STAFF RECOMMENDATION:
Staff recommends that the Preliminary Plat be continued to the December 3, 2007 City Council meeting as the stipulations of 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, a structural site plan and grading plan shall be submitted for review and approval. In particular, the structural site plan shall show all existing development on the subject property;

2

Prior to Preliminary Plat approval by the City Council, the plat document shall be revised to show non-access easements in compliance with the Street Design Criteria Manual. In particular, an 85 foot non-access easement shall be shown along Nugget Gulch Road, measured from the end of the curb radius, and the first 50 feet of Harvard Avenue, measured from the end of the curb radius, or an Exception to the Street Design Criteria Manual shall be obtained;

3.

Prior to Preliminary Plat approval by the City Council, the applicant shall identify the location of water and sewer service lines. If the sewer service is located off of Nugget Gulch Road, construction plans shall be submitted for review and approval identifying that the lot can be served from this location and identifying a manhole at the termination of the sewer line;

4.

Prior to submittal of a Final Plat application, the plat title shall be revised to include the “Vacation of a Non-Access Easement”.

5.

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

6.

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,

7.

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