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Home My WebLink About2021-04-01 Phase Cinema Drive ACHD Charlene Way From:Paige Bankhead <pbankhead@achdidaho.org> Sent:Friday, March 19, 2021 1:16 PM To:Jonathan Fragoso Cc:Tamara Thompson; Ari Steinberg; Ryan Morgan; Development; Deborah E. Nelson; ryan.shea@scjalliance.com; Kaci Bader Subject:RE: ACHD Staff Report Draft - Winco Wells Sub/Seasons at Meridian Attachments:120124 Pre-plat.pdf Hi Jonathan, We can allow you to phase it, it would be through the construction plan review process. We just don’t call it out in the staff report. We would need approved plans for the entire development and then a surety would need to be provided or split it into 2 final plats if allowed by the City of Meridian. I have copied our Development Review Coordinator, Kaci Bader, on this email if you have any more detailed questions on this process. Kaci- this is for the attached development, file number MPP21-0006. We just issued the staff report and they are wondering about phasing the construction per the attached plan. Could you provide him with some details about how this is done during the construction plan review process if I missed anything above? Thanks! Paige Bankhead, E.I. Planner III Ada County Highway District Development Services 1301 N. Orchard St. Ste. 200 Phone: (208) 387-6293 ACHD Development Services is open for business at our new location at 1301 N. Orchard Street, Suite 200 in the CSC building. Parking and building entrance are located on west side of building. From: Jonathan Fragoso <jonathan@stonehillam.com> Sent: Friday, March 19, 2021 10:53 AM To: Paige Bankhead <pbankhead@achdidaho.org> Cc: Tamara Thompson <tamara@thelandgroupinc.com>; Ari Steinberg <Ari@morganstonehill.com>; Ryan Morgan <Ryan@morganstonehill.com>; Development <development@morganstonehill.com>; Deborah E. Nelson <den@givenspursley.com>; ryan.shea@scjalliance.com Subject: Re: ACHD Staff Report Draft - Winco Wells Sub/Seasons at Meridian 1 CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Paige, Based on our detailed analysis and the pre-plat that was submitted as part of this application we believe that the construction of the Cinema Dr improvements should be tied to the development of Phase 2 as shown on the attached pre plat. It was always the intent for this overall development to be phased with the eastern most parcel commencing construction first and the western parcels (Lot 1 & 2) following shortly thereafter. In addition to providing you with a detailed analysis of the minimal impact of Cinema Dr on Phase I, constructing those improvement presents several logistical issues. These issues are primarily driven by the fact that it was always the intent for this development to be phased with development beginning first on the eastern parcel that is what is currently being presented for approval. Given the minimal impact of constructing Cinema Dr on the initial development it would be overburdensome to tie these improvements to the development of the Phase I parcel and therefore should be conditioned on the development of Phase II and the recording of final plat on that phase (the eastern most parcels). I have attached a copy of the preliminary plat for your reference that clearly outlines the phased nature of this development. Thank you ________________________ Jonathan Fragoso Jonathan@stonehillam.com 702-460-1244 From: Paige Bankhead <pbankhead@achdidaho.org> Sent: Friday, March 19, 2021 8:12:30 AM To: jonathan@stonehillam.com <jonathan@stonehillam.com> Cc: Tamara Thompson <tamara@thelandgroupinc.com>; Sonya Allen <sallen@meridiancity.org> Subject: RE: ACHD Staff Report Draft - Winco Wells Sub/Seasons at Meridian Hi Jonathan, Thank you for your comments. We have to write this as one staff report because this was submitted as one application package – the preliminary plat for the entire site and the CUP. As I understand it, the preliminary plat is required for at least the Seasons site, the 2 parcels in the application are under the same ownership and the same applicant submitted both applications. Therefore, we have to write it for the entire property as it is shown in the application. Thank you, Paige Bankhead, E.I. Planner III Ada County Highway District Development Services 1301 N. Orchard St. Ste. 200 2 Phone: (208) 387-6293 ACHD Development Services is open