Advisory Planning Commission September 27, 2016 Page 6 of 27

Transcription

1 Page 6 of 27 B. Quarry Road Addition Applicant Name: United Properties Development LLC, Rick McKelvey Location: 1555 Yankee Doodle Road; Application: Rezoning A Rezoning from A, Agriculture to PD, Planned Development to allow a mixed use development consisting of commercial and multi-family residential uses. File Number: 09-RZ Application: Preliminary Planned Development A Preliminary Planned Development to allow a mixed use development consisting of commercial and multi-family residential uses. File Number: 09-PD Application: Preliminary Subdivision A Preliminary Subdivision to create 4 lots upon approximately 24 acres. File Number: 09-PS Planner Dudziak introduced this item and highlighted the information presented in the City Staff report dated September 21, Member Piper asked whether parking ratios for the apartments are consistent with other multifamily projects in Eagan. Planner Dudziak responded yes. Rick McKelvey, United Properties, explained that United Properties intends to development the land and install the infrastructure and deliver pad-ready sites to other buidlers. United Properties is a senior housing and commercial developer, and they have partnered with others to do the market rate apartments and hotel portions of this development. Member Woebke asked if the adjustment to the alignment of Quarry Road can be accomplished and the reason for the shared access with Carbone s. Mr. McKelvey responded they believe the Quarry Road alignment can be accommodated, and the future internal access to Carbone s is in response to Dakota County s direction relative to the applicant s request for a right-in access from Yankee Doodle Road. Dakota County has indicated plans for a future median in Yankee Doodle Road which will limit what is now a full access to Carbone s, and the access easement is to provide an alternative point of access for Carbone s when that occurs. Member Piper asked the applicant whether multi-family parking ratios of about 1.6 per unit are sufficient. Mr. McKelvey stated yes, all of their senior housing projects in the Twin Cities have similar

2 Page 7 of 27 parking ratios. A representative from Stewart Companies, who intends to build the market rate apartments indicated that they need and want to provide adequate parking to residents, and they find a ratio of 1.5 stalls per unit to be just right. Member Piper asked about the U-shaped design of the retail building. Mr. McKelvey indicated the preliminary design for the retail parcel is for a grocery and a pharmacy use. Loading docks for those uses would be between the two uses in the middle of the building. Chair Filipi opened the public hearing. Sarah Davey, 1669 Yankee Doodle Road, asked how the access to the Gramercy Park building will be affected by the extension of Quarry Road and future expansion of Yankee Doodle Road. There being no further public comment, Chair Filipi closed the public hearing and turned the discussion back to the Commission. Assistant City Engineer Aaron Nelson explained that the Gramercy Park property will have a driveway access onto the new extended Quarry Road, as the County may restrict the existing access to Yankee Doodle Road with future expansion and improvements to that roadway. Member Sagstetter moved, Member Piper seconded a motion to recommend approval of a Rezoning from Agricultural, to PD, Planned Development, upon approximately 24 acres located at 1555 Yankee Doodle Road, north of Yankee Doodle Road and between Coachman Road and Central Parkway. All voted in favor. Motion carried, 7-0. Member Sagstetter moved, Member Piper seconded a motion to recommend approval of a Preliminary Planned Development to establish a mixed use development with commercial and multi-family residential uses, upon approximately 24 acres located at 1555 Yankee Doodle Road, north of Yankee Doodle Road and between Coachman Road and Central Parkway, subject to the following conditions: 1. A Preliminary Planned Development Agreement shall be executed and recorded against the property at the Dakota County Recorder s office. The Preliminary PD Agreement shall contain the following plans. The following plans shall be revised and submitted as Master Development Plans prior to Final Subdivision and Final Planned Development approval. Preliminary Site Plan

