No. 07PL060 - Forefather Flats Subdivision

A request by Dream Design International, Inc. to consider an application for a Preliminary Plat on Lots 1, 2 and 3 of Forefather Flats Subdivision, located in the SW1/4, Section 28, T2N, R8E, BHM, Rapid City, Pennington County, South Dakota, legally described as that portion of the SW1/4 located north of Interstate 90, including Lot 3 of Starlite Subdivision, Less GLM Subdivision No. 2, all located in Section 28, T2N, R8E, BHM, Rapid City, Pennington County, South Dakota , more generally described as being located east of Dyess Avenue and north of Interstate 90.

STAFF RECOMMENDATION:
Staff recommends that the Preliminary Plat be continued to the June 18, 2007 City Council meeting as the stipulations for 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, the applicant shall demonstrate that the existing N. Elk Vale Road lift station has capacity to accommodate the proposed development or construction plans must be submitted for review and approval showing the improvements to the lift station as needed;

3.

Prior to Preliminary Plat approval by the City Council, the water and sewer plans shall be revised to show service lines. In addition, the plans shall show the abandonment of any unused service lines at the main. The plat document shall also be revised to show utility easements as needed;

4.

Prior to Preliminary Plat approval by the City Council, additional drainage information shall be submitted for review and approval. In particular, determination of the C values used in the drainage report shall be identified. In addition, the drainage plan shall address the conveyance of storm sewer from the south–southeast area of the property through Lots 1 and 2. The plat document shall also be revised to provide drainage easements as needed;

5.

Prior to Preliminary Plat approval by the City Council, the plat document shall be revised to show access easements along the south lot line of proposed Lots 1 and 2 as shown on the Master Plan. In addition, construction plans for the access easements shall be submitted for review and approval showing the streets located in a minimum 59 foot wide right-of-way and constructed with a minimum 26 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

6.

Prior to Preliminary Plat approval by the City Council, revised construction plans for the 54 foot wide access and utility easement located along the common lot line of proposed Lots 1 and 2 shall be submitted for review and approval. In particular, the revised construction plans shall show the street located in a minimum 59 foot wide easement and constructed with street light conduit and sidewalk along both sides of the street or a Variance to the Subdivision Regulations shall be obtained;

7.

Prior to Preliminary Plat approval by the City Council, road construction plans for E. Mall Drive shall be submitted for review and approval showing a sidewalk along both sides of the street or a Variance to the Subdivision Regulations shall be obtained;

8.

Prior to Preliminary Plat approval by the City Council, road construction plans for Interstate 90 shall be submitted for review and approval. In particular, the plans shall show the street constructed with curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

9.

Prior to Preliminary Plat approval by the City Council, road construction plans for Offutt Street shall be submitted for review and approval. In particular, the plans shall show the street constructed with a minimum 26 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

10.

Prior to Preliminary Plat approval by the City Council, road construction plans for Beale Street shall be submitted for review and approval. In particular, the plans shall show the street constructed with a minimum 26 foot wide paved surface, curb, gutter, sidewalk, street light conduit, water and sewer or a Variance to the Subdivision Regulations shall be obtained;

11.

Prior to Preliminary Plat approval by the City Council, the Traffic Impact Study shall be revised as follows:

  • Include projected traffic counts from “The Meadows Development” and additional proposed commercial development along E. Mall Drive to be located west of the subject property;
  • Identify the criteria used in determining the need for the expansion of E. Mall Drive from the existing three lanes to the proposed five lanes as shown in the Traffic Impact Study and identify what threshold will require the street improvements;
  • Adjust the maximum traffic utilizing N. Elk Vale Road to 20%;
  • Provide storage for Access One and Access Three based on the queue lengths identified in the Traffic Impact Study;
  • Show and analyze Dyess Avenue and E. Mall Drive as a four legged intersection in lieu of a three legged intersection;
  • Show and analyze the approach to E. Mall Drive located along the east lot line of the subject property as shown on the Master Plan;
  • Identify and analyze the truck route traffic for the subject property;
  • Clarify the analysis for the signalized access points along E. Mall Drive and space for optimum signal progression. In addition, a minimum of two southbound lanes in the northern leg of the intersection of Access Two and E. Mall Drive shall be provided if Access Two is to be signalized;
  • Analyze the Interstate 90 interchanges at E. North Street and N. Elk Vale Road to determine when dual northbound and southbound lefts will be required and identify if the proposed development is creating the need for the dual lefts;
  • Analyze the intersection of E. Mall Drive and N. Elk Vale Road to address the future widening of N. Elk Vale Road to five lanes;
  • All other red line comments shall be addressed;

12.

Prior to Preliminary Plat approval by the City Council, the construction plans shall be revised to include street improvements as identified in the revised Traffic Impact Study as needed for the proposed development. The plat document shall also be revised to eliminate the non-access easement for the approach located along the east lot line of the subject property if the approach location is supported by the revised Traffic Impact Study. The applicant shall also enter into an agreement with the City regarding the construction of the street improvements to serve their development as identified in the Traffic Impact Study;

13.

Prior to Preliminary Plat approval by the City Council, the Master Plan shall be revised aligning “Access Three” with the approach along the north side of E. Mall Drive. In addition, the Master Plan shall be revised to preclude backing from the adjacent parking spaces into the access easement(s);

14.

Prior to Preliminary Plat approval by the City Council, a 404 Permit shall be obtained from the Corp of Engineers or an acknowledgement from the Corp of Engineers shall be submitted indicating that a 404 Permit is not needed;

15.

Prior to Preliminary Plat approval by the City Council, note #1 on the plat document shall be revised to eliminate “except where major drainage easements are located” or a Variance to the Subdivision Regulations shall be obtained to waive the requirement to provide a minimum eight foot wide minor drainage and utility easement on the interior side of all lot lines and right-of-way;

16.

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

17.

Upon submittal of a Final Plat application, surety shall be posted for traffic signals as needed and/or the applicant shall enter into an agreement to install the signalized lights when warrants are met;

18.

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,

19.

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


VOTE: (7 to 0 with Anderson, Brown, Derby, Gregg, Hennies, Landguth and LeMay voting yes and none voting no)