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Sagarra Subdivision No. 2 FP-2023-0016 Order BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: NOVEMBER 21, 2023 ORDER APPROVAL DATE: DECEMBER 5, 2023 IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 63 BUILDING ) CASE NO. FP-2023-0016 LOTS AND 10 COMMON LOTS ON ) 10.39 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT SAGARRA SUBDIVISION NO. 2. ) BY: SAGARRA PHASE 1, LLC ) APPLICANT ) This matter coming before the City Council on November 21, 2023 for final plat approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the Administrative Review is complete by the Planning and Development Services Divisions of the Community Development Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLAT SHOWING SAGARRA SUBDIVISION NO. 2, LOCATED IN THE NW 1/4 OF SECTION 25, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO, 2023, HANDWRITTEN DATE: 11/14/23, by ERIC HOWARD, PLS, SHEET 1 OF ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SAGARRA SUBDIVISION NO. 2 FP-2023-0016; A-2023-0138 Page 1 of 3 10,"is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and Development Services divisions of the Community Development Department dated November 21, 2023, a true and correct copy of which is attached hereto marked"Exhibit A" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SAGARRA SUBDIVISION NO. 2 FP-2023-0016; A-2023-0138 Page 2 of 3 interest in real property which may be adversely affected by this decision may, within twenty- eight(28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. By action of the City Council at its regular meeting held on the 5th day of December , 2023. By: Robert E. Simison 12-5-2023 Mayor, City of Meridian Attest: Chris Johnson 12-5-2023 City Clerk Copy served upon the Applicant,Planning and Development Services Divisions of the Community Development Department and City Attorney. By: Dated: 12-5-2023 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SAGARRA SUBDIVISION NO. 2 FP-2023-0016; A-2023-0138 Page 3 of 3 EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT p` HEARING 11/21/2023 k Legend f DATE: I # ' Project Luc Son TO: Mayor&City Council et FROM: Sonya Allen,Associate Planner r 208-884-5533 SUBJECT: Sagarra Subdivision No. 2—FP,PS7-��F ':. . 'r FP-2023-0016;A-2023-0138 ,. LOCATION: Generally located at the southwest corner of N. Bergman Ave. and W. Orchard Park Dr.,in the NW 1/4 of Section 25, ri T.4N.,R.1W. TGi F Mail : L PROJECT DESCRIPTION Final plat consisting of 63 buildable lots and 10 common lots on 10.39 acres of land in the R-8 zoning district. II. APPLICANT INFORMATION A. Applicant: Michael Slavin, Sagarra Phase 1, LLC—404 S. 8t" St.,4300A1,Boise,ID 83702 B. Owner Lynx Investments,LLLP— 198 N.Al Fresco Pl.,Boise,ID 83712 C. Applicant Representative: Ross Erickson,Erickson Civil,Inc. —6213 N. Cloverdale Rd., Ste. 125, Boise,ID 83713 III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat(H-2022-0022)as required by UDC 11-6B-3C.2. The submitted final plat is for the same number of building lots and common area as approved with the preliminary plat; therefore,the proposed plat is in substantial compliance with the approved preliminary plat as required. Staff has reviewed the application for private streets within the