Idak Subdivision SHP-2022-0010 Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:---
AND DECISION&ORDER ,
In the Matter of the Request for Short Plat approval to subdivide an existing single-family building
lot into two (2)single-family building lots on approximately 2.09 acres in the R-2 zoning district,by
Sawtooth Land Surveying.
Case No(s). SHP-2022-0010
For the City Council Hearing Date of: November 1, 2022 (Findings on November 15, 2022)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of November 1,2022,incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of November 1,2022, incorporated
by reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of November 1,
2022, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of November 1, 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 Jdak Subdivision—FILE#SHP-2022-0010) - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of November 1, 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 § I I-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 November 1, 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 I I-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 Jdak Subdivision—FILE#SHP-2022-0010) -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 § 67-652 1(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 November 1,2022.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Idak Subdivision—FILE#SHP-2022-0010) -3-
By action of the City Council at its regular meeting held on the 15th day of November ,
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 11-15-2022
Attest:
Chris Johnson 11-15-2022
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 11-15-2022
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Idak Subdivision—FILE#SHP-2022-0010) -4-
EXHIBIT A
STAFF REPORTC� fE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT I D A H O
------ ----------
HEARING 10/18/2022 -_-
DATE:
TO: Mayor&City Council
FROM: Joseph Dodson,Associate Planner _SEq
---
208-884-5533
I
SUBJECT: SHP-2022-0010
-- E.USTICN'RO -
Idak Subdivision ILA 1
LOCATION: Located at 840 E.Ustick Road, on the - '
north side of E. Ustick Road near the 1/2 —
mile mark between N. Meridian Road "u
and N. Locust Grove Road, in the SW ""
1/4 of the SE 1/4 of Section 31,
Township 4N, Range 1E.
I. PROJECT DESCRIPTION
Short Plat request to subdivide an existing single-family building lot into two (2) single-
family building lots on approximately 2.09 acres in the R-2 zoning district, by Sawtooth
Land Surveying.
IL APPLICANT INFORMATION
A. Applicant:
Amy Rosa, Sawtooth Land Surveying—2030 S Washington Ave,Emmett, ID 83617
B. Owner:
Blaine Bergin—840 E. Ustick,Meridian, ID 83646
C. Representative:
Same as Applicant
III. NOTICING
City Council
Postin Date
Legal notice published in
newspaper
10/2/2022
Radius notice mailed to property
owners within 500 feet 9/29/2022
— Page 1
Posted to Next Door 9/30/2022
IV. STAFF ANALYSIS
The proposed short plat will split an existing residential lot into two (2)building lots for the purpose
of constructing a dream home on the new lot. The existing home is proposed to remain and is located
within the required landscape buffer to Ustick Road, an arterial street. The Applicant has requested
Alternative Compliance(ALT)to the buffer width due to the existing landscaping and the location of
the home; further analysis is below. As noted,the subject property has public road frontage along E.
Ustick Road, an arterial street,that abuts the properties south boundary. Ustick Road was recently
widened to its anticipated width and was reconstructed with 7-foot attached sidewalk on both sides of
the roadway. Therefore,pedestrian connectivity along the arterial is code compliant.
The subject property was annexed in 2019 (H-2019-0098)for the purpose of connecting the existing
home to City water& sewer. At the time of annexation, future plans for the property were not yet
known so the City annexed the property with the R-2 zoning designation delineating that the property
would be low density residential in the future, consistent with the future land use designation on the
subject property. Further, due to the existing home remaining and the anticipation that future
development would require subdivision, access to the site was noted to be analyzed with future
applications in accord with UDC I 1-3A-3. Therefore, Staff is analyzing access to the property with
this short plat application.
Current access to the property is through a shared driveway along the southeast corner of the property
that is located on the adjoining county parcel to the east, 870 E. Ustick. However, according to the
submitted plat,the access easement is on the subject property with a portion of the easement
encroaching on the corner of the existing home and not on the adjacent county parcel. With the
subject applications,the Applicant is proposing a new access for the new building lot located where
the current curb cut exists to Ustick near the midpoint of the south property line.
