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, an Exception shall be obtained to allow the alley to serve as the principal means of access in lieu of a secondary means of access as per the Street Design Criteria Manual or the principal means of access shall be taken from Allen Avenue;

2.

Prior to submittal of a Preliminary Plat application, an Exception shall be obtained to allow an approach width in excess of 20 feet or the plat document shall be revised to show a non-access easement along the alley as per the Street Design Criteria Manual;

3.

Upon submittal of a Preliminary Plat application, a Master Utility Plan showing private and public utilities for the entire site shall be submitted for review and approval. In addition, the plat document shall be revised to show utility easements as needed;

4.

Upon submittal of a Preliminary Plat application, an Erosion and Sediment Control Plan in compliance with the adopted Stormwater Quality Manual shall be submitted for review and approval if subdivision improvements are required. In addition, an Erosion and Sediment Control Permit shall be obtained prior to any construction;

5.

Upon submittal of a Preliminary Plat application, a grading plan and a drainage plan in compliance with the Drainage Criteria Manual shall be submitted for review and approval. In addition, the drainage plan shall demonstrate that the design flows do not exceed pre-developed flows or on-site detention shall be provided. The plat document shall also be revised to provide drainage easements as necessary;

6.

Upon submittal of a Preliminary Plat application, road construction plans for Allen Avenue shall be submitted for review and approval. In particular, the road construction plans shall show the extension of water along the southern 30 feet as it abuts the property and the extension of sewer or a Variance to the Subdivision Regulations shall be obtained;

7.

Upon submittal of a Preliminary Plat application, road construction plans for North Street shall be submitted for review and approval. In particular, the road construction plans shall show the extension of water and sewer or a Variance to the Subdivision Regulations shall be obtained;

8.

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. In addition, the plat document shall be revised to provide utility easements as needed;

9.

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. If a private water system is utilized, then an on-site water plan prepared by a Professional Engineer shall be submitted for review and approval. In addition, the water plans shall demonstrate that adequate fire and domestic flows are being provided. The plat document shall also be revised to provide utility easements as needed;

10.

Upon submittal of a Preliminary Plat application, a site plan shall be submitted showing the wetlands located on the property, if applicable. In addition, the plat document shall be revised to show these areas within drainage easements as needed;

11.

Prior to submittal of a Preliminary Plat application, the plat document shall be revised to show a non-access easement along North Street and the first 50 feet of Allen Avenue;

12.

Prior to submittal of a Preliminary Plat application, the plat document shall be revised to show the existing drainage easement extended to include the northern portion of the existing drainage pipe located in the southeast corner of the property;

13.

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

14.

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;

15.

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

16.

The approved Layout 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.