development as shown on the final plat. The 26-foot wide streets are proposed to be located in common lots in the subdivision and will connect to local streets;the point of connection of the private streets to the public streets is subject to approval by ACHD. The Fire Dept. has approved the request contingent upon both sides of the street Page 1 being signed"No Parking Fire Lane"per 2018 IFC.No gates or other obstacles are proposed or approved at the entries of the private streets.The Director has tentatively approved the request subject to completion of the tasks listed in UDC 11-3F-3B within one (1)year in accord with the Findings listed in Section VII below. 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 tentatively approved the request for private streets within the development per the conditions in Section VI,in accord with the Findings in Section VII. V. EXHIBITS A. Preliminary Plat(date: 3/7/2023) PRELIMINARY PLAT FOR SAGARRA SUBDIVISION A REPEAT OF LOTS 2-3 OF BLOCK 2,ANO LOTS OF BLOCK 3,LINGER VILLAGE SUBDIVISION �' LOT I OF BLOCK 2,PARAMOUNT POINT SUBDIVISION _ SITUATED IN THE NW j ANO NE q OF SECTION 25,TOWNENIP A NORTH.RANGE'1 WEST, . - BOISE MERIDIAN,ADA COUNTY,IDAHO 2022 I J Lagond Notes - 73/47 Standard Local Street - _......, w,.......°.. ywoov Map 25'Private Street(Phase 1) e 1-3 25'Private Street(Phase 2) 'n �9 10 :..,.. Maw 3 91 Y P F f I I k Contacts 14 .+✓� � I I .� I j I _ I i _ a I o.. { I I u. 4ppaa .rr.+e. a � IDrr1M PRELIMINARY PLAT-PHASE 1 - PP.1 Page 2 t I 4� tuw A j. --:�--------- '"�H3PL-L] Phasing Plan Parcels Included 13 :111 Ll 7 F PRELIMINARY PLAT-PHASE 2 PP-2 Page 3 B. Final Plat(date: 11/14/2023) PLAT Book Page Of m aD GRAPHIC SOLE 32D SAGARRA SUBDIVISION No.2 A PARCEL OF LAND BEING LOTS 1-3, BLOCK 3 OF LINDER VILLAGE SUBDIVISION AND LOT 1, BLOCK 2 OF PARAMOUNT POINT SUBDIVISION LOCATED IN THE NW 1/4 OF SECTION 25, TOWNSHIP 4 NORTH, RANGE i LEGS 0 WEST, BOISE MERIDIAN, ADA COUNTY IDAHO. 2023. _MM...°o.,weNr U. Parcel Line Table Curve Table P.uPrbEn PenPEmr u� Lhe+ LEe911, Dr-1. cone+ ­,M Rath., Ddty Chad ME—. Chad—9M L1 57.w NO"ST 56'E C, 32.2P 2050' M,w 00' N15'Sf WE 26.99' 15758 �( ---------- IEND 1DT DiE L2 4.00' NfiB"2Z'01'W C2 106.03' 6TH' 99'%'Sr N15'3T K'E 9i16' An/14 f N Nwo aN1D,uxE U 10.99' NO"SY 56'f CJ 166.20' 2ta01' 41'55 aa' NfiC 10'03'E 163a2' �7gWx3'tt E,sP71[nT L4 29.14' NW'45'3YE C4 11137' W 23'19' Ne6'S3'46'E 11 m' NI.N7bF-wa, U 11.09' NO 37 57-C C5 45.ZT 2N 'I'09' 915'37'W'E sa47' Fau1e 4141uN[w Lfi 16.16' S69'22'D5'E C6 43.96' 21 N.*36'WE 39.60' IN:N PN L] '1.07' S0'x 36'w C7 69."r 18C': —3.Y 26 E ®.61' 24'NON PN W/GP . 37.01' S69'21'21'E CO 1113' 2&DC' l_'_�11' N79"12'4YE 14.66' µme, • SEI t/2'.21'wOx eN1 W/CN L9 1200' NO'36'WE C9 10.W' 179.50' T 1w 14' S42'Hr 29'E 10.40' [9 FOa10 COPOev GD L1D 24.31' WW 21'21'E p•',a,��'iS' 'ry O 8 FpMO,/R'NW PN INO RERT L11 44.11' S6B'21'O'E 5/CS N"IRW%NW/W sa:rv0TE,1 �^1- `I 4 W v 724ro L12 2a.9s' Say'as'sa'W U� _Lt 6 T--- `sss J O 23 e24 BA515 aF�JPoNCS ' LI • 1'nev,e'S` — R °7 r n�/l Y'� nesYebl=w 2t1.etl 26 2s n1%4'rEc'zs° MEan 11E,.[� OO C 4 O xa 7 a. —7P.9Ean¢WNw..4 al Id ' I g Ow Na1E,a L O� BLOCK a L '' �� Rj Q il� 91 °N., BLOCK 5 1 �.. ssr xmE s • .. _1a.l ono` s1E M_1a w(DI I sfE N Z 12 BLOCK 5 o%� L_— 5®lY3YE�. - ei,n.,mNrw7 us¢exr ix m,va a re,axtt n irnP.a aru a u¢¢r 7 1�1 L ® LIr�_ e.,rr..ucnxr sa un wm u.0 eman x eoen.