for business at our new location at 1301 N. Orchard Street, Suite 200 in the CSC building. Parking and building entrance are located on west side of building. From: jonathan@stonehillam.com <jonathan@stonehillam.com> Sent: Thursday, March 18, 2021 2:47 PM To: Paige Bankhead <pbankhead@achdidaho.org> Subject: ACHD Staff Report Draft - Winco Wells Sub/Seasons at Meridian CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Paige, Thank you for your understanding and providing us with some additional time to provide comments to the draft staff report. Ideally we would like to set up a call in the coming days to discuss the Cinema Drive improvements specified in the report and the timing behind when those improvements will need to be installed. Furthermore we would like to provide you with the attached memorandum from our traffic engineer assessing the timing of the proposed E Cinema Dr improvements. Please let us know what time works best for you and your team to jump on a call and we can make ourselves available, Thank you ________________________ Jonathan Fragoso Stonehill Asset Management (m) 702.460.1244 (e) Jonathan@stonehillam.com (w) www.StoneHillAM.com ? Las Vegas ? Denver 3 -I&- _Q0_ QW SCJ ALLIANCE CONSULTING SERVICES Technical Memo To ACH D From: Ryan Shea, PTP,Senior Transportation Planner Date: March 18th,2021 Project: 3434.01—Meridian Multifamily Housing Development Subject Traffic Impact Study Mitigation Introduction Morgan Holdings plans to construct the Meridian Multifamily project located on 15.87 acres at 2700 Overland Road in Meridian Idaho.The project will consist of 360 residential units, multiple park spaces, a clubhouse and an outdoor pool area.A Traffic Impact Study(TIS) has been completed for the project and submitted to Ada County Highway District(ACHD)for review.This report provided a technical assessment of the adjacent roadway segment and intersections with and without the projected impact of the proposed Meridian Multifamily project. This letter provides an assessment of the E Cinema Drive extension and a recommendation for when this improvement should be constructed. Project Site History and Project Summary The project site was originally included in the WinCo Foods project,which completed a TIS in 2016. No specific development was planned for the proposed site, but it was part of the property owned by WinCo Foods and included in the entitlements process.That study identified a set of improvements to accommodate the expected traffic volumes associated with the WinCo Foods,which included: • An extension of S Wells Avenue north of E Overland Road. • A traffic signal at the S Wells Avenue/E Overland Road intersection, providing a left-turn lane,a through lane,and a right-turn lane for the new north S Wells Avenue approach. ■ An extension of E Cinema Drive from its current eastern terminus to the extension of S Wells Avenue The WinCo Foods TIS identified an opening year of 2017, but to date this project has not been constructed.The proposed Meridian Multifamily project is an anticipated opening year of 2022 and, in the event that the WinCo Foods project has still not been completed, is proposing to construct the extension of S Wells Avenue and install the traffic signal at S Wells Avenue/E Overland Road. The TIS prepared for the proposed Meridian Multifamily project assumed all of the WinCo Foods mitigation to be in place upon opening but did not assign any project traffic to the E Cinema Drive extension.The operational 8730 Tallon Lane NE, Suite 200 • Lacey, WA 98516 • Office 360.352.1465 • Fax 360.352.1509 • scjalliance.com a f SCJ ALLIANCE CONSULTING SERVICES analysis results for the S Wells Avenue/E Overland Road intersection and the E Overland Road segment between S Wells avenue and S Eagle Road assumed all site traffic would use the S Wells Avenue extension.The operational analysis results for each of these elements fell within the adopted level of service standards. Existing E Cinema Drive E Cinema Drive is currently an east/west local roadway providing access to the Cinemark Majestic cinemas,a Harley Davidson dealership,an animal care center and several restaurants. These commercial properties currently have access to E Overland Road via a traffic signal at Millennium Drive and an uncontrolled intersection at S Celebration Avenue. Figure 1 shows the properties