STAFF RECOMMENDATION:
Staff recommends that the Preliminary Plat be continued to the November 20, 2006 City Council meeting as the stipulations of approve 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, a revised plat document with the drainage easement extended across proposed Lot GR shall be submitted for review and approval;

2.

Prior to Preliminary Plat approval by the City Council, information on depth and type of soil, capacity of septic tanks and percolation tests demonstrating that the soils are suitable for on-site wastewater treatment systems must be submitted for review and approval;

3.

Prior to Preliminary Plat approval by the City Council, data to confirm that the well(s) have sufficient domestic flows and water quality must be submitted for review and approval;

4.

Prior to Preliminary Plat approval by the City Council, a revise plat document with the location of a utility easement for the well shall be submitted for review and approval;

5.

Prior to Preliminary Plat approval by the City Council, the applicant shall dedicate an additional six feet of right-of-way and submit construction plans for Red Rock Canyon Road for review and approval or obtain a Variance to the Subdivision Regulations;

6.

Prior to Preliminary Plat approval by the City Council, the applicant shall obtain a Special Exception to allow a cul-de-sac in excess of 1,200 feet and to waive the requirement to provide intermediate turnarounds or the street must be redesigned to comply with the Street Design Criteria Manual;

7.

Prior to Preliminary Plat approval by the City Council, the applicant shall obtain a Special Exception to allow more than 40 dwelling units with one point of access or revise the plat document to provide a second point of access

8.

Prior to Preliminary Plat approval by the City Council, a Wildland Fire Mitigation Plan shall be submitted for review and approval;

9.

Prior to Preliminary Plat approval by Planning Commission , the applicant shall submit a plan for review and approval showing the locations of the structures in relationship to the floodplain;

10.

Upon submittal of a Final Plat application, the document shall be revised to show the location of the floodplain on the subject property; and,

11.

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.