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STAFF RECOMMENDATION:
Staff recommends that the Preliminary Plat be continued to the September 5, 2006 City Council meeting as the stipulations of approval have not been met.

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

1.

Prior to submittal of a Final Plat application, the plat document needs to be corrected to read “Chapter 17.08.035” on the Growth Management Director Signature block;

2.

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

3.

Prior to Preliminary Plat approval by the City Council, turnarounds for the cul-de-sacs every 500 feet shall be submitted for review and approval;

4.

Prior to Preliminary Plat approval by the City Council, road construction plans for the access easements shall be submitted for review and approval. In particular, the construction plans shall show the street located in a minimum 47 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;

5.

Prior to Preliminary Plat approval by the City Council, road construction plans for the right-of-way as indicated in the 1932 deed shall be submitted for review and approval. In particular, the street shall be 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 or the right-of-way shall be eliminated through the appropriate legal procedures;

6.

Prior to Planning Commission approval, information for a typical street section for a subcollector street with 47 foot wide right-of-way and 20 foot pavement width for the access easement shall be submitted for review and approval;

7.

An Air Quality permit is required prior to any development of the proposed lots;

8.

Prior to Planning Commission approval, a utility distribution plan shall be submitted for review and approval;

9.

Prior to Final Plat submission, a Variance to the Zoning Ordinance to allow a lot that does not abut a public street for a distance of not less than 50 feet shall be obtained from the Zoning Board of Adjustment or the plat shall be revised accordingly;

10.

Prior to Preliminary Plat approval by the City Council, easements for intermediate turnarounds for fire apparatus, not to exceed 500 foot intervals, shall be indicated on the plat and construction plans provided for review and approval;

11.

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;

12.

Prior to Preliminary Plat approval by the City Council , the applicant shall submit a Wildland Fire Mitigation Plan in consultation with the Fire Department;

13.

The provisions of the 2003 International Fire Code shall be met at all times; 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.