¢un�,ao,ewxs,erumru.7m,<n,n.s¢m,r x w a¢r r. d'/ ® NmE 10 w.DNEC7aR ll/.(PRIYAIE) M— Z' -_Y I T SFFiNNE 11 16"'¢"fe s¢¢ceawr x mmr s.xc on cr uwow,im,uem xn a mu a w¢r.. seas232'f ^ '� °'E _ _°L " = Q' II n c.cnw wN,„wr uc¢m ix e¢Nw a rc7.a.,,n xw.r nsmn.NNN.4xr xa 7exnau a caxL.a N4nr 7._I it �r--7r _ I® Q1 I® ®I I® ®I I® ® O I b..�� w,a yc..ao,¢r oaart r�.r' µ,r n¢....o¢e•¢.¢ica¢. ro.� �.a..>a¢7r ac7 a ® ® � ® © L_� L__J L__J L__.J `,7 �sFE nOIE lO S6E nOIE N sy22'a'E eMb' _ 2 �' II i I s —8, Si. 11�E e ' 'I • ^ i w u,pc.wp+IFx N.F.PT xo+nrmi�cr W£4M n a AEE7 a I I O O O O O �71, vmaslw i _—___ 1gN91E 9__— ���¢xuc snmmm,x O a rnwp��Fv6.mFv •]s01'f�7N,6'•,. —17 �CF g 99&1N.51,1E ETOM. S4,Btt ucaeEls°t' see ME M. nwas9l-w 14laee °pNo1°Ec°aiieiP1ic `'i°uE"Nioeiw51ite"aze P.R7.1aNT sae M.N,7 P.N.WwN7 s•aNswN n..s P .eas7 - Sheet 1 of 10 Page 4 SAGARRA SUBDIVISION No. 2 Book Page Pared Line Table Pared Line Table Parcel Line Table Curve Table Carxe Table nl L 0 ro DS.nb re R Lamp x ix L.nO nx I Lame X .a-,1 'a.3).W xY nm4 �'ZY f1W 39M M m3e m'Wm .SA SBS']Y SS'[ t1TY x L.S �aV o S.Y5 sSRe L.b 'a)Y xm'stY Smeh[ ISe .3xtiw '.5)Y �maa ec)'sY m1 nsa.es''JY.sSt[ tw.. A)]S5Y eTa mWJ Am' N'��Stt �Y xmM4 �T S' OSS S tSS,a' 6 T5A'5SZtl'e 4 Y ] u],a .J W4 im.S Y YE 'xm T ri Y a Y m99 9M R5W 1 mY G n5 SY�Wx4'E L5] 03.]5r M5.5T mJm5]TY''']JW3mYY>67W'WE W [v.' a5'35�YE wvg1Y'']imY nxYWE as55' A)]e..S3Wa5' ] N LM ] Sm)e I'll . ] .11 wlE tY sxP'Wm HmJS1'1 bM e .11 m1 44[ lI 10— aT WE JY 5YE Y M la ne Lm Sri xmS.m N'v LM �Sa' YX.am s 0Y Y 'S.h ItAY � W'b 'RM n.5m Lag sa4 LS] x.T SY.ri 4W sm sY[ Sw.SY .)o ol• 35'eeh xp'JY W4 x0'A m"[ SSm]5 a4 J0.6Y Y5C ,.a• mm'NSS tail' x 's.T ♦aY M MYInmeY m .S W N >7'm• v.m' nb 55'Se4 Se•W iST ]x•[ m25Y ]56 'm4 a')Y]Yw pm]Y W4 )'S1T WM m Y 25 m4 m.SD'I-- ..I- 5 M'w WM I. m m4 9 m' S]s'[S'Si'[ .w SY ss[ Sam')56']Y E Oev �9.m' X mM 3Wea S&]Y SY]5E 27llI 10.JT 1— .S4Y 0Y'E '9.Sm � Y i)4 4 SY eYC ]55W xae'ie].4 m.05 m4.Y IIE Z Y)4 �S.SY x ]Wam z 55'aC %'.Y[ �.]m �Sab]WSU e aYwb'mYL1. a% s 'n W mam sae'sY s.t m.m' l5 t5w e.Y 3)wY Sm'S5 0Y[ .3'.C[ SYaC xBe'�tl M£ a'E 15m' S) 31 SI.GW a JY W SS 59'm'w iJ.]' ei'E NW ld WE yr I0'u4 .NaY m s'MM 9wr .r`h 5 sa o stir SS mM •�Y�,F' AK�.F Sheet 2 of 10 Page 5 C. Landscape Plan(date: 11/2/23) LANDSCAPE NOTE LANDSCAPE REQUIREMENTS STACK RO CK -!)El. ------------- OPEN SPACE SUMMARY w ------------T --- Co P LANDSCAPE PLAN im A, 2fLE LANDSCAPE LAN LANDSCAPE LANDSCAPE PLAN PHASE 2 OVERALL ix r--- ---------- - ------------------ ---- T Q� -DSCA P LANDSCAPE PLAN LANDSCAPE PLAN A DS-A LANDSCAPE PLAN-OVERALL F-T L1.00 Page 6 s- - /1 BALLANDBURIAPTREERAMING 2,SHRUB PLANTING FLAMER ISLAND 1 31EEL LANDSCAPE EDGING ��� JL _ zone za.r rue�onanro --- o e® 5 CONCRETE SEAT WALL FGP TRASH RECEPTACIf IMIDSCAPE FORMS LIGHT BOLLARD ��BKE RACK N K TENSHOM +'n 0 • � - ---------- 9 DOG AAtENm \SHADE SAIL ,�,� IANDSCAPE BOULDER PLACEI.£M /1—ER SCREENING V�V 13 6'OPEN VISNIN FENCE N LANDSCAPE MATERINLS LEGEND: r T------------- Cj I 1� rn I I S r.r I I I m — --------- — •�IBIT FENCING I -LrL.�Lr�- .