UDC 11-3A-3 requires properties that currently take direct access to arterial streets to take access
from a local street upon development. In this case,no existing local streets are available to take
access from and Staff finds requiring this property owner to create a new local street would create
minimal opportunities for future extension nor provide access to a relevant number of properties.
Further,the intent of UDC 11-3A-3 is to"improve safety by combining and/or limiting access points
to collector and arterial streets and ensuring that motorists can safely enter all streets."Therefore,
Staff is recommending the following revisions to the proposed access consistent with UDC standards:
1. Relinquish existing rights to the shared access easement with 870 E. Ustick;
2. Add a common drive,within a common lot, along the west and north property boundaries of the
proposed Lot 2,the lot containing the existing home;
3. Show existing home and proposed home to take access from new common drive instead of the
shared access to the east; and,
4. Add a note to the plat stating cross-access for the proposed building lots (Lots 1 &2) and for
access to 870 E. Ustick, consistent with UDC 11-3A-3.
Staff has included a depiction of the proposed common drive location in Exhibit VI.0 below for
visual purposes.
In addition, it is unclear if the existing home has a garage consistent with off-street parking
requirements in UDC 1 I-3A-6. The Applicant should verify the number of bedrooms of the existing
Page 2
home and note on the plat the location of the garage. If there is no garage,the Applicant is required to
construct a garage consistent with UDC standards.
The Applicant has submitted two landscape plans that together depict the proposed landscape buffer
along Ustick Road. Per UDC 11-2A-4, a minimum 25-foot wide landscape street buffer is required
along Ustick. As discussed above,the Applicant is requesting Alternative Compliance to this
requirement for the landscape buffer along Lot 2 for the existing home to comply with UDC
dimensional standards. The submitted short plat depicts the required 25-foot landscape buffer on the
remaining buffer length but the submitted landscape plan depicts only 15 feet of landscaping along
Ustick on Lot 1. Staff does not support a reduction of the landscape buffer along Lot 1 and this area
was not included in the ALT request, so the Applicant should revise the landscape plan prior to
submitting for plat signature to depict the required 25-foot street buffer width. Further,the submitted
landscape plan for Lot 1 does not appear to depict adequate ground cover consistent with UDC 11-
313-7 and UDC 11-313-5 by depicting landscape rock as the main ground cover material. Therefore,
the Applicant should revise the landscape plan to depict adequate ground cover to comply with UDC
standards prior to City Engineer's signature on the plat.
ALTERNATIVE COMPLIANCE(UDC 11-5B-5B.2):
The Applicant is requesting Alternative Compliance to the landscape street buffer dimensional
standards outlined in UDC 11-2A-4 for the R-2 zoning district which requires a minimum 25-foot
wide landscape street buffer to arterial streets. The alternative compliance proposal requests the City
consider the location of the longstanding home and the existing landscaping along the Ustick
frontage.
According to the submitted landscape plans and plat,the Applicant is depicting a 15-foot wide
landscape buffer along Ustick to be contained within an easement, as allowed by UDC 11-313-7. This
buffer is shown to depict two trees, a number of columnar trees, and shrubs. Further,placing the
landscape buffer within an easement allows the building setback to be measured from the back of
sidewalk instead of the back of the buffer;therefore,the landscape buffer will not create a setback
nonconformity for the existing home since it is approximately 17 feet from the back of sidewalk.
After taking the existing conditions of the site into account and reviewing the landscape plan, Staff
finds the proposed landscaping to be a sufficient means of complying with the landscape buffer
dimensional standards and the required landscaping standards outlined in UDC 11-2A-4 and UDC 1I-
3B-7,respectively.
The Director has approved the request for alternative compliance to Unified Development Code
(UDC) 11-2A-4 for the subject property and only for the buffer depicted along Ustick on the
proposed Lot 2,based on the required Findings listed in UDC 11-5B-5E, as follows:
1. Strict adherence or application of the requirements are not feasible; or
The Director finds it is not feasible to meet the UDC requirement referenced above due to the
location of the existing home relative to the recent widening of the adjacent arterial street, Ustick
Road.
