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responsibilities. While staff supports Ponderosa's willingness to dedicate land to Valley Trails Park, staff believes this land would be better suited to accommodate the private clubhouse. Staff recommends incorporating "Parcel C" into Lot 11 to better accommodate vehicle backing and turning movements in the 10-stall parking lot. Furthermore, adding "Parcel C" to Lot 11 would allow the private clubhouse to not be constructed on the shared property line, avoiding Building Code and restroom access and maintenance issues, and allowing for more open space around the facility. Staff has added a condition of approval to reflect that the City does not accept "Parcel C" and that the land be part of the private clubhouse lot. The Planning Commission concurred with this recommendation. The Development Agreement (DA) requires establishing a Use Agreement to address public use (Valley Trails Neighborhood residents only) of the clubhouse. The DA will require coordination with Ponderosa, the City, and, likely, the VTAG and will address days/times for use, the duration and frequency of use, maintenance, scheduling, access, etc. The draft DA is included in Attachment 4. Restrooms within Valley Trails Park The VTAG and most of the residents that spoke at the Planning Commission meetings expressed a strong desire to have public restroom facilities within Valley Trails Park. Ponderosa is willing to construct a public restroom building in Valley Trails Park and has offered to provide some funding ($5,000 per year for 5 years) to assist the City in maintaining the restroom. Valley Trails Park is defined as a Neighborhood Park in the City's adopted Parks and Recreation Master Plan (adopted June 3, 2014). The adopted plan does not support construction of new restrooms in Neighborhood Parks — new restrooms are supported in Community Parks, which are larger and attract users from outside the neighborhood. A few exceptions have been made, where public restrooms have been included in Neighborhood Parks — Lions Wayside/Delucchi Parks, Creekside Park, and Stoneridge Creek Neighborhood Park. For much of the discussion with the applicant and the neighborhood representatives, staff had been reluctant to support restrooms at this location. However, in this instance, the applicant offered to build the restrooms and contribute to the ongoing maintenance costs, and the neighborhood was very strongly in support of a public restroom. At the Planning Commission hearing, staff discussed two options: Option 1 Ponderosa would construct a freestanding public restroom facility within Valley Trails Park and dedicate it to the City. Staff notes that if a public restroom is supported by the City, it will undergo a separate development review process. The restroom or park improvements (and associated amendments to the Parks and Recreation Master Plan) would require a recommendation by the Parks and Recreation Commission with final approval by City Council. Option 2 Ponderosa would build a restroom within the project site and then ultimately subdivide that lot and convey it to the City. The final design and location would be subject to review and Page 13 of 20