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CC - Staff Report 4-21 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 4/21/2020 Legend - 1� DATE: Project Lcofl3ton TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 Bruce Freckleton,Development --- Services Manager _ 208-887-2211 SUBJECT: H-2020-0028 Inglewood Place Sub. 1 —FP,PS LOCATION: 3250 E.Victory Rd., in the SW 1/4 of Section 21,T.3N.,R.IE. (Parcel �� #S1121336501,#S1121336301, pion`'m-"m1 - - #S1121336401and#S1121336476) I. PROJECT DESCRIPTION Final plat consisting of two(2)buildable lots and three(3)common lots on 8.84 acres of land in the R-15 zoning district. This is the first of two phases of development for this project. This phase is proposed to develop as a senior living community. Private street approval is also requested for two(2)private streets on the east side of S. Titanium Ave. proposed to provide access to the independent living units. This is an administrative application and only requires approval of the Director,not City Council. II. APPLICANT INFORMATION A. Applicant/Owner: Jim Petersen,The Pointe at Meridian, LLC—4859 S. 190 W., Salt Lake City, UT 84107 B. Representative: Mathew Graham, T-O Engineers—332 Broadmore Way,Nampa, ID 83687 III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat and associated conditions of approval as required by UDC 11-6B-3C.2. There is the same number of buildable lots and 2 additional common lots from that shown on the approved preliminary plat. The additional common lots consist of a street buffer along E. Victory Rd. on the west side of the public street(S. Titanium Ave.) and a lot for a pressure irrigation pump station that were required to be placed in common lots. Page 1 Because the number of buildable lots did not increase and the amount of common area is the same, Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as required. As amenities for this development,the Applicant proposed to provide a gazebo with a gas fire pit and BBQ grill; details of these amenities are included in Section V.E. Staff has reviewed the private street request and found the proposed streets comply with the standards listed in UDC 11-3F-4; therefore,the Director has tentatively approved the request subject to the Applicant's completion of the items noted in UDC 11-3F-3 within one year. IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. The Director has approved the request for private streets subject to the conditions in Section VI of this report in accord with the Findings listed in Section VII. V. EXHIBITS A. Preliminary Plat(date: 8/27/2019) PRELIMINARY PLAT FOR � INGLEWOOD PLACE SUBDIVISION xTGNMBHIP]HDFM.Mctf. OBDISE NEPoGIRNE-Wg(i�Kkc-F! VIE � D� „. ......� . cvu�e�xsmEnILL 14[-�J]I� ^^w. � I unmm� rmmws .cmwe SNEET INGF]( =m anma :aMaun maim®® •a••�^ wmww 6 t unwm.ow �' _. :x ___ nr N ` wun..ww.w•w. mxrrwn I - '•..asuws. g� II PH931NG 6�ONMGIQ=VMPP O nNF.�nNo nor suYYnxr Z,.Ex ,�-.\ ��� � w,m� O •�'°"•°"`�' a LLl fA Z O O mrnwe a � NOTES A ��J 21 W '� uuamumaoaoxrnwwuo ewww.�10� � Z ��:::�,, o�..:�A,:m..,.n<„�. .,n„® .m,...� .w,.,� ,..:,:.m gym.. ,arw:,m iww xa ia�f`Ip'PO�Pm�• _ m CO.O Page 2 B. Final Plat(date: 2/18/2020) INGLEWOOD PLACE SUBDIVISION NO, 1 ::r _0<A' TEd IN THE SWi4 OF THE 9Wi4 OF 9ECn9N 21, r:WhL51jry I WXITH WA§5E I Eh5T"*F hEnId+N. --- 11 uE 9LIRslEY8R8 r{slaia.TI4E x C:We OF WER13Lkk ADA COLMTT,1D*D - - 11F -.u! 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T-s T imup { FFF ____�� �s_.s��_Tr k; til 1 _�= F xE•L FitEln r1E- h+^CE_ _ I I 1 µ 1 1 .Tel r i.n'1'-� I1'IT x I l�I I KT eA . 3 777 1 1 I .I cokraF iL�clw�a __ LJ_ n r+�,14:�Y S4r,N' I ai MR FROONW-W h �F >ii4��"r-c•T --- nkq�orurul�aS briLiowTlw.�u - � IWOtiI}�LYIPFIL SHEE-NO.1 OF 3 Page 3 Think 11110111 NINE] MINIMUM IIIIIIIIIIII9I � lil Think el�le��me �©e��m oon��mo o® erje���e o®o ®memo e®m��ffl o.