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Planning Commission <br />Staff Report <br />January 12, 2012 <br />d. Option #4 — Flow line width is similar to Option #3 and therefore staff <br />acknowledges the flow Ilne width Is again too narrow for fire access and <br />snow storage. In addition, the 10' FL -FL trail/separate lane will be difficult <br />to repair if made of different materials (i.e. concrete and asphalt). <br />Based on overall flow line width, travel lane width, snow storage possibilities and <br />adequate sound buffering/screening landscaping lawn, staff acknowledges Option <br />#2 would be the preferred street design option. Also, the Parks and Recreation <br />Department. as well as the Open Space Advisory Board (OSAB), both agree <br />Option #2 is the preferred option for north/south trail connectivity. Staff will <br />continue to work with the applicant to refine the tuming radii Steel Street by the <br />time of final submittal. <br />2. Public land Dedication — The Parks and Recreation Department acknowledges <br />the applicant has dedicated public Land needed to complete the final link in an <br />east/west regional trail system. Even though the land has some existing <br />encumbrances. such as the Goodhue Ditch and utility easements, the City is <br />willing to work with these encumbrances to ensure of the regional connectivity of <br />the trail system. One of the dedicatory elements is Tract 0, which is a tract from a <br />previously platted subdivision. <br />The Parks and Recreation Department will continue to work with the applicant to <br />finalize the public land dedication prior to Final Plat and PUD submittal. <br />3. Christopher Village Apartments — The Planning and Building Safety Department <br />requires a traffic analysis at the time of submittal of a General Development Plan <br />(GDP) The Traffic Report did not highlight any potential conflicts between <br />eastbound traffic on South Boulder Road and the Christopher Village Apartments. <br />Staff acknowledges the concerns of the public regarding potential conflicts of <br />eastbound South Boulder Road Steel Ranch South residents tuming left into <br />Christopher Village Apartments, however staff also acknowledges the expertise of <br />the Traffic Engineer who does not anticipate any conflicts. <br />Staff appreciates Planning Commission's concems regarding the above Issues. however <br />these are standard issues which are typically addressed between preliminary and final <br />review. Staff recommends the Planning Commission forward the Steel Ranch South <br />Preliminary Plat and PUD to City Council with the understanding staff will continue to <br />work with the applicant to address the above concems. <br />BACKGROUND: <br />The applicant/owner, RINGS, LLC has submitted a Preliminary Plat and Planned Unit <br />Development (PUD) plan to allow for the development of approximately 306 proposed <br />3 <br />