14 ATTACHMENT 1-5 - Laserfiche WebLink

PUD-138 and Vesting Tentative Subdivision Map 8616 Planning Commission 23 of 28 Grading is proposed throughout the development area to create the predominantly flat residential pad lots, bio-retention areas, and streets. As the eastern boundary of the development area lies at the foot of the hills, contour grading would be used to create a 3:1 slope bank in the rear yards of Lots 8-12, and between proposed lots to create pads within the development area. A discussion with the applicant and project civil engineer indicated additional contour grading may be needed to reduce the difference in building pad height. Staff has added a condition of approval requiring additional contour grading be shown on the grading plan subject to review and approval by the City Engineer. Retaining walls up to two feet in height would be constructed along the northern property line in the rear of Lots 1-7 to prevent stormwater runoff onto adjoining properties. An equal amount of cut and fill is estimated; thus no soil import or off-haul is proposed. Staff finds the proposed grading plan satisfies the HVSP requirements and is acceptable. Trails and Open Space The proposal includes both on- and off-site trails to meet the HVSP requirements, as well as to comply with the City’s Trails Master Plan. Table 4 shows the details of the proposed trails, and their alignments are also indicated in Figure 9, above, and on Sheet L4 of the PUD plans in the Attached plans. Table 4: Trail Details Location Dimension Surface Construction/ Ownership Happy Valley Loop Trail (along the east side of Alisal Street) On-site: in Parcels A & B 8 ft. trail 2 ft. shoulder on sides Paved trail; decomposed granite (DG). shoulders Applicant/ HOA Off-site: along the eastern edge of Alisal Street Varies as Alisal Street Right-of-Way allows Natural City/ City Golf Course Loop Trail On-Site: along Westbridge Lane to the roadway curve 8 ft. trail 2 ft. shoulder on sides; except for the area near the wetland which may be reduced to 6 ft. Paved trail; DG shoulders Applicant/ HOA On-Site: within Parcel C to the eastern boundary of the project site 6 ft. Natural Spotorno Flat Area Trail On-Site 8 ft. trail 2 ft. shoulder on sides Paved trail; DG shoulders Applicant/ HOA As shown in the Table, the applicant and/or HOA would be responsible for constructing and maintaining the majority of the proposed trails. One off-site trail, a natural surface trail along the east side of Alisal Street, would be constructed by the City in the future, as funding allows. The construction of the trail is not being made a requirement of this project since the project meets the density allowed in the Specific Plan, and would involve improvements well outside of the project boundaries. The trail dimensions shown on the proposed Trail Plan do not all reflect the required two-foot wide buffer, and/or conform to the dimensions stated in the Trails Master Plan. Staff has discussed this item with the applicant, and will include a condition of approval requiring the plan to be updated/revised to conform to the dimensions.