3 Page 8 of 27 Preliminary Building Elevation Plans Preliminary Landscape Plan Preliminary Site Lighting Plan 2. A Final Planned Development Agreement shall be required for each lot as it develops. The following plans are required for the Final Planned Development Agreement and shall be consistent with the approved master plans for the Preliminary Planned Development. Final Site Plan Final Building Elevations Final Landscape Plan Final Lighting Plan Final Signage Plan Platting 3. The property shall be platted. Term 4. The Planned Development shall have a 5-year term. Uses 5. Unless otherwise approved through the Planned Development, R-4 zoning standards shall apply to the two multi-family lots (Lots 1 & 2, Block 1), and CSC zoning standards shall apply to the two commercial lots (Lots 1 & 2, Block 2). 6. Uses that are considered conditional uses in CSC zoning districts shall be subject to a Planned Development Amendment and allowed only if such Amendment is approved by the City. Signage 7. All signage shall be subject to City Code standards. For free-standing signs, a Final Sign Plan shall be provided at the time of Final Planned Development for each lot. 8. All building address numbers shall be determined by the City at the time of Final Subdivision. Building identification numbers shall be installed consistent with the City Code Section Buildings 9. Detailed Final Building Elevations shall be provided at the time of Final Planned Development for each lot and building. All buildings are subject to compliance with the City Code standards for design and material finish requirements, which shall be demonstrated at the time of Final Planned Development. 10. The hotel building shall be subject to compliance with City Code standards, and revised Final Building Elevations provided at the time of Final Planned Development. 11. A building height maximum of 35 shall apply to the retail building on Lot 2 Block 2.

4 Page 9 of All trash storage areas shall be attached to the principal buildings for commercial uses, or located within the principal building for the multi-family residential uses. The trash storage area shall be of a size that can accommodate trash, recyclable materials and (for retail and commercial) composting materials storage, and constructed in accordance with City Code design requirements. 13. All mechanical equipment shall be screened from public view per City Code requirements. New construction shall provide a 30 minimum parapet height for screening of rooftop equipment. Ground equipment and screening shall be shown on the Final Site Plan. 14. The applicant shall provide required additional storage space and recreational space for the multi-family buildings, per City Code requirements, to be identified on the final plans and compliance demonstrated at the time of Final Planned Development. Landscaping & Tree Preservation 15. A revised Final Landscape Plan shall be submitted at the time of Final Subdivision. Thye Final Landscape Plan shall include enhanced foundation plantings and screening of parking lots from public rights-of-way on all lots. Overstory trees shall be planted within parking islands wherever possible to maximize shade coverage of pavement areas. Also, trees shall be placed so as not to conflict with pole lighting or utilities such as water main or hydrants. 16. A combined Overall Planting Plan, incorporating both the landscape and mitigation plantings, shall be provided at the time of Final Subdivision. 17. The applicant shall fulfill tree mitigation requirements through the installation of one-hundred sixty-six (166) Category A trees. 18. The applicant shall ensure the survival of preserved trees via protection of the tree s critical root zones through the placement of required Tree Protective measures (i.e. orange colored silt fence or 4 foot polyethylene laminate safety netting), to be installed at the Drip Line or at the perimeter of the Critical Root Zone, whichever is greater. 19. The applicant shall contact the City Forestry Division and set up a pre-construction site inspection at least five days prior to the issuance of the grading permit to ensure compliance with the approved Tree Preservation Plan and placement of the Tree Protection Fencing. 20. A Final Site Lighting Plan will be required for each of the lots at time of Final Planned Development, and is subject to compliance with City Code standards. Final Site Lighting Plans shall include building mounted lights as well as the pole-mounted lighting. Grading/Topography 21. All erosion/ sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosion/Sediment Control Inspector/Installer certification through the University of Minnesota, or approved equal training as determined by the City

