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two are on the shared property line, and the remaining 13 are off-site. Six of the 27 trees surveyed are considered heritage-sized (as defined by the PMC) and three of those trees are located off-site. The tree report recommends preserving a total of 13 on- and off-site trees (10 of which are within Valley Trails Park). The applicant is proposing to remove the 14 on-site trees, one of which is heritage-sized, due to conflicts with building pad locations and grading (the tree locations are shown on sheet 5 of Exhibit B for reference). New sidewalk, curbs, and gutters along the project's frontage on Valley Trails Drive would be required as part of the project, and the existing City street trees would not survive the construction that would be necessary in order to make those improvements. Therefore, the applicant is proposing to remove all 13 off-site City street trees along the project's Valley Trails Drive frontage. Tree removal is proposed to be mitigated by replacement trees and with contributions to the City's Urban Forestry Fund, if warranted. Staff believes that the number of proposed street trees (125) would mitigate the removal of the on-site (14) and off-site (13) trees. Open Space and Amenities The proposed project includes two private landscaped areas, not intended or required for stormwater treatment, near the cuts-de-sac (labeled "Parcel A" and "Parcel B" on the proposed site plan) totaling approximately 0.24 acres, which would be maintained by Ponderosa's future homeowners association. The project would also provide two paved 5-foot-wide pedestrian/bicycle pathway connections from the ends of the two culs-de-sac to the existing Valley Trails Park pathway. The applicant is also proposing to dedicate an approximately 712-square-foot piece of land (labeled as "Parcel C" on the proposed site plan) to the Park. Ponderosa would install landscaping and irrigation within "Parcel C" with the City taking over maintenance and irrigation if the Parcel is accepted by the City. Further discussion on this dedication is in the Analysis section of this report. Ponderosa is also proposing to install a new tot-lot and perform landscape improvements (i.e., turf removal and replacement with groundcover at specified locations) in Valley Trails Park. The landscape replacement is consistent with the Valley Trails Park improvement recommendations listed in the Parks and Recreation Master Plan. The location of the proposed improvements (i.e., tot-lot and landscaping) is shown in Exhibit B.1 (Sheet L6) and the Parks and Recreation Master Plan recommendations for Valley Trails Park are included as Exhibit I. Ponderosa is also proposing to 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. However, if a restroom facility within the Park is not supported by the City, Ponderosa would contribute a total of $300,000 for other Valley Trails Park improvements. 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. P16-1386, P17-0155, PUD-113, & TRACT 8259; 6900 Valley Trails Drive Planning Commission 15of32