2. The alternative compliance provides an equal or superior means for meeting the requirements; and
The Director finds the Applicant's proposed alternative means of complying with the intent of the
UDC, as proposed in the attached landscape plans and plat,provides an equal means of meeting the
requirement.
Page 3
3. The alternative means will not be materially detrimental to the public welfare or impair the intended
uses and character of surrounding properties.
The Director finds that the alternative means will not be materially detrimental to the public welfare
or impair the intended use and/or character of surrounding commercial property nor the approved
multi family development.
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 R-2 zoning district and deems the short
plat to be in substantial compliance with said requirements, except for those outlined to receive
alternative compliance above.
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 November 1,2022. 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: Amy Rosa,Applicant Representative: Blaine Bergin,Property Owner
b. In opposition:None
c. Commenting: Amy Rosa
d. Written testimony: None
e. Staff presenting application: Joseph Dodson,Associate Planner
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. Access to the site bein via common drive lot versus common drive easement
4. City Council change(s)to Staff recommendation:
a. None
Page 4
VI. EXHIBITS
A. Short Plat(dated: October 2022)
IDAK SUBDIVISION BOOK PAGE
LOCATED IN THE SW1/4 OF THE SWI14 OFSECTION 39
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B. Landscape Plans(dated August 2022):
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Page 9
VII. 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-2019-0098.
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 Sawtooth Land Surveying in August,2022 by Fritz Brownell,
included in Section VI.A, shall be revised as follows:
a. Add a common drive,within a common lot,along the west and north property boundaries
of the proposed Lot 2,the lot containing the existing home, substantially consistent with
the exhibit in VI.0 above OR obtain Alternative Compliance approval to place the
common drive within an easement instead of a common lot consistent with the revised
plat, as depicted in Exhibit VI.A above.
b. Show existing home and proposed home to take access from new common drive.
c. Add a plat note granting cross-access for the proposed building lots(Lots 1 &2)of this
subdivision and 870 E. Ustick to utilize the new common drive.
d. Direct lot access to Ustick Rd is prohibited in accord with UDC 11-3A-3.
5. Per UDC 11-513-513.2,the Director(at the applicant's request)approved alternative
compliance regarding the landscape buffer width on Lot 2 (UDC 11-2A-4). See"Alternative
Compliance"section above for staff analysis.
6. Prior to submittal for the City Engineer's signature on the plat,revise the landscape plans to
depict the required 25-foot wide buffer along Ustick Road on Lot 1 per UDC Table 11-2A-4
and vegetated in accord with UDC 11-3B-5 & 11-3B-7 standards.
7. The existing home on Lot 2 and any future home on Lot 1 shall adhere to the off-street
parking standards outlined in UDC 11-3C-6 based on the number of bedrooms per household.
8. The common drive shall be constructed and maintained in accord with UDC 11-6C-3D
standards.
9. An exhibit shall be submitted with the Final Plat Signature application for the common
driveway that depicts the setbacks, fencing,building envelope and orientation of the lots and
structures in accord with UDC 11-6C-3D. Solid fencing adjacent to common driveways is
prohibited unless separated by a minimum 5-foot wide landscaped buffer.
10. Prior to obtaining City Engineer's signature on the plat,the Applicant shall provide written
verification that their interest in the shared access easement(Inst. #310704)between 870&
840 E. Ustick has been relinquished(i.e. a new recorded document releasing all interest in
said easement).
11. 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.
Page 10
B. Public Works
Site Specific Conditions:
1. Single 1 inch service should be installed for new home because of long private-side service
length.
2. Ensure no sewer services pass through infiltration trenches.
3. A streetlight plan will be required for the development of this property.
General Conditions:
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. 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. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
3. 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. 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 I I"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.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). 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 prior to receiving development plan approval.
5. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
6. 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.
7. 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.
8. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
9. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
10. 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.
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11. 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.
12. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
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 design 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 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. A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A
copy of the standards can be found at
http://www.meridiancioy.oMIgublic works.aspx?id=272.
19. 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,water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate 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.
VIII. 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 Low Density
Residential and the current zoning district of the site is R-2. 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;
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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 a new residential building lot will not be
detrimental to the public health, safety or general welfare, if all conditions of approval are
met.
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.
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