-L151 Page 7 D. Private Street Cross-Section 2,5'THIC{NESS OF ASPHA-T PLA47 MIX PAVEMENT -}'SUFERPAVE SR3 MIX DESIG4'N.FFS&IB I=1_IIJIj 44--II-IF I=1 II'j I-I IIJ ��A'T•IICKNESS OF W NINJS CRUSHES AGGREGA-E BASE �r •_ri j n-l­I-'_rrI-I COMPACLLO 4lTOBSSM URYDLNSIIYPLNASIMDil17 -_J -�I I- 14'THIG4NESS OF 4'MINUS LNC9USHE3 krCGREGATE BASE COMPACTED TO 95%IEAA DRY DENSITY PER ASTM DI55' CRANUTAR5TRUCTURAL FILL ASRFQUPFORY5ITF[ONCITI04S S'MI4M JNCRLA40 AGGREGAT_BASE COMPA♦;TFO TO ASS MAX DRY OFNSrY PFR ASTM 11,1557 SU36RADE PALL BE PREPARED ANC PROOF CCNPACT:D PER THE SITE PREPARATION SECTION D-THE G}EDTEMHhICAL RE-DRT AND BE APPRCVED 3Y OWN ER'S:EOTECHhICFL REPRE.SEN-ATIVE PRIOR TD PLACEMENT CF OF ANY SJBBA5E A: RELATE CR 5RAWLAR STRUCTURAL FILL ASPHALT PAVEMENT SECTION KDD-MIN,•IVARIES SEE PLANI 13,W'MIN,•IVARIES SEE P-AN'. 13,C0'MIN,•?VARIES SEE PLAN} 1 air, 7Dr30' 4.DY B,DU i,DD TOP OF CURB SLOPES f ;4,, VARIES ARJ AT i.i% Vk91E3 G STREET 1.C,%MI4 1 Rc hLn.;, _ 5'THIF4.CONCRETE L-'If==::'`•: =TC P'IL=GH PAVEMENT PER ACFID �t•= .:;,4i `o� "'• SUPP.EMENTAL sL= DRAWING 1,;FH:,I T FA':FMFNTPFR3,16D,A - CONCRETE VALLEYGUTTE0. _ PAVEMENT PE431GDA PER ACHD SUPPLEMENTA. ORAMQNG SO-708 ISEE 3,RD.51 P6,DD-MIN..LVARIFSSFF PLANI 1mii,MIN,•IVARIES SEE PANS 13AW MIN,.(VARIES SEE PLAN; 5"THICNCQFCRETE 1• !IYNX'DV VAIFUES 1 MIN15% 6'THIC{CONCRETE PAVEMENT PER ACHO PAVEMENT PER AGHO VARIES SLPPLEMENTAL ' SUPP.EMENTAL DFLAWI4G SD•709 _ _, _, _ _I _ _ , 'r I I _ _ _ _ DRAWINGS SD.TD9 ASPHALT PAVEMENT PER=5114 .- _ ".•;L�_ti 'L i'J�G0,4 CONCRETE VALLEY GUTTER PER ACHD SUPPLEMENTA_ ORAMNG SO.706 f3EE LRD.61 PRIVATE STREET TYPICAL SECTIONS NOTES 1, ALLASFHALT PAVENENTS AND BASE MATERIALS,AND SU&u.WE PREPARATI_NS SHALL BE PROVIDED IN ACCDRDANCE MTH THE ISPWC AhD TIE PROJECT GEDTECHMCAL REPORT, 2, AGGREGATE BASE MATERIALS❑11'F7INUSCRUSHED AGGREGATE A 4'NINJS U4CRUSHED AGZREGATEI MATERIALS SHALLCOMPLY %MTI'DNFSIDNSDI OFTIIE ISPWC, 3, ALL SUBG•TADES STRUCTURAL FIA.AND BASE MATERIAL PREPARAlIONB SHALL BE APPROVED BY OWNERS GEOTECHNICAL REPRESEN-ATIVE PRIOR TIC,COVERING UP THE WORK OR PLACIMG SUBSEOLENT LET'S, A. ASPHALT PAVEWE4T SHALL BE COMPACTED IN ANORO144CE WITH THE ISPM AM TIE PROJECT GEOTECHNICAL REPDRT.DENSr- TESTlh*SHAL BE hEW CRWL a BA40OWLY ACR2M THE SITE AT A FWAJENCY TQ BE DETERMINED BY THE O'N4ERS GEQTECHNICAL REPR.ESEIT-ATIVE, PRIVATE STREET SECTIONS 3I G 4 Page 8 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-2017-0088 DA Inst. 92019-028376; H-2021-0034 amended DA Inst. 92021- 102392;H-2022-0027. 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of the City Engineer's signature on the previous final plat phase,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 JJ Howard,LLC, stamped on 11/14/23 by Eric Howard,shall be revised prior to signature on the final plat by the City Engineer,as follows: a. Note 98: Include the recorded instrument number ACHD stormwater drainage easement. Also include the number on Detail A on Sheet 5. b. Note 99: Include the recorded instrument number of the public pedestrian easement.Also include the number on Detail B on Sheet 5. c. Note 910: Include the recorded instrument number of the public utility,irrigation,and drainage easement. Also include the number on Detail C on Sheet 5. d. Note 911: Include the recorded instrument number of the ACHD sidewalk easement. Also include the number on Detail D on Sheet 6. e. Note 912: Include the recorded instrument