® ee Re ffle m ©®o r - er�e©wee eeee� ®e o0o®gym ME ®e ra r fir- ® y _ __ �z -1 r �• �J F V4�' �''w� -}------- - ------------------------------ --- - -- --- 1- SENIOR FACUrY PLANI Ll 12 NG urron E - ��_ --- aL_��s.'mKi�a7x-- uriert�re zaa�^ maw M1BLEYlg181fEElWIRMG�\ SHI16lINIINGn �� - -n-. —�__ -LVEEGIi�i>�E luwnxcn PEleriiu luxilxc/1 �� coxcELn lIANIEE EocE is•. - �"••••-�� !Iltl. EAGLE ROAD -r'- RET�L PM RF-AIL PP➢ ` � - y a r NORTH m��_ COMMIIRCU1l OENCEPLAWM C 7,13 Page 5 D. Private Street Plan&Fire Department Approval MOM 0 NV NNA-hV�YONCO l OF S.r YyOyYT ■ EM H MD&A '11r1Y'pPMA�YI/]IIQL'altll�4 P, i AM- r II i I ' 4 i Page 6 Joe Bongiorno 'Graham,Mathew;■Sonya Allen;■Adrienne Weatherly;■Chris Johnson;■Charlene Way - t RE:Private Road Approval-Inglewood private rds.pdf [112�--.MB1nMgleewood Mathew-You r p ri vate la nes a re a p proved. Comments: Addressing:This project will require private streets.The applicant will work with the addressing agent for this project.All private streets shall be signed on both sides of the roadway"No parking Fire Lane"per International Fire Code 5033&D103.6 unless approved by the Fire I�Aarshal. D103.6 Signs.Where requftvd by the fire rode official,fire apparauts access roads shall be marked with permanent NO PARKING—FIRE LANE signs complying with Figure D103.6.Signs shall have a nrininnan dimension of 12 inches (305 mar)wide by IS hicks(457 nun)high and have red let- ters on a white reflective background, Sighs shall be pasted on one or both sides of the fine apparatus road as required by Section D 103.6.1 or D103.6.2. SIGN TYPE"N' SIGN TYPE"C" SIGN TYPE"D" NO NO NO PARKING PARKING PARKING FIRE LANE FIRE LANE FIRE LANE 18 L.7►J FIGURE D103.6 FIRE LANE SIGNS Arrienne-would you please put this in the public record?A-2020-OD53 Inglewood Place Senior Housing-DES,CZC Joe Bongiorno CFI,CFEI Deputy Chief-Fire Marshal Meridian Fire 33 E.Broadway Ave.,Ste.210,Meridian,ID 83642 (Direct)208-489-0458(Cell)208-936 9554 Page 7 E. Detail of BBQ Pavilion&Fire Pit Site orneflities far1nglewood Place Subdivision 24' Square Picnic Shelter Architecture ICOrJShelterSystems,Inc- as represented by: Big T recreation Draper Utah ao 1.572-0732 LonL#oapr Amhltocturrr l;no pl�Lrynlr.rj •ic�silvskon Manv9rmsrlt Iniamx f]Pmgr. Li 4 Iw• Model,SO24WP6-45-1 CC-150 Square Shelter with Multi-Rib Roof Paneks and Custom Powdercoat Color. Colors to be determined by Owner. The standafd roof pitch is 6:12. Optional pitches range from 3:12 to 12:12. Roof deck: 24 ga.Stee]Panel. 24 ga. Steel Standing Seam,2<6 Tongue&Groove or Structural Wood Panel Roofing materials:24 ga.Stee€Panels,24 ga.Stee] Standing Seam,Asphalt Shingles or Cedar Shingles Single Roof Configuration: All Sizes Two-tier Vented or Clerestory Roof Configuration:All 5¢es Three-Tier Vented or Clerestory Raof ConfigWation- AduldHo Fal information available at w w-iconshelters.com Rectangle Fire Pit 9191 90r3 gan SUILu 20[F Ole Salt take City Utah Salt Like City,Llrah 64117 1 936- 99 001-269.0055 Www tRLnkdeL.CCIl:I Page 8 See attached product sheets_ Please not this product can be customized to be bust to a desired size_ d016 RECTANGLE FIRE PIT PRODUCT 0T3C URMOM:The RKIAMGLE RRE PIT highlgha sloek linos whh roc 4 glue punoLs f—odd on okgarrt reuol ahrnom.Thc fimpir nror he rirrad for marl gas or EcoS—bnodro nut. 132 Pi-pm Are eu Gorden Levrl Sdt Lake City.LrT&11U7 CAUTION:Foam collar opwadng imrucriom cororullf.Freprrs ore Tar autcloarim—rii rrco orrFr. info@ore.design I BOI.936.6194 4616AECTANGURREPM WEIC44T:115Ib.Smo11591ka.AArrni—CAPACFTY:g.3 It OIMENSM:A3'Lx M'9NxIdrH r5mrdord 11lu4 gmro pmjL pink purpkk tad—?uDL%Ikwhiw "mniutn Glue Rmk(I.5'.-1'glusarockr dmp.Amilubkaalarsinclude:N4pAD m" ngo flora Ro�:Y-Y,mrurd huff tGrQira Tap odd opprairnordT79 Ibs m dw final woigln. 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Forrnaro indorraaory pham conmayaur Ora Prajeo Mrt-yu_ OPFI)NS: * f ® 46 Q ' = f _ MGHr aJMk 1Ohl - - nnrrr axunx 1✓� �� +1P161 Pacmngla Fro Ph it Smndud Powder Crux Chormd Gsxrf �.21✓ 1✓r _ W nfx — U- I I J LEEO'PCDM: TO SPEM TM PRODLUT: 1)Manoml Conmm 2)bm or Erximrvoonrd Guaky-Wrnrt ring 1)1 odicnte product norm.prodicr numha4 description,ord sha. 3�Indoor ErMran—1 Odhy-Lar VX0 b)hfomriol Rosso 2)Select mororiol:rc._Irlod s L COILTEN,or nrcyckd olumnum.ITr--rdW K 5�P—irhy snarl or okrrnnumis specified,sekarpowdar-coormkx erru IPoam finish. 3)rakcr product-spocificoprions.3mrxlord options—rhe viarod at Rod poinn arh urod will vtry m-rdag m mm"ah and drstnodam W LEGAL BSU MADOM: ALL RICirTS REMWID.IMFORMATKM IN THIS OOCUWNY ISGMROENWANO IS 291US1YE PROKITTY GF ORE IMOORPORATEO. r OELNERY OF THIS DOCUMENT ORAMY COPY THEREOF OR OISCLO&AIE OF SUCH INFORMATION TO LIMALMORUEO PFILO11,1515 POMDOEN � WITHOUT EXPRESSED WWTTEM PERMISSION OF ORE NC. IRT Page 9 @�� 4O14 RECTANGLE FIRE PIT SRordord opfims:The RECTANGLE FIRE PIr moy be fitted with the optima 6e lox.Vfhil,fire pit di—mmt da r thmge with—h 137 Rerpmt Avenue,Gorden Level option,there moy be-:rotims on the tnp:7 when setectirrg your homer.Cwr Project Mono 9— m m KwW discos odditim" Soh Loke City,UT U101 options to oonyplernerrt yotr homer aelectin- infotore.design I BIA.955.6694 Pk—n that firxpits ors for r md.ose onlr,regordkss of b--sek�i- -des CSA CERTIFIED MATC H LIT BURNER •' PILOTLESS REMOTE ELECTRONICIGNIIION ' �.