PLANNING COMMISSION RECOMMENDATION:
Planning Commission recommended that the Layout Plat be approved with the following stipulations:

1. Upon submittal of a Preliminary Plat application, a grading plan and an erosion and sediment control plan for all improved areas shall be submitted for review and approval;
2. Upon submittal of a Preliminary Plat application, a drainage plan shall be submitted for review and approval. In particular, the drainage plan shall demonstrate that the existing detention facility is adequately sized to accommodate run-off from the proposed development or additional detention shall be provided. In addition, the plat document shall be revised to provide drainage easements as necessary;
3. Upon submittal of a Preliminary Plat application, sanitary sewer plans prepared by a Registered Professional Engineer showing the extension of sanitary sewer mains and service lines shall be submitted for review and approval or a Variance to the Subdivision Regulations shall be obtained. In addition, the sewer plans shall identify that the capacity of the existing lift station, located in the Red Rock Estates development, is sized to handle the additional flows generated from the proposed development. The sewer plans shall also identify the size of the proposed lift station to be located on the subject property in order to insure that the lift station can handle the potential serve areas located north of the site. The sewer plan shall also verify that the sizing of the Sheridan Lake Road sanitary sewer accounted for transporting flows from the area of the proposed development;
4. Upon submittal of a Preliminary Plat application, water plans prepared by a Registered Professional Engineer showing the extension of water mains and service lines shall be submitted for review or a Variance to the Subdivision Regulations shall be obtained. The water plans shall identify water flow availability under current conditions with peak day and peak hour demands. In addition, the water plans shall identify the water availability from the proposed Red Rock reservoir and the proposed Stoney Creek well/booster in order to identify any phasing coordination needed between the proposed densities and the water improvements;
5. Upon submittal of a Preliminary Plat application, construction plans for the east-west collector street from Muirfield Drive to Dunsmore Road shall be submitted for review and approval. In particular, the construction plans shall show the street located in a minimum 76 foot wide right-of-way and constructed with a minimum 40 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained. In addition, the intersection of Muirfield Drive and the east-west collector street shall be reconstructed to create Muirfield Drive in a "T" design with the east-west collector street. The reconstruction of the intersection shall be at the sole expense of the applicant as per a stipulation of approval for Phase One of the Red Rock Estates Subdivision;
6. Upon submittal of a Preliminary Plat application, construction plans for Dunsmore Road extending north from Sheridan Lake Road a distance of 800 feet and a north-south arterial street as shown on the applicant's site plan shall be submitted for review and approval. In particular, the construction plans shall show the streets located in a minimum 100 foot wide right-of-way and constructed with a minimum 36 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained. In addition, the north-south arterial shall be relocated to align with the street location as identified on the City's Major Street Plan or a Comprehensive Plan Amendment to the Major Street Plan shall be obtained relocating the street as shown on the Layout Plat;
7. Upon submittal of a Preliminary Plat application, construction plans for the collector street extending from Dunsmore Road east to the arterial street and the east-west collector street located along the north lot line shall be submitted for review and approval. In particular, the construction plans shall show the streets located in a minimum 76 foot wide right-of-way and constructed with a minimum 40 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained. In addition, the collector street located between Dunsmore Road and the arterial street shall be relocated to align with the street location as identified on the City's Major Street Plan or a Comprehensive Plan Amendment to the Major Street Plan shall be obtained relocating the street as shown on the Layout Plat;
8. Upon submittal of the Preliminary Plat application, the plat document shall be revised to show a north-south collector street through the subject property as per the Major Street Plan or a Comprehensive Plan Amendment to revise the Major Street Plan shall be approved. In addition, construction plans for the collector street shall be submitted for review and approval. In particular, the construction plans shall show the street located in a minimum 76 foot wide right-of-way and constructed with a minimum 40 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;
9. Upon submittal of the Preliminary Plat application, construction plans for the balance of the streets serving twenty or more lots shall be submitted for review and approval identifying that the streets shall be constructed to sub-collector street standards. In particular, the streets shall be located in a minimum 52 foot wide rights-of-way and constructed with a minimum 27 foot wide paved surface, curb, gutter, sidewalk, street light conduit, sewer and water or a Variance to the Subdivision Regulations shall be obtained;
