STAFF RECOMMENDATION:
Staff recommends that the Preliminary Plat be continued to the December 5, 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, geotechnical information for the pavement design shall be submitted for review and approval;

3.

Prior to Preliminary Plat approval by the City Council, the applicant shall submit water calculations demonstrating that adequate fire and domestic flows are being provided. In addition, the applicant shall provide soil corrosivity and resistivity information along with a request to the Public Works Department for approval of joint restraints;

4.

Prior to Preliminary Plat approval by the City Council, documentation demonstrating that adequate capacity of the lift station and sanitary sewer main(s) exist for the proposed development;

5.

Prior to Preliminary Plat approval by the City Council, the construction plans for Jolly Lane shall be revised to provide a standard curb and gutter in lieu of a roll curb or an Exception to the Street Design Criteria Manual shall be obtained;

6.

Prior to Preliminary Plat approval by the City Council, the construction plans shall be revised to show the installation of all required underground electrical facilities in conjunction with new street lights as per Chapter 16.06.085 of the Subdivision Regulations or a Variance to the Subdivision Regulations shall be obtained;

7.

Prior to Preliminary Plat approval by the City Council, the grading plan shall be revised and submitted for review and approval addressing the Cyclone Irrigation Ditch. In particular, the grading plan shall demonstrate that grading around the irrigation ditch does not alter the flow of the ditch. The revised grading plan shall also demonstrate that the driveway slopes are within the maximum allowed slope(s) as per the International Fire Code and the Street Design Criteria Manual of 10% and 16%, respectively, or an Exception to the International Fire Code and the Street Design Criteria Manual shall be obtained;

8.

Prior to Preliminary Plat approval by the City Council, the applicant shall identify a building envelope on proposed Lot 6. In addition, the applicant shall demonstrate access to the building site across the Cyclone Irrigation Ditch and revise the Preliminary Plat accordingly if needed;

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 Preliminary Plat approval by the City Council, drainage information shall be submitted for review and approval. In particular, the drainage plan shall insure that calculations are provided for the sizing of riprap, storm sewer, street flows, etc. in accordance with the Drainage Criteria Manual. If the Cyclone Irrigation Ditch is used for stormwater, it shall meet all requirements of Section 11 of the Drainage Criteria Manual providing drainage calculations and information as needed. The applicant shall also submit written approval from the Cyclone Ditch owner(s) to use the ditch. In addition, the plat document shall be revised to provide drainage easements as needed;

11.

An Exception to allow 355 dwelling units with one point of access in lieu of 40 dwelling units as per the Street Design Criteria Manual is hereby granted with the stipulation that prior to submittal of a Final Plat application, a contract shall be awarded for the construction of a street connection to the Southeast Connector and surety posted for the improvement;

12.

Prior to submittal of a Final Plat application, a different street name for ForestOaks Court shall be submitted to the EmergencyServicesCommunicationCenter for review and approval. In addition, the plat document shall be revised to show the approved street name; 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.