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

1.

An Exception to allow 155 dwelling units in lieu of 40 dwelling units with one point of access as per the Street Design Criteria Manual is hereby denied. In addition, the plat document shall be revised to show a second street access upon submittal of a Preliminary Plat application;

2.

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;

3.

Upon submittal of a Preliminary Plat application, a drainage plan shall be submitted for review and approval. In particular, the drainage plan shall include calculations demonstrating that discharge from any site facilities will result in net drainage basin run-off not exceeding pre-development flow rates or local detention facilities shall be provided or expanded as necessary. In addition, the plat document shall be revised to provide drainage easements as necessary;

4.

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. 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 shall be submitted for review and approval;

5.

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. In addition, a water systems analysis verifying source, adequate water quantity and storage capacity for domestic and fire flows shall be submitted for review and approval;

6.

Upon submittal of a Preliminary Plat application, a Utility Master Plan including public and private utilities shall be submitted for review and approval;

7.

Upon submittal of the Preliminary Plat application, road construction plans for Wilderness Canyon Road shall be submitted for review and approval. In particular, Wilderness Canyon Road shall be 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;

8.

Prior to submittal of a Preliminary Plat application, the property shall be rezoned through the County to support the proposed lot sizes or the plat document shall be revised accordingly;

9.

Upon submittal of a Preliminary Plat application, the plat document shall be revised to show each of the residences on a separate lot or one of the residences shall be removed from the property or surety shall be posted to insure that the residence will be removed;

10.

Upon submittal of a Final Plat application, a reserve area shall be shown or a note shall be placed on the plat indicating that at the time a Building Permit application is submitted, a reserve drainfield area will be identified and held in reserve unless a public sewer system is provided;

11.

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

12.

Upon submittal of the Preliminary Plat application, a cost estimate of the subdivision improvements shall be submitted for review and approval;

13.

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; and,

14.

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.