5 Page 10 of 27 Engineer. Stormwater Management/Water Quality 22. The applicant shall provide a minimum of 15-foot-wide unobstructed equipment access path (without obstructions from grading, private utilities, trees, large shrubs, etc.), from parking lot or street-edge to all stormwater facilities inlets/outlets. The unobstructed equipment access path shall be capable of supporting typical maintenance / excavation equipment, for periodic maintenance access to the pond and infiltration basin. 23. This development shall meet the City s Post Construction Stormwater Management Requirements (City Code 4.34) for stormwater management and surface water quality, including Runoff Rate Control and Volume Control (Alternative #2) on the site s new and fully-reconstructed impervious surface area (including effective soil remediation for the site s disturbed soils that are to be revegetated). 24. The applicant shall provide adequately sized pre-treatment (e.g. 4 sump with scour protection and skimmer hood, etc.) at, or immediately upstream of, all stormwater management facilities (e.g. pond and sub-surface infiltration chamber gallery) inlets to provide for effective capture and easily-accessible cleanout of fine-sand sized particles and floatable pollutants. Details shall be included in applicable plan sheet(s). 25. The applicant shall provide unobstructed maintenance equipment access paths (without obstructions from grading, private utilities, trees/branches, large shrubs, etc.) through private drive aisles/parking lots and from pavement-edge to all surface stormwater facilities inlets/outlets. The 15-feet width unobstructed equipment access path shall be capable of fully supporting typical maintenance equipment, for periodic maintenance access to the surface storm water facilities. Verify that Landscape/Tree Mitigation Plans do not conflict with this access requirement. 26. Prior to receiving city approval to permit land disturbing activity, the applicant shall provide the City with soil boring logs from a minimum of three soil-borings within any proposed infiltration area, extending a minimum of 10 below the bottom of the proposed infiltration feature, to evaluate and ensure suitability for infiltration. If the soil boring logs indicate incompatibility of existing sub-soil permeability with the submitted and reviewed design plans for meeting volume control requirements, the applicant shall revise the design and/or construction plans (e.g. over-excavation/soil-amendment depth, etc.) to maximize volume control provided. 27. Prior to receiving city approval to permit land disturbing activity, the applicant shall provide construction details of the proposed sub-surface infiltration/filtration chamber gallery system for City review/acceptance by the City Engineer and include in construction plans. Construction details shall include infiltration/filtration system cross-section(s), acceptable non-limestone rock base material and depth, limits of bottom fabric, etc. to ensure infiltration/filtration practice is properly designed, constructed, and adequately protected during / after construction to prevent clogging, and able to be properly maintained to function as intended. These graphical details and notes shall be prominently included in all applicable plan sheets (e.g. Erosion & Sediment Control Plan, Grading Plan, Utility Plan, Details, etc.). 28. During sub-surface infiltration chamber gallery system area over-excavation/sub-soil work,

6 Page 11 of 27 the applicant shall ensure that a Certified Soil Scientist will be present to verify and document that practice area sub-soils are suitable for a saturated condition infiltration rate of 0.8-inch per hour or greater (but less than 8.0-inch per hour). If the sub-soil infiltration rates are less than 0.8-inch per hour (or greater than 8.0-inch per hour), the applicant shall immediately notify the City Engineer. Documentation shall be provided to the City within 48-hours after infiltration testing. The applicant shall provide the City Water Resources staff with 24-hour advance notice of the occurrence of infiltration verifications and also prior to any excavation and/or soil backfilling within the infiltration practices (City Water Resources staff contact/instructions shall be clearly/prominently listed on appropriate plan sheets). 29. Prior to receiving city approval to permit land disturbing activity, the property owner shall provide detailed stabilization and revegetation plans for a diverse native plant buffer around the proposed pond and existing wetland, for City review and acceptance by the City Engineer, and clearly identified and detailed in the Landscape Plans. The applicant shall provide clear assurances that the pond buffer planting will be appropriately planned, installed, and established (including a 2-year establishment/maintenance period) by an experienced native plant buffer restoration contractor. 30. Prior to receiving city approval to permit land disturbing activity, the property owner shall provide detailed Soil Management Strategies for City review, and acceptance by the City Engineer, that provide clear assurances that by final grading, prior to installation of any irrigation, sod, permanent seeding or plant materials, the disturbed areas that are to be revegetated will have protected and/or restored soil permeability to non-compacted soil conditions in the top 12 of soil with greater than 5% soil organic matter content and less than 200 psi of soil compaction in the top 12 of topsoil, to comply with Volume Control requirements. These graphical details and notes on soil protection/restoration shall be included in the Stormwater Management Plan and prominently included in all applicable plan sheets (e.g. Erosion & Sediment Control Plan, Grading & Drainage Plan, Landscape Plan, etc.). 31. Prior to receiving a Certificate of Occupancy for any affected construction, Soil Management Strategy implementation documentation (e.g. representative on-site soil samples/soil organic content and ph, and compaction testing results) shall be provided to City Water Resources staff to verify compliance with approved soil management strategy. City Water Resources staff shall be notified, with 24-hour advance notice, for inspection during soil amendment process, prior to installation of any irrigation, sod, permanent seeding or plant materials,, to verify soil compliance. Provide plan sheet notes/instructions on all applicable plan sheets. (e.g. Erosion & Sediment Control Plan, Grading & Drainage Plan, Landscape Plan, etc.). 32. Before the city returns any Stormwater-related Performance Guarantee Fees on the development site, the Owner of the parcel with the private sub-surface infiltration/filtration chamber gallery shall enter into a long-term stormwater management system maintenance agreement with the City, detailing the inspection and maintenance required to occur to ensure proper operation and performance of the permanent stormwater management system, in a form acceptable to the City Attorney. 33. Before the city returns any Stormwater-related Performance Guarantee Fees on the development site, the applicant shall provide the City Engineer as-built plans that demonstrate that all constructed stormwater conveyance structures, stormwater management facilities (sumps, pond, sub-surface infiltration chamber gallery, etc.) and soil

