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No. 05PL036 - Elks Country Estates

A request by Sperlich Consulting for Triple Z Real Estate Development to consider an application for a Layout Plat on Lots 8-12 of Block 8, Lots 5-9 of Block 9, Lots 17-30 of Block 10, Lots 4-18 of Block 11, Lots 1-10 of Block 12, Lots 1-14 of Block 13, Lots 1-8 of Block 14, Lots 1-6 of Block 15, Lots 1-3 of Block 16 and Lots 1-3 of Block 17 all located in Elks Country Estates, Section 16, T1N, R8E, BHM, Rapid City, Pennington County, South Dakota, legally described as a portion of the SE1/4 of Section 16, T1N, R8E, BHM, Rapid City, Pennington County, South Dakota, more generally described as being located at the current southern terminus of Jolly Lane.

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 revised Master Plan shall be submitted for review and approval. In particular, the Master Plan shall be revised to show the minor arterial street located in the southeast corner of the property as per the Major Street Plan and a road connection through the southern portion of the property to the west lot line;

2.

Upon submittal of a Preliminary Plat application, a Phasing Plan shall be submitted for review and approval;

3.

Upon submittal of a Preliminary Plat application, a geotechnical report including pavement design shall be submitted for review and approval;

4.

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;

5.

Upon submittal of a Preliminary Plat application, a drainage plan shall be submitted for review and approval. In particular, the drainage plan shall demonstrate accommodation for the Cyclone Ditch located through the property. In addition, the plat document shall be revised to provide drainage easements as necessary;

6.

Upon submittal of a Preliminary Plat application, 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;

7.

Upon submittal of a Preliminary Plat application, water plans prepared by a Registered Professional Engineer showing the extension of water mains shall be submitted for review and approval or a Variance to the Subdivision Regulations shall be obtained;

8.

Upon submittal of a Preliminary Plat application, road construction plans for Forest Oaks Court and Grey Hawk Court shall be submitted for review and approval. In particular, the cul-de-sac streets shall be located in a minimum 49 foot right-of-way and constructed with a minimum 24 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 construction plans shall identify the construction of a permanent turnaround at the end of the cul-de-sacs with a minimum 110 foot diameter right-of-way and a minimum 92 foot diameter paved surface or a Variance to the Subdivision Regulations shall be obtained;

9.

Upon submittal of a Preliminary Plat application, road construction plans for Castle Pines Drive and LaCosta Drive shall be submitted for review and approval. In particular, the streets shall be located in a minimum 49 foot right-of-way and constructed with a minimum 24 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

10.

Upon submittal of a Preliminary Plat, road construction plans for Padres Drive , Augusta Drive and Turtle Bay Drive shall be submitted for review and approval. In particular, the road construction plans shall show the streets 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;

11.

Upon submittal of a Preliminary Plat, road construction plans for Jolly Lane shall be submitted for review and approval. In particular, the road construction plans shall show the street located in a minimum 68 foot wide right-of-way and constructed with a minimum 32 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

12.

Upon submittal of a Preliminary Plat application, road construction plans for the section line highway located along the south line shall be submitted for review and approval. In particular, the road construction plans shall show the section line highway located in a minimum 100 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 or the section line highways shall be vacated. The adjacent property owner(s) shall sign the petition(s) to vacate the section line highway or a Variance to the Subdivision Regulations shall be obtained to allow half a right-of-way. In addition, the south half of the section line highway shall be vacated by the County Board of Commissioners or annexed into the City limits and, subsequently, vacated by the City Council. A Comprehensive Plan Amendment to the Major Street Plan shall also be obtained relocating the proposed minor arterial street;

13.

Upon submittal of a Preliminary Plat, a utility master plan shall be submitted for review and approval. In particular, the utility master plan shall provide for the extension of utilities through the subject property as well as to adjacent properties;

14.

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. In addition, the International Fire Code shall be continually met;

15.

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

16.

Upon submittal of a Preliminary Plat application, the plat document shall be revised to provide a street connection to the Southeast Connector as a part of Phase One of the development or the right-of-way shall be dedicated as an “H” Lot or on a separate plat document or an Exception to allow 409 dwelling units with one point of access in lieu of 40 dwelling units as per the Street Design Criteria Manual shall be obtained;

17.

Prior to submittal of a Final Plat application, the connector street to the Southeast Connector shall be constructed and the Southeast Connector shall be constructed and operational or an Exception to allow 409 dwelling units with one point of access in lieu of 40 dwelling units as per the Street Design Criteria Manual shall be obtained;

18.

Prior to submittal of a Final Plat application, the plat document shall be revised to show a ten foot wide planting screen easement along the section line highway, a minor arterial street, or a Variance to the Subdivision Regulations shall be obtained;

19.

Prior to submittal of a Final Plat application, the plat document shall be revised to provide non-access easements in compliance with the Street Design Criteria Manual;

20.

Prior to submittal of a Final Plat application, the applicant shall submit different street names for Forest Oak Court, Grey Hawk Court, Castle Pines Drive and Turtle Bay Drive shall be submitted to the Emergency Services Communication Center for review and approval. In addition, Castle Pines Drive and Grey Hawk Court shall share a single name. Turtle Bay Drive shall also be re-named Ironwood Lane as it extends through the subdivision. Staff is recommending that prior to submittal of a Final Plat, different street names be submitted to the EmergencyServicesCommunicationCenter for review and approval. In addition, the plat document shall be revised to show the approved street names and revised street names as identified;

21.