number of City water and sewer easement. Also include the number on Detail E on Sheet 6. f. Note 916: Include the recorded instrument number of the City water and sewer easement.Also include the number on Detail I on Sheet 7. g. Note 422: Modify as follows,"Direct lot of access to W. Orchard Park Dr. is prohibited." h. Graphically depict zero (0)lot lines on internal lot lines where single-family attached and townhome structures are proposed(i.e.where structures will span across lot lines). i. Graphically depict public use easements for the micro-paths that cross private/townhome building lots. 5. The landscape plan shown in Section V.C,prepared by Stack Rock, stamped on 11/2/23,is approved as submitted. 6. Future development shall comply with the minimum dimensional standards for the R-8 zoning district listed in UDC Table 11-2A-6 except as approved with the Planned Unit Development(see table in Section VILE of the Findings for reduced standards approved with the PUD). 7. The private streets are tentatively approved subject to completion of the tasks listed in UDC 11-3F-3 within one year. Documentation of such shall be submitted to the Planning Division in order to receive final approval. Page 9 8. The private streets within the development shall be 26-feet wide and constructed in accord with the standards listed in UDC 11-3F-4B.2 as shown in Section V.D. Gates or other obstacles restricting access are not approved. 9. Submit documentation from ACHD that they have approved the the point of connection of the private streets to the public streets as required by UDC 11-3F-4A.2 with submittal of the final plat for City Engineer signature. 10. "No Parking" signs shall be depicted on the construction drawings and erected on the public streets where the"s"or 90-degree curves are located(i.e.N. Bergman Ave. and N. Arctic Fox Way)as well as on Director St.; coordinate with ACHD on the location of the signs. 11. "No Parking Fire Lane" signs shall be depicted on the construction drawings and erected on both sides of the private streets within the development per requirement of the Fire Dept. and UDC 11-3F-4B.2d. If a curb exists next to the drive aisle,it shall be painted red. 12. Staffs 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 https://weblink.meridiancity.orgj ebLink/DocView.aspx?id 310475&dbid 0&repo MeridianC i &cr1 C. FIRE DEPARTMENT https://weblink.meridiancioy oEg/WebLinkIDocView.aspx?id 310476&dbid O&repo=MeridianC Lty D. PARK'S DEPARTMENT https://weblink.meridiancity.orgi ebLink/DocView.aspx?id 310468&dbid 0&repo=MeridianC Lty E. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancioy orglWebLinkIDocView.aspx?id 311247&dbid O&repo=MeridianC VIL FINDINGS 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 private streets meet the requirements of this Article as required. 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 granting approval of the private street should not cause damage, hazard, or nuisance or other detriment to persons,property, or uses in the vicinity. Page 10 C. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the Regional Transportation Plan. The Director finds the use and location of the private streets should 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. This finding is not applicable. Page 11