7 Page 12 of 27 management strategies conform to design and/or construction plans, as approved by the City. As-built volumes (for pond dead/live storage and retention/infiltration temporary storage) shall be provided for the stormwater storage practices. The applicant shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota. Utilities 34. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 35. All well and septic systems within the development shall be abandoned in accordance with City and County standards. Telecommunications 36. The applicant shall submit a proposal/infrastructure plan to be approved by staff to provide telecommunications fiber to the premises (FTTP). This development shall include the installation of fiber optic cable, or a conduit for future installation, in its construction plans at the time of Final Subdivision. Access/Streets 37. The extension of Quarry Road through the development shall be the responsibility of the developer. 38. The extension of Quarry Road, from Central Parkway to the west edge of the property, shall be designed with horizontal/vertical curvature in accordance with City engineering standards, and match the alignment of existing right-of-way on the properties to the east and west. 39. The west end of Quarry Road shall be designed with an alignment that is acceptable to the City Engineer. 40. No Parking/Fire lane signage shall be installed along all private streets within the development. Easements/Rights-of-Way/Permits 41. The developer shall provide private maintenance agreements and cross-easements for ingress/egress and shared parking, in a form acceptable to the City Attorney, at time of final subdivision approval. 42. A trail easement shall be provided for any public trail that is not located in public right-ofway. Parks and Recreation 43. This development is subject to cash park dedication for all four lots, payable at the time of Building Permit at the rates then in effect.

8 Page 13 of This development is subject to trail dedication to be fulfilled through a combination of the construction of on-site trails and cash dedication. On-site trails determined to have public benefit will be credited toward the cash dedication otherwise due. The final trail dedication calculations will be performed at the time of final subdivision, with trail construction to be secured through the development contract, and any cash trail dedication amount collected prior to release of the plat for recording. Member Sagstetter moved, Member Piper seconded a motion to recommend approval of a Preliminary Subdivision (Quarry Road Addition) to create four lots upon approximately 24 acres located at 1555 Yankee Doodle Road, north of Yankee Doodle Road and between Coachman Road and Central Parkway, subject to the following condtions; Standard Conditions 1. The developer shall comply with these standards conditions of plat approval as adopted by Council on July 1, 2014: A1, B1, B2, B3, B4, C1, C2, C3, C4, D1, E1, F1, G1, H1, I1, 2. The property shall be platted. Platting 3. The property shall be platted. 4. All building address numbers shall be determined by the City at the time of Final Subdivision. Building identification numbers shall be installed consistent with the City Code Section Landscaping & Tree Preservation 5. A revised Final Landscape Plan shall be submitted at the time of Final Subdivision. The Final Landscape Plan shall include enhanced foundation plantings and screening of parking lots from public rights-of-way on all lots. Overstory trees shall be planted within parking islands wherever possible to maximize shade coverage of pavement areas. Also, trees shall be placed so as not to conflict with pole lighting or utilities such as water main or hydrants. 6. A combined Overall Planting Plan, incorporating both the landscape and mitigation plantings, shall be provided at the time of Final Subdivision. 7. The applicant shall fulfill tree mitigation requirements through the installation of one-hundred sixty-six (166) Category A trees. 8. The applicant shall ensure the survival of preserved trees via protection of the tree s critical root zones through the placement of required Tree Protective measures (i.e. orange colored silt fence or 4 foot polyethylene laminate safety netting), to be installed at the Drip Line or at the perimeter of the Critical Root Zone, whichever is greater. 9. The applicant shall contact the City Forestry Division and set up a pre-construction site inspection at least five days prior to the issuance of the grading permit to ensure compliance with the approved Tree Preservation Plan and placement of the Tree Protection Fencing.

