Planning Commission Agenda and Packet 2012 01 12

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