�. N f GLASS SURROUND LLI 1 � IWIi9EVAO1 ■dREiEW[}I R.YI U- W J to Z H L7 AR1d I Rrco,yl.Firs'k i LE�,k.-^IP.Rhid"IOM1: W P_,�,, r.CF_r_71-c" '•:ORM4T.RNNS DOCUMENT IS CONFlDE.AN615 M ENEPkDKRTTOFOREIHCORPORATEO- - - - - iav�N ENTCQAHT LOPI'TNERWF OR DISCLOSl.11E OFSLOiINF9RMATION TOUHAUINORQE6F4A.tCN515 FOIIBIOOEN W IT6aA EXPRESSED WAITIEN PERMISSKM OF OM INC- 'Q 0 14_ 4 J A- Page 10 VI. 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-2019-0090(DA#2019-124424)]. 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of City Council's approval of the preliminary plat(by November 26,2021)in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat shown in Section V.B prepared by Rob O'Malley,T-O Engineers, stamped on 2/18/2020 by, shall be revised as follows: a. Note #3: Correct the width of the easements noted in parenthesis or as spelled out (as applicable). b. Note#5: Include the recorded instrument number for the existing City of Meridian sanitary sewer and water main easement. c. Note #6: Include Lot 3, Block 2 as a common lot. Modify the ingress/egress easement portion of the note to accurately reflect which lots have such an easement and graphically depict the easement on the plat. d. Note#8: Include the recorded instrument number for the ACHD sidewalk easement. e. Note #10: "Direct Lot access to E. Victory Road is prohibited unless approved by Ada f. Change the name of Everglade Lane to E. Beamer Lane as required by the Ada County Street Name Review letter. g. Change the name of name of Cedar Crest Lane to E. Shergar Lane as required by the Ada County Street Name Review letter. h. Include a note on the plat stating Lot 2, Block 2 is for a pressure irrigation pump station and shall be owned by the entity that owns and maintains the PI system in accord with UDC 11-313-6E. i. Depict the private streets within common lots as set forth in UDC 11-317 4A.1; these lots shall provide access to all properties/homes served by such private streets. One(1)full-size copy of the revised plat shall be submitted prior to signature on the final plat by the City Engineer. 5. The landscape plan shown in Section V.C, dated 1/9/20, prepared by Troy R. Sanders, Think Architecture, shall be revised as follows: a. Depict a gate at the east end of the northern boundary of the site for access to the pump on the adjacent property to the north by the property owner to the north as required with the preliminary plat(condition#A.3e). One(1)full-size copy and one(1) electronic copy of a revised landscape plan shall be submitted prior to signature on the final plat by the City Engineer. Page 11 6. One(1)building permit is allowed to be issued for the nursing/residential care facility on Lot 1,Block 2 prior to subdivision of the property. 7. The Applicant shall work with Staff and ACHD to implement traffic calming signage and/or safety measures on the public street (S. Titanium Ave.) entering the site from Victory Rd. to assist with pedestrian safety prior to application for signature on the final plat. Confirmation of approval from ACHD for such traffic calming shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 8. Approval shall be obtained from ACHD for the point of connection of the private streets to the public street (S. Titanium Ave.) as set forth in UDC 11-3174A.2. Confirmation of approval from ACHD for such shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 9. The private streets shall be signed on both sides of the street "No Parking Fire Lane" per International Fire Code 503.3 & D103.6 and the curb next to the drive aisle shall be painted red in accord with UDC 11-3F-413.2d. 10. Signage for addressing shall be provided at the public street(S. Titanium Ave.) for the multi- family (duplex style) homes for emergency wayfinding purposes; coordinate with Land Development(Terri Ricks or Ryan Beecroft)and Fire Department(Joe Bongiomo). 11. The Applicant or Owner shall obtain final approval of the private streets within this development within one(1)year of approval of the Order for this application by completing the tasks listed in UDC 11-3F-3. Upon completion of these items,the Applicant shall submit proof of completion to the Planning Division and the Director shall issue a letter stating that the private street has been approved. No building permit shall be issued for any structure using a private street for access to a public street until the private streets have received final approval. 