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Linder Village West SHP-2022-0011 Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI ' N:- , AND DECISION&ORDER a In the Matter of the Request for Short Plat to subdivide an existing commercial lot(Lot 1,Block 1) within the Linder Village Subdivision into two(2)commercial building lots on approximately 2.45 acres of land in the C-C zoning district for ownership purposes,by KM Engineering. Case No(s). SHP-2022-0011 For the City Council Hearing Date of: October 4, 2022 (Findings on October 18, 2022) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 4,2022,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 4, 2022, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of October 4, 2022, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 4,2022, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Linder Village West Short Plat—FILE#SHP-2022-0011) - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 4,2022, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Short Plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of October 4,2022, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Linder Village West Short Plat—FILE#SHP-2022-0011) -2- or City Council may require the conditional use comply with the current provisions of Meridian City Code Title 11(UDC 11-513-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter.When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of October 4,2022. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Linder Village West Short Plat—FILE#SHP-2022-0011) -3- By action of the City Council at its regular meeting held on the 18th day of October 2022. COUNCIL PRESIDENT BRAD HOAGLUN VOTED COUNCIL VICE PRESIDENT JOE BORTON VOTED COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER TREG BERNT VOTED COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 10-18-2022 Attest: Chris Johnson 10-18-2022 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 10-18-2022 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Linder Village West Short Plat—FILE#SHP-2022-0011) -4- EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 10/4/2022 Legend C�-3 DATE: u Project Location �I 0 TO: Mayor&City Council C-C� FROM: Joseph Dodson,Associate Planner R-4 s MU 208-884-5533 L- . �p�r tea C-C SUBJECT: SHP-2022-0011 � � Linder Village West Short Plat LOCATION: Located at 6192 N. Linder Road,near the R- southeast corner of Linder Rd. and W. L-Oa,: � Chinden Blvd., in the NW 1/4 of the NW )" R-8 1/4 of Section 25, Township 4N,Range 3 RUT 1 W. 1. PROJECT DESCRIPTION Short Plat request to subdivide an existing commercial lot(Lot 1,Block 1)within the Linder Village Subdivision into two(2)commercial building lots on approximately 2.45 acres of land in the C-C zoning district for ownership purposes,by KM Engineering. II. APPLICANT INFORMATION A. Applicant: Cameron Scott,KM Engineering, LLP 5725 N Discovery Way, Boise,ID 83713 B. Owner: High Desert Development,Linder Village LLC—2537 W. State Street, Ste. 110,Boise,ID 83702 C. Representative: Same as Applicant III. NOTICING City Council Posting Date Legal notice published in newspaper 9/18/2022 Radius notice mailed to property owners within 500 feet 9/15/2022 Page 1 Posted to Next Door 9/15/2022 IV. STAFF ANALYSIS The proposed short plat will split an existing commercial lot in the Linder Village(Orchard Park) Subdivision into two(2)commercial building lots for ownership purposes. The existing lot is along the western perimeter of the overall Linder Village Subdivision and therefore has public road frontage along Linder Road but also abuts the local street,W. Orchard Park Drive,that bisects the Linder Village project. The adjacent public roads(Linder&Orchard Park Drive) are constructed at their full anticipated widths.Access to the subject lots would be from an existing drive aisle on the east property line. The proposed north lot(Lot 1,Block 1)has received Certificate of Zoning Compliance(CZC) and Design Review(DES) approval to construct a commercial building along the north boundary and approximately half of the anticipated parking for the overall site (A-2021-0119). Any future commercial building located on the southern lot(Lot 2,Block 1)will also require CZC and DES approval prior to building permit submittal to establish a use and ensure compliance with development regulations(i.e. pedestrian connectivity,parking,parking lot landscaping, etc.). The Applicant has submitted a concept plan depicting the existing approvals for the north property and a conceptual site plan for the southern lot; Staff has included this in Exhibit VLB below for informational purposes. There is an existing cross-parking and cross-access agreement for the Linder Village Subdivision. The submitted landscape plans reference the original subdivision landscaping which includes the Linder Road buffer along the west boundary and the Orchard Park Drive buffer along the southern boundary—these buffers are existing and vegetated adjacent to this site.Any additional landscaping required with future development will be reviewed with administrative applications (i.e.parking lot landscaping). Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in UDC 11-6B-5A.2 and the required zoning regulations of the C-C zoning district and deems the short plat to be in substantial compliance with said requirements. V. DECISION A. Staff: Staff recommends approval of the proposed short plat with the conditions noted in Section VII of this report and in accord with the findings in Section VIII. B. The Meridian City Council heard these items on October 4,2022.At the public hearing,the Council moved to approve the subject Short Plat request. 1. Summary of the City Council public hearing a. In favor: Cameron Scott,Applicant Representative b. In opposition:None c. Commenting: Cameron Scott d. Written testimony: None C. Staff presenting application. Joseph Dodson f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Staff recommendation: Page 2 a. None B. EXHIBITS A. Short Plat(dated: 7/22/2022) PLAT OF LINDER VILLAGE WEST SUBDIVISION 23 24 A Replat of Lot 1,Block 1 of Linder Village Suhdfvision r.ureln- Situated In the Northwest IM of the Northwest 1/4 0 Section 25,Tawnship 4 W.Chi,den Blvd.(Highway 20/2l Prx cPpr ne_eol i-D124]a 26�25 MI101g,1 West,DIM,City of Meridian,Ada County,Idaho 0 50 — llq 1. 2022 Plan Svlu.:2"-SD' Linder Vigage SHEET INDEX SV gdivislpn SNEET 1 P.wT MAP.uNE TAats.—Es.AND LEGEND sNFCT z -naTEs —IFIC.1 CF owNJz•s $ N -El IAW14'2-E ss]'�S a'�_ SFEEF.5 -CLRN—Di AND nPPRICA— ao IF z'o II " o1a wl - F 9a.13. LEGEND __.. =N PC T 0 Fn-,1NP.A 1.NRAEs UP `Nm ° F.--ALUM114UN.1 As NLI-O `30 ® FOJNC ElRh55 PLJC AkNF:;)-F SI PI:.S]et]" � FOUVn o/9-INC.V R�eC4 WI1H PLASTIC GP VAARUED n III b I I i ® sET a/e-lns4 REaw rvrm etAsrlc UP CwRNEo C� 'h6 1245" 1�1 �53.oD I 9LOLKL OALDUUTED POINT,NOThINO FOUND OR 5ET 1 II I L31 © 11 T NUMDF•2 Linder Village ADCAc�Nr L„T rvumaER 3 Subdivision SD9DIVIKIN as NNCARv NN= LOT LINE sEclav uNE o NNE TAaLE AJADx]QI PNOPCRD LINE 3 I�a9_b' �J Ie,DY IwND Po'xw SISEN[tiT urve e-..wlnc o,nw¢ -------- E45EMEN:LINE PEP iNE'.N°.2020 029948 _ _ ID LNE Fev. TTr _ 210N1'-OF--LINE I I LLIIL LG MN OF MEN N SEY([Z: AND WATER E,IEMFNr I _cD'(sEE now II) iP ER Irys1_c,(j(171-O'4160 II K a M II. m "c, REFERENCES _ j _ al uT CN o1 P-AS nT t�cL 30.rvECONDs iP,2. a IF VPIAPa1111,ANo_ m/. j IrveI.1A_ /SgDRt�d�R OF54fN COUNtt�EWYO - - k nT,nDEs 1]�aa-.]5�a.I--of aw couNrr,I— _ Yulc 1e-111EPs+ R AT s.F.n33e-].Te REmSD,of A'BOOK SO 1wv.o rIF' a>s Nr 4 IAT DF eDVMINt CCMNONS SU9DIVISION�,BOVn.I Uf PLAIS 1 1 . RECORD OF 5i14VFr No.L299.3ECORnS 0-AM OOLNFY.I].AHO. C. RECOF:o OF sumEr N.DID.,NEcoNDs OF 7.countt,�, ry i o �4 rer, kF:CJkp OF 5—No.1DME.RECORDS OF PDA OOLNI'—0 Ea. 1-11 of sum•Er No.I lu,4,1Ec—of MA 3111-1 1-11 P .ri Ins.u�.ie:o-sseessrx OF ADA C—I In DS lawn rv. RECORD OF suRFP.v Nv. RECOR $o _ _ a GxY 'G, soo°3�' w R -Plats ar 1329T'S6 Pac-�s laa.s 199,1.9Ecoms OF ADn couurr.1DAaD. SURVEY NARRATIVE ww1PRI N `FOV N89°04'S1" .5B 2 w _NOT r�uuo NLL=o1AID RE,ACM As w.P1.�4 shl DF. FT] r— km ENG1 N ENcE RIwNC ' - 26 25 T I/a aw _ n n eE'L4rwR o N�„nliem�as ar PER cvaF No.m s-DICan vPDN L.BP��O�.4Z'Y°a rinF Page 3 Mn E � � S, om D' V S �3TLl uz §l- my oh _ p4 F. ffi El;.5 „ O Ln m � D L E ow a � a W Q _ < cr ui o m�8 so-tea .._..gag MHO s 8 55rCr� s i F e "ate IU�L �i ova =e�3m oµ�000bmxem= ao �� a„� Page 4 B. Overall Concept Plan(information only): r � - 5 G� ,1 L it 1 i 1 PAD L L M SF • I I i L 45 ! 4 �'L f- RT.wl TQ1WM M1 5L •h L L }• 5 + PAD M Ps4N i , lI �' E ip - E ; .--------- ------------- Page 5 C. Landscape Plan(previously approved with Linder Village Sub.) General Location APPROVED f-I DR tumurE rash r Page 6 C. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development: H-2017-0088(AZ,PP,VAR; DA Inst. #2019-028376); FP-2020-0004; H- 2021-0034(DA Inst. #2021-102392); A-2021-0119. 2. If the City Engineer's signature has not been obtained within two(2)years of the City Council's approval of the short plat,the short plat shall become null and void unless a time extension is obtained,per UDC 11-613-7. 