Date:      7/11/02

To:          Town Planning Commission Members

From:     Community Development Department Staff

RE:          Agenda Item 4: Preliminary Plat – Davel Engineering – 2nd Addition to High Plain Meadows

Davel Engineering has submitted a preliminary plat, 2nd Addition to High Plain Meadows, for an extension of a new single-family subdivision. There are 25 lots proposed, which average 10,712 square feet. The partial parcel was recently rezoned from A-2 (General Farming) to R-2 (Suburban Single-Family). Property owners within 300 ft. have been notified of the preliminary plat.

High Meadows Lane and Deer Prairie Drive, both 60 right-of-ways, will extend into this section of the subdivision. They will connect with Golden Field Road, which is also a 60 ft. right-of-way. Town staff, including the Street Superintendent, would prefer that this connection not be bulbed but rather corned at right angles. Street maintenance would be much easier with right-angled corners. Furthermore, a few lots would have to be reconfigured but staff feels that the applicant could still maintain the same number of lots with the minimum 65 ft. frontage.

There will be storm sewer, curb & gutter just like the other portions of the High Plain Meadows subdivisions. A Roadway Development Agreement will be required for the construction of the roads and utilities. There will be no vehicular ingress/egress onto Cold Spring Rd. from Lots 78-82. Also, there are no future connections shown to the west (Schaidler’s property which is shown as Low Density on the Future Land Use Map). But there are connections in the original High Plain Meadows (Sandpoint Ridge) and the 1st Addition to High Plain Meadows (Allison Drive).

There is a 25’ drainage easement and a 15’ utility easement (located within the 25’ drainage easement) identified at the rear of the lots 78-94. Town staff prefers that these easements are reversed, with a 10’ utility and 15’ drainage easement.  There is a 20’ drainage easement and a 12’ utility easement (located within the 20’ drainage easement) identified at the rear of lots 95-102. Lots 78 and 95 have easements for stormwater detention. Any changes to the drainage (e.g. berm) must be identified in the drainage plan. Unlike the original subdivision and 1st Addition, there are no power lines running through this section that would affect the amount of buildable area.

Michels Pipeline Construction owns the industrial property to the north, which is used as an active quarry. Through communication with Michels, the quarry still has a long active lifespan. The Town anticipates the submission of a reclamation plan from Michels within the month as part of the Town’s enforcement of Nonmetallic Mining. In the meantime, staff would recommend that there be some sort of screening (e.g. fencing) placed between these two different land uses.

There are no outlots shown for dedication to the public. But the previous subdivision located directly to the south, 1st Addition to High Plain Meadows, did have a 29,737 outlot dedicated to the public.

Staff Recommendation

Staff recommends approval of the preliminary plat, with the following conditions:

1.       A drainage plan, with calculations, is submitted to the Town Engineer for approval.

2.       The connection of both High Meadows Lane & Deer Prairie Drive to Golden Field Road shall be a right-angled corner and the lots fronting these roads be adjusted to reflect this change.

3.       The easements for drainage & utilities in the rear of lots 78-94 be reversed so that there is a 15’ drainage easement and a 10’ utility easement.

4.       Fencing or some other form of secure barrier shall be placed along the northern portion of the plat that is adjacent to an active quarry.  This will to ensure that access is limited to this property.

5.        Approval of all agencies and all other governmental entities with authority to object to a plat.