12. Amenities(gazebo with a fire pit and BBQ grill) shall be provided consistent with the detail in Section V.E. 13. All existing structures on this site are required to be removed prior to signature on the final plat phase in which they are located. 14. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more information. 15. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works Site Specific Conditions: 1. A Street Light Plan will be required with the submittal of the civil construction plans. Streetlights on Victory Road shall be Type 1 and metered. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272. 2. Public Works prefers the water line ending in a hydrant at the northwest corner to be eliminated if the main is not necessary. We also prefer the two dead end water mains on the east side of the proeprty to be eliminated or they must end in a hydrant instead of a blow off. Page 12 3. The sanitary sewer flow from this property shall be directed to the existing mainline that flows toward S. Eagle Raod per the Site Plan submitted with the Preliminary Plat Map dated 7/29/2019 by John Carpenter,PE. 4. A 14-foot wide compacted gravel access road shall be installed along the entire length of the existing sewer main along the north boundary. This road is intended to provide access to the Meridian Public Works Department for the operation and maintenance of the sanitary sewer mainline only, and it is not intended to provide vehicular access to the neighboring property to the north. 5. The private streets shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the City of Meridian based on plans submitted by a Certified Engineer as set forth in UDC 11-3F-4B.2a. General Conditions: 6. 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. 7. 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. 8. 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. 9. 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 11-3B-14A. 10. 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. 11. 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. 12. 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. Page 13 13. 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. 14. 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. 15. 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. 16. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 17. Developer shall coordinate mailbox locations with the Meridian Post Office. 18. All grading of the site shall be performed in conformance with MCC 11-1-4B. 19. 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. 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. 25. Applicant shall be responsible for application and compliance with and NPDES permitting that Page 14 may be required by the Environmental Protection Agency. 26. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Water Department at (208)888-5242 for inspections of disconnection of services. Wells may be used for non- domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources. 27. 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. 28. 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. 29. 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. VII. REQUIRED FINDINGS Private Street(UDC 11-3F-5) In order to approve the application,the Director shall find the following: A. The design of the private street meets the requirements of this article; The Director finds the design of the proposed private streets as shown in Section VD meets the standards listed in UDC 11-3F-4. B. Granting approval of the private street would not cause damage,hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity; and The Director finds damage, hazard, nuisance or other detriment will not be caused to persons, property or uses in the vicinity by granting approval of the private streets. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The Director finds the proposed use and location of the private streets will not conflict with the Comprehensive Plan and/or the regional transportation plan. D. The proposed residential development(if applicable) is a mew or gated development. (Ord. 10- 1463, 11-3-2010, eff. 11-8-2010) The Director finds this finding is not applicable as it's a multi family, not a single-family development. Page 15