06-21-2004 Planning Packet - Laserfiche WebLink

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•04.3027 June 21.2004 Petes of? The 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 and safety standpoint. Park/Trail Easement or Dedication Needed The CMP docs not indicate any future trails along Old Cry stal 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 southwest comer of Highway 12 and Old Crystal Bay Road, where the trail on the cast side of Old Crystal Bay Road can be easily accessed. There is also a trail access point at the development's Old Crystal Bay Road access. The applicants have proposed an interior sidewalk sy stem on the east side of the proposed horse-shoe roadway system with connections to the gathering spaces located within the right-of-way. The Planning Commission should discuss what kind of trail system they’d like to sec within the property and connections to the trails e.xisting 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 want to discuss if this is the best use of the wetland or if a trail, or some common space, could be included next to the 35 ’ wetland buffer in an effort to create a more user-friendly common gathering space The applicants have proposed two gathering spaces located withm the right-of-way. Within the gathering spaces the applicants have proposed sand boxes, benches and connections 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 wx)uld suggest that the applicant consider implementation of a small neighborhood park w ith play ground equipment that possible abuts the wetland. Tlic Planning Commission should speak more specifically to what type of common space they’d like to sec within the development, bearing in mind the number of units it would serve. Road Improvements and/or Easements Needed Due to the density proposed, staff would conclude that the roadway sy stem would be publicly owTied and maintained. The City would also require standard perimeter and drainage easements around all property boundaries as well as tonscraation and flowagc easements over the delineated wetland. Stormwater and Drainage Improvements Dcvelormcnt of the property will require creation of NURP ponds to collect stormwater generated from the development of the property. The proposed plan show, the creation of two ponds adjacent to the wetland. The property will also be subject to the Stormwater and Drainage Trunk Fee. Based on the proposed density, this fee would be S4,860/acrc under the 2004 Fee Schedule La.