STAFF RECOMMENDATION:
Staff recommends that the Preliminary Plat be continued to the October 16, 2006 City Council meeting as the stipulations of approval have not been met.

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

1.

Prior to Preliminary Plat approval by the City Council, all necessary changes shall be made to the construction plans as identified on the red lined drawings. In addition, the red lined drawings shall be returned to the Growth Management Department;

2.

Prior to Preliminary Plat approval by the City Council, the plat document shall be revised to dedicate a 52 foot wide right-of-way for all of Stumer Road and the extraordinary right-of-way area shall be removed from the plat document;

3.

Prior to Preliminary Plat approval by the City Council, road construction plans for Enchanted Pines Drive extending from Stumer Road to the west lot line shall be submitted for review and approval. In particular, the road construction plans shall show the street located in a minimum 52 foot wide right-of-way and constructed with a minimum 27 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

4.

Prior to Preliminary Plat approval by the City Council, road construction plans for the north-south section line highway and the east-west section line highway shall be submitted for review and approval. In particular, the road construction plans shall show the streets constructed with a minimum 27 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained or the section line highways shall be vacated or the plat document shall be revised eliminating this portion of the subject property from the Preliminary Plat;

5.

Prior to Preliminary Plat approval by the City Council, the plat document shall be revised to show visitor parking at the rate of one paved parking stall per dwelling located within three hundred feet of the residence and the street shall be posted with no parking signs along the proposed 45 foot wide access easement or an Exception to the Street Design Criteria Manual shall be obtained to waive the requirement to provide visitor parking or revised road construction plans shall be submitted for review and approval. In particular, the road construction plans shall show the street located in a minimum 49 foot wide right-of-way and constructed with a minimum 24 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer. In addition, the plat document shall be revised to show the access easement as an “access and utility easement”;

6.

Prior to Preliminary Plat approval by the City Council, a utility distribution sheet , signed by the appropriate representative, showing locations of gas, telephone, electric and cable television shall be submitted for review and approval;

7.

Prior to Preliminary Plat approval by the City Council, additional drainage information shall be submitted for review and approval. In particular, the drainage information shall include calculations demonstrating that the 12 inch storm sewer shown is adequately sized. In addition, the plat document shall be revised to show drainage easements as needed;

8.

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;

9.

Prior to Preliminary Plat approval by the City Council, a cost estimate of the subdivision improvements shall be submitted for review and approval;

10.

Prior to submittal of a Final Plat application, the plat document shall be revised to show non-access easements in compliance with the Street Design Criteria Manual. In particular, a non-access easement shall be shown along the first fifty feet of all corner lots;

11.

Prior to submittal of a Final Plat application, the plat document shall be revised renumbering one of the Block 4 designations. In addition, the lot(s) within that block shall be renumbered as needed;

12.

Prior to submittal of a Final Plat application, different street names for North Fork Road and Middle Fork Lane shall be submitted to the Emergency Services Communication Center for review and approval. In addition, a street name for the proposed 45 foot wide access easement shall be submitted for review and approval. The plat document shall also be revised to show the approved street names; and,

13.

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.