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While staff appreciates Ponderosa's willingness to dedicate land to Valley Trails Park, staff believes this land would be better suited to accommodate the private clubhouse and parking constraints. Staff recommends incorporating "Parcel C" into Lot 11 in order 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, which creates Building Code and restroom access and maintenance issues and would allow 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 development agreement requires establishing a use agreement to address public use (Valley Trails Neighborhood residents only) of the clubhouse. The development agreement will require coordination with Ponderosa, the City, and, likely, the VTAG and will address days/times for use, the duration it can be used, how many times it can be used, maintenance, scheduling, access, etc. The development agreement is included as Exhibit C. Parks and Recreation Commission - Valley Trails Park On September 8, 2016, the Parks and Recreation Commission reviewed Ponderosa's proposal to install a new tot-lot and landscape improvements within Valley Trails Park. The Commission unanimously recommending approval of the proposed improvements. The staff report and meeting minutes are included as Exhibit I for the Commission's reference. Staff notes that Ponderosa has asked for a credit towards park in-lieu fees, which are required as a part of development. Ponderosa voluntarily proposed the improvements to Valley Trails Park and, as such, staff does not support crediting the landscaping and tot lot improvements towards required park in-lieu fees. Restrooms within Valley Trails Park As noted earlier, the VTAG as strongly expressed a desire to have a clubhouse with restroom facilities within Valley Trails Park. Ponderosa is willing to allow the Valley Trails Neighborhood the use of the clubhouse, up to 12 times annually, and is proposing to construct a restroom building in Valley Trails Park and provide some funding to assist the City in maintaining the restroom. Staff from the Community Services Division, Parks Division, Planning Division, and Operation Services Center believe that the addition of a restroom to Valley Trails Park is inappropriate due to the type, visitation levels, and physical layout of the park. Valley Trails Park is 6.1 acres in size and is classified as a Neighborhood Park. According to the City's 2014 Parks and Recreation Master Plan, Neighborhood Parks are typically 5 acres in size, but can be as large as 10 acres. Neighborhood Parks are intended to serve City residents who live in close proximity. Ideally, everyone in the City would live within convenient walking distance (typically 0.5 mile) of a Neighborhood Park. This is defined as the "service radius" or "service area" of a Neighborhood Park. Therefore, such parks usually do not have restrooms, on-site parking, lighted sports facilities, or community rooms. Neighborhood Parks are designed to address the daily recreational needs of the surrounding neighborhood. Features of neighborhood parks might include playgrounds, open turf areas, picnic tables and/or picnic shelters, walking paths, attractive landscaping, and passive recreation features. A size of 5 acres or more is considered appropriate to serve a neighborhood of approximately 1,000 residents within its service area. On the other hand, Community Parks are at least 10 acres in size and serve the entire community (e.g., Bernal Park). Although they often have similar features as Neighborhood Parks, such as playgrounds P16-1386, P17-0155, PUD-113, & TRACT 8259; 6900 Valley Trails Drive Planning Commission 21 of 32