3. Prior to submittal for the City Engineer's signature, obtain the signatures from the Ada County Highway District and Central District Health Department. 4. The short plat prepared by KM Engineers on July 22,2022 by Aaron L. Ballard, included in Section VII.A, shall be revised as follows: a. Add the latest DA instrument number(DA Inst. #2021-102392)to plat note#4 for the latest DA Modification that includes the subject area. 5. Approved lots within this short plat shall be subject to the existing cross-access and cross- parking agreements for the overall Linder Village Subdivision noted in the recorded covenants, conditions,restrictions, and easements(Inst. #2020-035128). 6. Prior to building permit submittal for each new commercial building, Certificate of Zoning Compliance and Design Review approval shall be obtained. 7. Staff s failure to cite specific ordinance provisions or conditions from the previous approvals noted above does not relieve the Applicant of responsibility for compliance. B. Public Works Site Specific Conditions: 1. No changes in public sewer infrastructure shown in record. Any changes must be approved by public works. 2. Ensure no sewer services pass through infiltration trenches. 3. No changes to public water infrastructure shown in plans. Any changes must be approved by public works. 4. Both of the new parcels have existing meters to the site.Any unused meters must be abandoned. General Conditions: I. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. Page 7 3. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-313- 14A. 5. A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing, landscaping, amenities,pressurized irrigation,prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water infrastructure prior to final plat signature.This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian.The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non- health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 9. Applicant shall be required to pay Public Works development plan review,and construction inspection fees,as determined during the plan review process,prior to the issuance of a plan approval letter. 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-1-4B. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have Page 8 been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20- feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed,and approved prior to signature of the final plat by the City Engineer. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so, how they will continue to be used, or provide record of their abandonment. 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water (MCC 9-1-28.C.1). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 24. All irrigation ditches,canals,laterals,or drains,exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. Page 9 D. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE In consideration of a short plat,the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Comprehensive Plan designates the future land use of this property as Mixed Use Community and the current zoning district of the site is C-C. City Council finds the proposed short plat complies with the Comprehensive Plan and is being developed in accord with UDC standards for the existing zoning district and previous approvals. B. Public services are available or can be made available and are adequate to accommodate the proposed development; City Council finds that public services will be provided to this property and are adequate to serve the future commercial building sites. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvements program; City Council finds that the development will not require the expenditure of capital improvement funds. All required utilities were provided with the development of the property at the developer's expense. D. There is public financial capability of supporting services for the proposed development; City Council finds that the development will not require major expenditures for providing supporting services as services are already being provided to the immediate area. E. The development will not be detrimental to the public health, safety or general welfare; and City Council finds the proposed short plat to create new commercial building lots will not be detrimental to the public health, safety or general welfare. F. The development preserves significant natural,scenic or historic features. City Council is not aware of any significant natural, scenic or historic features associated with short platting this site. Page 10