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<br />2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, <br />including, but not limited to, the city's comprehensive development plan. <br />The Comprehensive Plan guides the property for rural residential uses, supporting larger lot single-family uses <br />with well and septic access. City services are not proposed for properties in this classification. The proposed <br />subdivision is consistent with this guidance. <br /> <br />3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to <br />erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and <br />uses contemplated. <br />The majority of the site is developable upland property, supporting single-family development. A wetland <br />delineation identified two wetlands in the NW corner of the subject site, limiting development options. This <br />lot is the largest of the proposed lots and has more than enough upland area to support the development of a <br />single-family home, septic system, and accessory structure. <br /> <br />4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, <br />erosion control and all other services, facilities and improvements otherwise required in this article. <br />Water supply and sewage will be handled onsite with private wells and septic. The remaining provisions are <br />provided for within the proposed subdivision. <br /> <br />5. The proposed subdivision will not cause substantial environmental damage. <br />The identified wetlands are protected with the wetland buffer and setback ordinance. The required driveway <br />encroachment is anticipated to remain outside the 25-foot buffer, and may only impact the 20-foot buffer <br />setback. The city has supported multiple limited driveway encroachments consistent with the anticipated <br />request. <br /> <br />6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a <br />court. <br />The large right-of-way proposed for 192nd 1/2 Ave is 166 feet wide at its widest and reduces the lot size for <br />parcels 2 and 3. Staff has included a condition that the applicant work with his surveyor to review the right-of- <br />way for possible reduction in size, closer to the typical width of 66-feet. Northern Natural Gas also has a <br />large easement along the southern boundary of lots 2 and 3, limiting the buildable area. After taking these <br />easements into account, the subdivision can accommodate the proposed uses. <br /> <br />7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring <br />land. <br />The proposed subdivision will not have an adverse impact on the reasonable development of neighboring <br />land. <br /> <br />8. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: <br /> a. Lack of adequate stormwater drainage. <br /> b. Lack of adequate roads. <br /> c. Lack of adequate sanitary sewer systems. <br /> d. Lack of adequate off-site public improvements or support systems. <br />The addition of two buildable lots at this intersection is not premature as the existing infrastructure can <br />support the uses. <br /> <br />In reviewing the standards for approval of a Preliminary Plat and the recommended conditions of approval, <br />the proposed project meets the standards, and is recommended for approval. <br /> <br />Financial Impact <br />None <br /> <br />Page 48 of 86