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

1.

Prior to submittal of a Preliminary Plat application, a Comprehensive Plan Amendment to the Major Street Plan relocating the collector street as proposed shall be approved or the plat document shall be revised accordingly;

2.

Prior to submittal of a Preliminary Plat application, the applicant shall coordinate with the City the design and construction of trunk sewers in excess of 15 inches, water transmission mains in excess of 12 inches and the water reservoir;

3.

Prior to submittal of a Preliminary Plat application, the construction plans shall be revised to show property line sidewalks along all streets in lieu of curb side sidewalks with standard curb and gutter, with the exception of lane place streets, or an Exception to the Street Design Criteria Manual shall be obtained;

4.

Prior to submittal of a Preliminary Plat application, the applicant shall demonstrate that Street N aligns with Sparrow Hawk Trail located on the east side of Reservoir Road or that adequate separation exits between the two intersections or the plat document shall be revised accordingly. The applicant also has the option of obtaining an Exception to reduce the separation between approaches as per the Street Design Criteria Manual;

5.

Prior to submittal of a Preliminary Plat application, a Variance to the Subdivision Regulations shall be obtained to allow a lot twice as long as it is wide or the plat document shall be revised to comply with the length to width requirement;

6.

Prior to submittal of a Preliminary Plat application, an Exception shall be obtained to allow 24 lots in lieu of 20 lots along a cul-de-sac street or the plat document shall be revised accordingly;

7.

Prior to submittal of a Preliminary Plat application, the plat document shall be revised to show access to Lots 24 and 25 located in the Phase 6 thru 10 area of the development;

8.

Prior to submittal of a Preliminary Plat application, the plat document shall be revised to provide non-access easements in compliance with the Street Design Criteria Manual. In particular, the plat document shall be revised to show a non-access easement along Reservoir Road or an Exception shall be obtained to allow access from a higher order street;

9.

Prior to submittal of a Preliminary Plat application, the plat document shall be revised to show all lots abutting a street a minimum frontage of 25 feet or a Variance to the Zoning Ordinance shall be obtained or an Initial and Final Planned Residential Development shall be reviewed and approved addressing the requirement;

10.

Upon submittal of a Preliminary Plat application, a traffic analysis shall be submitted for review and approval. In addition, the construction plans shall be revised to show street improvements along Reservoir Road and at the intersection of Reservoir Road and S.D. Highway 44 as needed;

11.

Upon submittal of a Preliminary Plat application, a geotechnical report including pavement design shall be submitted for review and approval. In addition, the geotechnical report shall include soils resistivity test results. If the results indicate severe potential towards corrosion of buried metal, then information shall be provided identifying that corrosion protection per Rapid City Standard Specifications is adequate protection or additional corrosion protections shall be provided as needed for buried water system metal fixtures;

12.

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;

13.

Upon submittal of a Preliminary Plat application, a drainage plan in compliance with the Drainage Criteria Manual shall be submitted for review and approval. In addition, the plat document shall be revised to provide drainage easements as necessary;

14.

Upon submittal of a Preliminary Plat application, the applicant shall submit a copy of the Letter of Map Revision approved by the Federal Emergency Management Agency. In addition, a Floodplain Development Permit shall be obtained as needed prior to the start of any construction within the federally designated 100 year floodplain area;

15.

Upon submittal of a Preliminary Plat application, the applicant shall demonstrate that the proposed 30 inch pipe will convey the Cyclone Ditch flows or the size of the pipe shall be revised accordingly;

16.

Upon submittal of a Preliminary Plat application, the applicant shall submit written documentation from the Cyclone Irrigation Ditch Association and the South Side Irrigation Ditch Association indicating concurrence with the improvements to the respective ditches;

17.

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. The plat document shall also be revised to provide utility easements as needed;

18.

Upon submittal of a Preliminary Plat application, the grade Street “DD” shall be adjusted to allow the sewer to gravity flow or construction plans for a lift station to serve this area of the subject property shall be submitted for review and approval. The plat document shall also be revised to show the lift station within a utility easement or on a separate lot. In addition, 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 lift station for review and approval;

19.

