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, 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. If the existing private well is utilized, then recent test data confirming well capacity shall be submitted for review and approval. In addition, upon submittal of a Final Plat application, surety shall be posted to insure that the residential structures are provided with fire sprinkler protection as per the National Fire Protection Association Code 13D;

2.

Prior to Preliminary Plat approval by the City Council, an Exception shall be obtained to allow a sewer service line and a water service line to cross another lot or the plat document shall be revised as needed;

3.

Prior to Preliminary Plat approval by the City Council, the drainage report shall be revised to address street drainage along Cliff Drive and the private roadway easement. In addition, the drainage report shall be revised to demonstrate that the proposed 30 foot wide drainage easement extending through the property can accommodate the drainage flows through the property. In addition, the drainage easement shall be adjusted as needed to insure that residential development does not occur within this area;

4.

Prior to Preliminary Plat approval by the City Council, the plat document shall be revised to include a note identifying the lowest allowed structural elevations to prevent flooding of residences as per the drainage report;

5.

Prior to Preliminary Plat approval by the City Council, a grading plan shall be submitted for review and approval if any subdivision improvements are required;

6.

Prior to Preliminary Plat approval by the City Council, construction plans for Cliff Drive shall be submitted for review and approval showing 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. In addition, the plat document shall be revised to clearly show the dedication of one additional foot of right-of-way along Cliff Drive and the non-access easement along Cliff Drive;

7.

Prior to Preliminary Plat approval by the City Council, construction plans for the 30 foot wide private roadway easement shall be submitted for review and approval showing the easement with a minimum width of 45 feet and constructed with a minimum 20 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-sac 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 or an Exception shall be obtained to allow a hammerhead turnaround or a “Y” turnaround as per City Standards to accommodate fire apparatus;

8.

Prior to Preliminary Plat approval by the City Council, an Erosion and Sediment Control Permit in compliance with the adopted Stormwater Quality Manual shall be submitted for review and approval if any subdivision improvements are required;

9.

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 private well system for review and approval;

10.

Prior to submittal of a Final Plat application, the plat document shall be revised to clarify the location of the non-access easement and the dedication of one additional foot of right-of-way along Cliff Drive;

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;

12.

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

13.

The approved Preliminary Plat for which no grading, construction or other improvements have been initiated within two years of the date of approval of the plat shall be deemed as expired. However, the owner or applicant of the plat may, prior to the termination of the two year period, request a one year extension subject to approval by the City Council.