9 Page 14 of 27 Grading/Topography 10. All erosion/ sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosion/Sediment Control Inspector/Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer. Stormwater Management/Water Quality 11. The applicant shall provide a minimum of 15-foot-wide unobstructed equipment access path (without obstructions from grading, private utilities, trees, large shrubs, etc.), from parking lot or street-edge to all stormwater facilities inlets/outlets. The unobstructed equipment access path shall be capable of supporting typical maintenance / excavation equipment, for periodic maintenance access to the pond and infiltration basin. 12. This development shall meet the City s Post Construction Stormwater Management Requirements (City Code 4.34) for stormwater management and surface water quality, including Runoff Rate Control and Volume Control (Alternative #2) on the site s new and fully-reconstructed impervious surface area (including effective soil remediation for the site s disturbed soils that are to be revegetated). 13. The applicant shall provide adequately sized pre-treatment (e.g. 4 sump with scour protection and skimmer hood, etc.) at, or immediately upstream of, all stormwater management facilities (e.g. pond and sub-surface infiltration chamber gallery) inlets to provide for effective capture and easily-accessible cleanout of fine-sand sized particles and floatable pollutants. Details shall be included in applicable plan sheet(s). 14. The applicant shall provide unobstructed maintenance equipment access paths (without obstructions from grading, private utilities, trees/branches, large shrubs, etc.) through private drive aisles/parking lots and from pavement-edge to all surface stormwater facilities inlets/outlets. The 15-feet width unobstructed equipment access path shall be capable of fully supporting typical maintenance equipment, for periodic maintenance access to the surface storm water facilities. Verify that Landscape/Tree Mitigation Plans do not conflict with this access requirement. 15. Prior to receiving city approval to permit land disturbing activity, the applicant shall provide the City with soil boring logs from a minimum of three soil-borings within any proposed infiltration area, extending a minimum of 10 below the bottom of the proposed infiltration feature, to evaluate and ensure suitability for infiltration. If the soil boring logs indicate incompatibility of existing sub-soil permeability with the submitted and reviewed design plans for meeting volume control requirements, the applicant shall revise the design and/or construction plans (e.g. over-excavation/soil-amendment depth, etc.) to maximize volume control provided. 16. Prior to receiving city approval to permit land disturbing activity, the applicant shall provide construction details of the proposed sub-surface infiltration/filtration chamber gallery system