10. Upon submittal of the Preliminary Plat application, construction plans for the balance of the streets serving less than twenty lots shall be submitted for review and approval identifying that the streets shall be constructed to lane place street standards. In particular, the streets shall be located in a minimum 49 foot wide rights-of-way and constructed with a minimum 24 foot wide paved surface, curb, gutter, sidewalk, street light conduit, sewer and water or a Variance to the Subdivision Regulations shall be obtained;
11. Upon submittal of the Preliminary Plat application, construction plans for the cul-de-sac bulbs shall be submitted for review and approval. In particular, the cul-de-sac bulbs shall be located in a minimum 110 foot wide diameter right-of-way and constructed with a minimum 90 foot wide diameter paved surface or a Variance to the Subdivision Regulations shall be obtained;
12. Upon submittal of the Preliminary Plat application, the plat document shall show the dedication of the rights-of-way located on the adjacent properties as shown on the Layout Plat or the rights-of-way shall be dedicated as a part of a separate platting proposal. Either Way, the entire rights-of-way shall be dedicated at the same time or a Variance to the Subdivision Regulations shall be obtained to allow platting only half of a right-of-way;
13. Upon submittal of the Preliminary Plat application, a complete traffic analysis by a Traffic Engineer, to include average daily trips and peak hour trips at the intersection of the proposed section line road and Sheridan Lake Road as well as the intersection at the Muirfield Drive and Sheridan Lake Road and signal evaluation, shall be submitted for review and approval. Any revisions or reconstruction of the Muirfield Drive-Sheridan Lake Road intersection as so warranted by the comprehensive traffic analysis shall be at the sole expense of the applicant as per a stipulation of approval for Phase One of the Red Rock Estates Subdivision;
14. Upon submittal of the Preliminary Plat application, a Phasing Plan for the proposed development shall be submitted for review and approval. In addition, the Phasing Plan shall identify that no more than forty dwelling units shall have one point of access or a Special Exception to allow more than 40 dwelling units with one point of access shall be obtained;
15. Upon submittal of the Preliminary Plat application, a utility master plan shall be submitted for review and approval. In particular, the utility plan shall provide for the extension of public and private utilities through the subject property as well as to adjacent properties. In addition, the applicant shall work with Black Hills Power and Black Hills Electric Cooperative to clarify the service boundary location between the two utility companies;
16. Upon submittal of the Preliminary Plat application, a fire hydrant design plan showing the location of fire hydrants and water lines, including the size of the proposed water lines, shall be submitted for review and approval or a Variance to the Subdivision Regulations waiving the requirement to provide a central water system shall be obtained;
17. Upon submittal of a Preliminary Plat application, proposed street names shall be submitted to the Emergency Services Communication Center for review and approval. In addition, the plat document shall be revised to show the approved street names;
18. Upon submittal of a Preliminary Plat application, details of the proposed park shall be submitted for review and approval to the Department of Parks and Recreation;
19. Upon submittal of a Preliminary Plat application, a cost estimate of the subdivision improvements shall be submitted for review and approval;
20. Prior to Preliminary Plat approval by the City Council, a 1,400 foot long north-south section line highway and a 400 foot long east-west section line highway shall be improved to City Street Design standards or a Variance to the Subdivision Regulations shall be obtained to waive the street improvements or the section line highways shall be vacated;
21. Prior to Preliminary Plat approval by the City Council, a Special Exception shall be obtained to allow a 1,100 foot long cul-de-sac without an intermediate turnaround every 600 feet as per the Street Design Criteria Manual or the plat document shall be revised accordingly;
22. Prior to Preliminary Plat approval by the City Council, a Variance to the Subdivision Regulations shall be obtained to allow a lot length greater than twice the lot width or the plat shall be revised to comply with the length to width requirement;
23. Prior to Preliminary Plat approval by the City Council, that portion of the subject property located outside of the City limits shall be annexed into the City limits;
24. Prior to the construction of a utility sub-station, a community well or a lift station, a Conditional Use Permit and/or a SDCL 11-6-19 Review shall be obtained depending upon ownership of the property and/or improvement;
25. Prior to submittal of a Final Plat application, the applicant shall submit proposed street names to the Emergency Services Communication Center for review and approval. In addition, the plat document shall be revised to show the approved street names; and,
26. Upon submittal of a Final Plat application, surety for any required subdivision improvements that have not been completed shall be posted and the subdivision inspection fees shall be paid.

Vote: (8 to 0 with Brown, Fast Wolf, Henning, Hoffmann, Nash, Prairie Chicken, Schmidt and Wevik voting yes and none voting no)