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approval by the City's Director of Community Development, but would be on Lot 11, proximate to the walking trail through the park. Dedicating the restroom and associated parcel to the City would require: 1) an amendment to the General Plan Land Use designation from Medium Density Residential to Parks and Recreation; and 2) rezoning from PUD-MDR (Planned Unit Development— Medium Density Residential) to P (Public). Option 2 may require additional agreements with the City regarding maintenance of the private clubhouse on Lot 11, if the clubhouse is constructed on a shared property line. Staff's recommendation is Option 2, consistent with the Planning Commission's recommendation. The Planning Commission expressed concern with two aspects of the public restroom proposal: the approval process; and the ongoing cost to maintain the restroom. Each point is discussed below. 1. Approval Process —The Parks Master Plan is the purview of the Parks and Recreation Commission, and ultimately the City Council. The Planning Commission expressed concerns about making a recommendation to the City Council on an aspect of the project that would typically come from another commission. Ultimately, because the restroom is being supported by a majority of the neighborhood and because it is being proposed with a private development application, the Planning Commission voted to support the restroom — knowing that the Parks and Recreation Commission reviewed the other proposed park improvements, and that City Council would have the opportunity to review and consider the policy implications with the merits of the overall private development application. 2. Maintenance Costs — Several members of the Planning Commission expressed concern about taking on the ongoing costs of a public restroom in a neighborhood park. During deliberations, and as part of the motion, the Commission directed staff to consider the total cost of maintenance for a restroom. Up to that point, the applicant had offered to pay for 5 years of maintenance (which was valued at $25,000). For reference, and consistent with the Commission's direction, staff has completed an estimate based on yearly costs for a restroom in the Ken Mercer Sports Park. That number was multiplied by 30 (the estimated lifespan for a restroom), and a 2 percent annual escalator was included. The final cost over 30 years is estimated be $411,233. Staff has drafted a condition to attempt to bridge the gap between the $25,000 amount discussed previously, and the $411,233 estimate for restroom operations and maintenance over 30 years: Exhibit A.1, Condition No. 59: Should the City Council approve the installation of a public restroom(s) and associated land, which would be dedicated to the City and incorporated into Valley Trails Park, the applicant shall pay for the complete cost of a standard public restroom facility (estimated at $367,500) to design and construct the restroom, as well as payment in the amount of $200,000 to offset the ongoing Page 14 of 20