common gathering space. fhe applicants have propo.sed two gathering sp ices located within the right-of-way. Within the gathering spaces the applicants have pi()|)osctl sand boxes, benches and connection.s to the trails proposed. .Staff feels the site should provide some type of common space, however the proposed gathering spaces are .somewhat isolated due to their location within the right-of-way. .Staff would suggest that the applicant consider implemeiitation of u smal’. neighborhood park with playground equipment that possible abuts tlie wetland. The Planning Commission .should speak more specifically to what tspe of commop space 'hey’d like to see within the development, bearing in mind the number of units it would serve. Koatl luipiovciiirnts aii«I/or Euscnieiils Needed Due to the density proposed, staff would conclude that the roadway system would be publicly owned and maintained. The City would also require standard perimeter and drainage easements around all property boundaries as well as conservation and llowage casements over the delineated wetland. SlorinwsUer and Drainage Inipruvements Developmeiit of the propert;, will require creation of NHRP ponds to collect stormwater generated from the development of the property, fhe pioposed plan shows the cie.ition ol tw«> ponds adjacent to the wetland fhe property will also be subject to the Stonuw.iter and Drain.ige flunk fee. Based on the proposed density, this fee wnuld be $4,800 acre uiuler the 2004 fee Schedule