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, the water plans shall demonstrate that adequate fire and domestic flows are being provided and that no negative effect on the airport area is being created by the development. In particular, the water plans shall demonstrate that the low-low level water system extends to the north and west property lines as per the GreenValley Water System Analysis by Alliance of Engineers and Architects. In addition, the low-low level water system shall be revised to provide looping to the proposed reservoir or justification shall be submitted for review and approval for not looping the system. The water plans shall also show a low level water main and a low-low level water main along Reservoir Road. In addition, the plat document shall also be revised to provide utility easements as needed;

20.

Upon submittal of a Preliminary Plat application, a water modeling plan shall be submitted as a part of Phase One of the development to determine the trigger to provide the reservoir improvement. In addition, the plat document for Phase One shall be revised to include the reservoir lot or a utility easement shall be recorded for the reservoir if needed. 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 reservoir for review and approval;

21.

Upon submittal of a Preliminary Plat application, road construction plans for the section line highway located through the subject property shall be submitted for review and approval. In particular, the road construction plans shall show the section line highway located in a minimum 52 foot wide right-of-way and constructed with a minimum 27 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained or the section line highway shall be vacated;

22.

Upon submittal of a Preliminary Plat application, road construction plans for Reservoir Road shall be submitted for review and approval. In particular, the road construction plans shall show the street constructed with a minimum 40 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained. In addition, the entire section line highway shall be dedicated as right-of-way or a Variance to the Subdivision Regulations shall be obtained to allow platting half a right-of-way;

23.

Upon submittal of a Preliminary Plat, road construction plans for the collector street shall be submitted for review and approval. In particular, the road construction plans shall show the street located in a minimum 76 foot wide right-of-way and constructed with a minimum 40 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer with on-street parking or the street shall be located in a minimum 60 foot wide right-of-way and constructed with a minimum 24 foot wide paved surface, curb, gutter, street light conduit, water and sewer with no on-street parking 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 must be posted with no parking signs or an Exception to the Street Design Criteria Manual shall be obtained;

24.

Upon submittal of a Preliminary Plat application, road construction plans for the cul-de-sac streets shall be submitted for review and approval. In particular, the cul-de-sac streets shall be located in a minimum 49 foot right-of-way and constructed with a minimum 24 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained. In addition, the construction plans shall identify the construction of a permanent turnaround at the end of the cul-de-sacs with a minimum 110 foot diameter right-of-way and a minimum 96 foot diameter paved surface or a Variance to the Subdivision Regulations shall be obtained;

25.

Upon submittal of a Preliminary Plat application, road construction plans for the sub-collector streets, or those streets serving more than twenty lots, shall be submitted for review and approval. In particular, the streets shall be located in a minimum 52 foot right-of-way and constructed with a minimum 27 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

26.

Upon submittal of a Preliminary Plat, road construction plans for the lane place streets, or those street serving not more than twenty lots, shall be submitted for review and approval. In particular, the road construction plans shall show the streets located in a minimum 49 foot wide right-of-way and constructed with a minimum 24 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

27.

Upon submittal of a Preliminary Plat, a revised utility master plan showing public and private utilities shall be submitted for review and approval. In particular, the utility master plan shall provide for the extension of utilities through the subject property as well as to adjacent properties;

28.

Upon submittal of the Preliminary Plat application, a fire hydrant design plan showing the location of fire hydrants and water lines, including the size of the proposed water lines, shall be submitted for review and approval or a Variance to the Subdivision Regulations waiving the requirement to provide a central water system shall be obtained. In addition, the International Fire Code shall be continually met;

29.

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

30.

Prior to Preliminary Plat approval by the City Council, the property shall be annexed into the City limits of Rapid City;

31.

Prior to submittal of a Final Plat application, the plat document shall be revised to show a ten foot wide planting screen easement along Reservoir Road or a Variance to the Subdivision Regulations shall be obtained;

32.

Prior to submittal of a Final Plat application, the applicant shall submit street names to the EmergencyServicesCommunicationCenter for review and approval. In addition, the plat document shall be revised to show the approved street names;

33.

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 Open Space Area for review and approval;

34.

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 lots identified as “Irrigation Drainage” for review and approval;

35.

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 lots identified as “Drainage” for review and approval;

36.

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; and,

37.

Prior to the City’s acceptance of the public improvements, a warranty surety shall be submitted for review and approval as required.