STAFF RECOMMENDATION:
Staff recommends that the Preliminary Plat be continued to the October 17, 2005 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 the following 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, drainage calculations verifying riprap design and the size and spacing of the ditch check dams shall be submitted for review and approval. In addition, flow arrows on the grading plan shall be shown to designate the flow direction at pipe inlets and outlets and in general grading areas;

3.

Prior to Preliminary Plat approval by the City Council, a geotechnical report including pavement design shall be submitted for review and approval;

4.

Prior to Preliminary Plat approval by the City Council, s ewer 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. If individual on-site wastewater systems are proposed, then an on-site wastewater plan prepared by a Professional Engineer demonstrating that the soils are suitable for on-site wastewater systems must be submitted for review and approval. If a central treatment facility is proposed on Lot 1 of Block 2, then the South Dakota Department of Environment and Natural Resources shall review and approve the proposed facility;

5.

Prior to Preliminary Plat approval by the City Council, a water system analysis verifying the source and adequacy of water quantity and storage capacity for domestic and fire flows shall be submitted for review and approval. In addition, fire hydrants shall be provided at all intersections and intermediate points between intersections with spacing not to exceed 450 feet and at high points in the profile;

6.

Prior to Preliminary Plat approval by the City Council, road construction plans for Sheridan Lake Road shall be submitted for review and approval. In particular, the construction plans shall show the installation of curb, gutter, street light conduit, water and sewer along Sheridan Lake Road or a Variance to the Subdivision Regulations shall be obtained;

7.

Prior to Preliminary Plat approval by the City Council, revised road construction plans for Sienna Meadows shall be submitted for review and approval. In particular, the revised plans shall show the street constructed with curb, gutter, street light conduit and sewer or a Variance to the Subdivision Regulations shall be obtained;

8.

Prior to Preliminary Plat approval by the City Council, revised road construction plans for Ironwood Ridge shall be submitted for review and approval. In particular, the revised plans shall show the entire street located in a minimum 49 foot wide right-of-way and constructed with curb, gutter, street light conduit, water and sewer or the street shall be located in a minimum 45 foot wide right-of-way and constructed with a minimum 20 foot wide paved surface, curb, gutter, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained. If on-street parking is not provided, the developer shall provide 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;

9.

Prior to Preliminary Plat approval by the City Council, revised road construction plans for Sawmill Road shall be submitted for review and approval. In particular, the revised plans shall show the street constructed with a minimum 27 foot wide paved surface, curb, gutter, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

10.

An Exception to the Street Design Criteria Manual to allow a 2,000 foot long cul-de-sac in lieu of a maximum 500 foot long cul-de-sac shall be granted with the stipulation that one intermediate turnaround be provided as proposed and that a Wild Fire Mitigation Plan shall be submitted for review and approval and the plan shall be implemented prior to submittal of a Final Plat application;

11.

An Exception is hereby granted to allow an access easement to serve as access to six lots in lieu of four lots as per the Street Design Criteria Manual;

12.

An Exception is hereby granted to allow a 15% gradient along a portion of Sienna Meadows and Ironwood Ridge in lieu of a maximum 12% gradient as per the Street Design Criteria Manual;

13.

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

14.

Prior to submittal of a Final Plat application, the plat document shall be revised to show a non-access easement along Sienna Meadows or Ironwood Ridge as they abut proposed Lots 3 thru 8 of Block One in order to preclude the lots from taking access from two streets in lieu of one street;

15.

Prior to submittal of a Final Plat application, a different street name for Ironwood Ridge shall be submitted to the Emergency Services Communication Center for review and approval. In addition, a proper suffix for “Sienna Meadows”, such as Court, Lane, Road Drive, etc, shall be submitted for review and approval. The plat document shall also be revised to show the approved revised street names;

16.

Prior to submittal of a Final Plat application, the applicant shall submit proof of the legal entity which will provide the mechanism for street maintenance and snow removal. In particular, an agreement with Pennington County shall be submitted for review and approval indicating that the proposed street shall be accepted by Pennington County for road maintenance and snow removal; or evidence shall be submitted for review and approval that a road district has been established in accordance with SDCL 31-12A-1; or a legally binding agreement shall be submitted for review and approval by the City Council which guarantees sufficient financial commitment to provide these services;

17.

Prior to submittal of a Final Plat application, the applicant shall submit proof of the legal entity which will provide the mechanism for maintenance of the community water facility for review and approval;

18.

Upon submittal of a Final Plat application, the plat document shall be revised to show a ten foot wide planting screen easement along Sheridan Lake Road or a Variance to the Subdivision Regulations shall be obtained. In addition, the planting screen easement shall not conflict with utility easement(s);

19.

Upon submittal of a Final Plat application, a note shall be placed on the plat document stating that “a reserve drainfield area shall be identified upon submittal of a building permit” and that “on-site wastewater disposal systems shall be mound systems, holding tanks or evapotranspiration systems only if percolation and profile information is not sufficient for conventional systems”; and,

20.

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.