Prior to submittal of a Final Plat application, the plat document shall be revised re-labeling Lot 1 of Block 12 and submitted to the Register of Deed’s Office for review and approval; and,

22.

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: (6 to 0 with Andrews, Anderson, Brown, Hadcock, LeMay and Nash voting yes and none voting no)

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 revised Master Plan shall be submitted for review and approval. In particular, the Master Plan shall be revised to show the minor arterial street located in the southeast corner of the property as per the Major Street Plan and a road connection through the southern portion of the property to the west lot line;
2.	Upon submittal of a Preliminary Plat application, a Phasing Plan shall be submitted for review and approval;
3.	Upon submittal of a Preliminary Plat application, a geotechnical report including pavement design shall be submitted for review and approval;
4.	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;
5.	Upon submittal of a Preliminary Plat application, a drainage plan shall be submitted for review and approval. In particular, the drainage plan shall demonstrate accommodation for the Cyclone Ditch located through the property. In addition, the plat document shall be revised to provide drainage easements as necessary;
6.	Upon submittal of a Preliminary Plat application, 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;
7.	Upon submittal of a Preliminary Plat application, water plans prepared by a Registered Professional Engineer showing the extension of water mains shall be submitted for review and approval or a Variance to the Subdivision Regulations shall be obtained;
8.	Upon submittal of a Preliminary Plat application, road construction plans for Forest Oaks Court and Grey Hawk Court shall be submitted for review and approval. In particular, the cul-de-sac streets shall be located in a minimum 49 foot right-of-way and constructed with a minimum 24 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 construction plans shall identify the construction of a permanent turnaround at the end of the cul-de-sacs with a minimum 110 foot diameter right-of-way and a minimum 92 foot diameter paved surface or a Variance to the Subdivision Regulations shall be obtained;
9.	Upon submittal of a Preliminary Plat application, road construction plans for Castle Pines Drive and LaCosta Drive shall be submitted for review and approval. In particular, the streets shall be located in a minimum 49 foot right-of-way and constructed with a minimum 24 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;
10.	Upon submittal of a Preliminary Plat, road construction plans for Padres Drive , Augusta Drive and Turtle Bay Drive shall be submitted for review and approval. In particular, the road construction plans shall show the streets 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;
11.	Upon submittal of a Preliminary Plat, road construction plans for Jolly Lane shall be submitted for review and approval. In particular, the road construction plans shall show the street located in a minimum 68 foot wide right-of-way and constructed with a minimum 32 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;
12.	Upon submittal of a Preliminary Plat application, road construction plans for the section line highway located along the south line shall be submitted for review and approval. In particular, the road construction plans shall show the section line highway located in a minimum 100 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 or the section line highways shall be vacated. The adjacent property owner(s) shall sign the petition(s) to vacate the section line highway or a Variance to the Subdivision Regulations shall be obtained to allow half a right-of-way. In addition, the south half of the section line highway shall be vacated by the County Board of Commissioners or annexed into the City limits and, subsequently, vacated by the City Council. A Comprehensive Plan Amendment to the Major Street Plan shall also be obtained relocating the proposed minor arterial street;
13.	Upon submittal of a Preliminary Plat, a utility master plan shall be submitted for review and approval. In particular, the utility master plan shall provide for the extension of utilities through the subject property as well as to adjacent properties;
14.	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. In addition, the International Fire Code shall be continually met;
15.	Prior to Preliminary Plat approval by the City Council, a cost estimate of the subdivision improvements shall be submitted for review and approval;
16.	Upon submittal of a Preliminary Plat application, the plat document shall be revised to provide a street connection to the Southeast Connector as a part of Phase One of the development or the right-of-way shall be dedicated as an “H” Lot or on a separate plat document or an Exception to allow 409 dwelling units with one point of access in lieu of 40 dwelling units as per the Street Design Criteria Manual shall be obtained;
17.	Prior to submittal of a Final Plat application, the connector street to the Southeast Connector shall be constructed and the Southeast Connector shall be constructed and operational or an Exception to allow 409 dwelling units with one point of access in lieu of 40 dwelling units as per the Street Design Criteria Manual shall be obtained;
18.	Prior to submittal of a Final Plat application, the plat document shall be revised to show a ten foot wide planting screen easement along the section line highway, a minor arterial street, or a Variance to the Subdivision Regulations shall be obtained;
19.	Prior to submittal of a Final Plat application, the plat document shall be revised to provide non-access easements in compliance with the Street Design Criteria Manual;
20.	Prior to submittal of a Final Plat application, the applicant shall submit different street names for Forest Oak Court, Grey Hawk Court, Castle Pines Drive and Turtle Bay Drive shall be submitted to the Emergency Services Communication Center for review and approval. In addition, Castle Pines Drive and Grey Hawk Court shall share a single name. Turtle Bay Drive shall also be re-named Ironwood Lane as it extends through the subdivision. Staff is recommending that prior to submittal of a Final Plat, different street names be submitted to the EmergencyServicesCommunicationCenter for review and approval. In addition, the plat document shall be revised to show the approved street names and revised street names as identified;
21.	Prior to submittal of a Final Plat application, the plat document shall be revised re-labeling Lot 1 of Block 12 and submitted to the Register of Deed’s Office for review and approval; and,
22.	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: (6 to 0 with Andrews, Anderson, Brown, Hadcock, LeMay and Nash voting yes and none voting no)