10 Page 15 of 27 for City review/acceptance by the City Engineer and include in construction plans. Construction details shall include infiltration/filtration system cross-section(s), acceptable non-limestone rock base material and depth, limits of bottom fabric, etc. to ensure infiltration/filtration practice is properly designed, constructed, and adequately protected during / after construction to prevent clogging, and able to be properly maintained to function as intended. These graphical details and notes shall be prominently included in all applicable plan sheets (e.g. Erosion & Sediment Control Plan, Grading Plan, Utility Plan, Details, etc.). 17. During sub-surface infiltration chamber gallery system area over-excavation/sub-soil work, the applicant shall ensure that a Certified Soil Scientist will be present to verify and document that practice area sub-soils are suitable for a saturated condition infiltration rate of 0.8-inch per hour or greater (but less than 8.0-inch per hour). If the sub-soil infiltration rates are less than 0.8-inch per hour (or greater than 8.0-inch per hour), the applicant shall immediately notify the City Engineer. Documentation shall be provided to the City within 48-hours after infiltration testing. The applicant shall provide the City Water Resources staff with 24-hour advance notice of the occurrence of infiltration verifications and also prior to any excavation and/or soil backfilling within the infiltration practices (City Water Resources staff contact/instructions shall be clearly/prominently listed on appropriate plan sheets). 18. Prior to receiving city approval to permit land disturbing activity, the property owner shall provide detailed stabilization and revegetation plans for a diverse native plant buffer around the proposed pond and existing wetland, for City review and acceptance by the City Engineer, and clearly identified and detailed in the Landscape Plans. The applicant shall provide clear assurances that the pond buffer planting will be appropriately planned, installed, and established (including a 2-year establishment/maintenance period) by an experienced native plant buffer restoration contractor. 19. Prior to receiving city approval to permit land disturbing activity, the property owner shall provide detailed Soil Management Strategies for City review, and acceptance by the City Engineer, that provide clear assurances that by final grading, prior to installation of any irrigation, sod, permanent seeding or plant materials, the disturbed areas that are to be revegetated will have protected and/or restored soil permeability to non-compacted soil conditions in the top 12 of soil with greater than 5% soil organic matter content and less than 200 psi of soil compaction in the top 12 of topsoil, to comply with Volume Control requirements. These graphical details and notes on soil protection/restoration shall be included in the Stormwater Management Plan and prominently included in all applicable plan sheets (e.g. Erosion & Sediment Control Plan, Grading & Drainage Plan, Landscape Plan, etc.). 20. Prior to receiving a Certificate of Occupancy for any affected construction, Soil Management Strategy implementation documentation (e.g. representative on-site soil samples/soil organic content and ph, and compaction testing results) shall be provided to City Water Resources staff to verify compliance with approved soil management strategy. City Water Resources staff shall be notified, with 24-hour advance notice, for inspection during soil amendment process, prior to installation of any irrigation, sod, permanent seeding or plant materials,, to verify soil compliance. Provide plan sheet notes/instructions on all applicable plan sheets. (e.g. Erosion & Sediment Control Plan, Grading & Drainage Plan, Landscape Plan, etc.). 21. Before the city returns any Stormwater-related Performance Guarantee Fees on the

11 Page 16 of 27 development site, the Owner of the parcel with the private sub-surface infiltration/filtration chamber gallery shall enter into a long-term stormwater management system maintenance agreement with the City, detailing the inspection and maintenance required to occur to ensure proper operation and performance of the permanent stormwater management system, in a form acceptable to the City Attorney. 22. Before the city returns any Stormwater-related Performance Guarantee Fees on the development site, the applicant shall provide the City Engineer as-built plans that demonstrate that all constructed stormwater conveyance structures, stormwater management facilities (sumps, pond, sub-surface infiltration chamber gallery, etc.) and soil management strategies conform to design and/or construction plans, as approved by the City. As-built volumes (for pond dead/live storage and retention/infiltration temporary storage) shall be provided for the stormwater storage practices. The applicant shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota. Utilities 23. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 24. All well and septic systems within the development shall be abandoned in accordance with City and County standards. Telecommunications 25. The applicant shall submit a proposal/infrastructure plan to be approved by staff to provide telecommunications fiber to the premises (FTTP). This development shall include the installation of fiber optic cable, or a conduit for future installation, in its construction plans at the time of Final Subdivision. Access/Streets 26. The extension of Quarry Road through the development shall be the responsibility of the developer. 27. The extension of Quarry Road, from Central Parkway to the west edge of the property, shall be designed with horizontal/vertical curvature in accordance with City engineering standards, and match the alignment of existing right-of-way on the properties to the east and west. 28. The west end of Quarry Road shall be designed with an alignment that is acceptable to the City Engineer. 29. No Parking/Fire lane signage shall be installed along all private streets within the development. Easements/Rights-of-Way/Permits 30. The developer shall provide private maintenance agreements and cross-easements for

12 Page 17 of 27 ingress/egress and shared parking, in a form acceptable to the City Attorney, at time of final subdivision approval. 31. A trail easement shall be provided for any public trail that is not located in public right-ofway. Parks and Recreation 32. This development is subject to cash park dedication for all four lots, payable at the time of Building Permit at the rates then in effect. 33. This development is subject to trail dedication to be fulfilled through a combination of the construction of on-site trails and cash dedication. On-site trails determined to have public benefit will be credited toward the cash dedication otherwise due. The final trail dedication calculations will be performed at the time of final subdivision, with trail construction to be secured through the development contract, and any cash trail dedication amount collected prior to release of the plat for recording. All voted in favor. Motion carried 7-0.