5_Exhibits A-G - Laserfiche WebLink

Trail Design The NSSP does not include design standards for the public trail, but Figure VI-1 in the Specific Plan shows a conceptual design for improvements along Sycamore Creek, including a 12-foot wide "multi-use all weather accessway." The existing trail located on the west side on project site (Dale Way) has a decomposed granite surface, and staff at the work session suggested the trail included in the application should match the existing trail. Since the July 2018 work session, in May 2019, the City Council adopted the Trails Master Plan. The master plan shows a future Class 1 trail to be constructed at the project site along Sycamore Road. This future trail is comprised of a 10'-20' (8' min.) wide trail with asphalt or concrete surface and a 1- to 2- foot wide fine crushed stone shoulder on each side. The proposal includes a trail along the frontage of Lot 1 . It includes a 10-foot wide paved trail with a 2-foot wide decomposed granite shoulder on either side of the trail and a 5-foot wide landscape stripe between the northern right-of-way line of Sycamore Road and the 2-foot wide shoulder. It conforms to the Trails Master Plan. meeting the requirements of the trails master plan. The plan also shows a connection linking Dale Way to the existing Bridle Creek trail. Grading and Retaining Walls As proposed, the PUD-MDR lots would have access to and from Sycamore Creek Way, and the PUD-A lot would have access to Sycamore Road. As recommended by staff and supported by Planning Commission in the work session, the grading plan has been revised to address the following items: 1 . Grading on Lot 2 has been revised so that the proposed pad elevation on Lot 2 would be approximately 3 feet higher than the pad elevation of the adjoining lot to the west. The revision lowered the pad elevation approximately 3-4 feet compared to the initial proposal. This grade difference is similar to that seen between other lots in the adjacent subdivision. 2. Excessive dirt from grading of the project site would be off-hauled instead of stock-piled onto Lot 1 , the proposed PUD-A lot fronting Sycamore Road. Staff finds the proposed grading plan responded to the comments made at the work session. Should the Planning Commission support a version of the project that includes a configuration similar to that proposed, the grading would, in staff's view, be acceptable. Retaining walls are proposed on Lots 2-4, and between Lots 2-3 and Lot 5. Should the Planning Commission support a version of the project similar to that proposed, staff finds the proposed retaining walls would be acceptable except for the location of the wall between Lots 2-3 and Lot 5. This wall, as proposed, is located on Lot 5 but benefits Lots 2-3. It is standard practice, and prudent from a liability and maintenance standpoint, to have the benefitting property owners responsible for the maintenance of a retaining wall. As such, for this or a similar lot configuration, staff would recommend either: 1 . Relocating the wall from Lot 5 to Lots 2 and 3; or, 2. Adjusting the rear property line of Lots 2 and 3 to include the wall. PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 990 Sycamore Road Planning Commission 19of23 k on the project site is approximately 6,008 square feet (creek bank to creek bank) in area. Even if the entire segment of the creek were placed on PUD-135, P19-0030, P19-0031 and Vesting Tentative Map 8528 990 Sycamore Road Planning Commission 16 of 23 5, P19-0030, P19-0031 and VTM 8528 Planning Commission 990 Sycamore Road Page 19 of 21 type and locations of HM controls to be installed, sizing calculations using Bay Area Hydrology Model (BAHM). The Stormwater Management Plan shall be subject to review and acceptance by the Director of Engineering/City Engineer, prior to issuance of an engineering or building permit, whichever occurs first. Stormwater HM controls PUD-135, P19-0030, P19-0031 and VTM 8528 Planning Commission 990 Sycamore Road Page 14 of 21