and roadway system connected to E Cinema Drive. Meridian Multifamily Mitigation Response Letter 2021-0318 1 2 of 6 T � T SCJ ALLIANCE CONSULTING SERVICES Figure 1. Existing E Cinema Drive t I r L � a ®/ IV t 134 C .1 JA 6 yy •I E Cinema Drive Extension An extension of E Cinema Drive was included in the mitigation for the WinCo Foods project.This extension was necessary as a primary access route for the WinCo Foods store,which is planned to be constructed directly north of the E Cinema Drive extension and provide multiple driveway connections to it. In addition to providing direct access for the WinCo Foods grocery store,the E Cinema Drive extension would also provide an alternative east/west connection between the existing commercial properties located at the west end of E Cinema Drive and the WinCo Foods, proposed Meridian Multifamily project,and additional future retail.This connection will reduce the amount of local traffic traveling on E Overland Road. Meridian Multifamily Mitigation Response Letter 2021-0318 1 3 of 6 �f SCJ ALLIANCE CONSULTING SERVICES Total Site Development Potential In total the project site is proposed to contain a WinCo Foods grocery store,the 360 residential units associated with the proposed Meridian Multifamily project,and additional retail located in the southwest corner of the site.These separate portions are depicted in Figure 2. Figure 2.Overall Site Plan NAIOR A 'ti� I 4 - i p6A1W5�. smilt am" Elm IL AWN ��• - .�' —- rr 4 F } - � RfTIIRFRFTAII I I � � - j SITE PLAN °'"- L I.:Lev To determine the relative share of traffic each portion represents,the full traffic potential of the site has been calculated.Trip generation calculations have already been prepared for the WinCo Foods and multifamily units, but no trip generation has yet been prepared for the future retail portion.This portion of the site represents approximate 225,000 sqft of total space. Assuming 25%building coverage,trip generation calculations were prepared for 57,000 sqft of retail space using ITE land use Shopping Center(LU 820).The trip generation values for each portion of the site are provided in Table 1.The trip generation calculations for the future retail portion are attached. Meridian Multifamily Mitigation Response Letter 2021-0318 1 4 of 6 SCJ ALLIANCE CONSULTING SERVICES Table 1.Total Site Trip Generation New-to-Network Trips Total Pass-By Percentage of Site Plan Element Size Trips Trips Enter Exit Total Total Trips WinCo Foods 85,000sgft 703 148 278 277 555 58% Meridian Multifamily 360 units 158 0 96 62 158 17% Future Retail 57,000sgft 358 122 113 123 236 25% Total Site Project Trips 270 487 462 949 100% Based on the trip generation of the total site,the proposed Meridian Multifamily project represents approximately 17%of the total site trip generation. Mitigation Recommendation The proposed Meridian Multifamily project is one portion of the project site,which includes the previously studied WinCo Foods grocery store and some unidentified future retail.With full development of the site,the extensions of S Wells Avenue and E Cinema Drive will provide necessary access to the property and connectivity to the adjacent commercial properties to the west.The Meridian Multifamily project is proposing to construct the S Wells Avenue extension and install traffic signal control at the S Wells Avenue/E Overland Road intersection.The Meridian Multifamily project has frontage along the entirety of the S Wells Avenue extension and has both access points on this road. The Meridian Multifamily portion of the overall site does not have any frontage on the E Cinema Drive extension, nor does it have any access from it.The TIS prepared for the proposed Meridian Multifamily project assumed all project traffic would use the S Wells Avenue extension to access the site.The operational analysis results indicate that the S Wells Avenue/E Overland Road intersection will operate within the identified level of service standard. We believe it is appropriate for the extension of E Cinema Drive to be a mitigation measure tied to the commercial elements of the project site,as both the WinCo Foods site and the future retail site will utilize the E Cinema Drive extension for access and generate a significantly larger share of the overall project site traffic. Furthermore,there are several logistical issues that will present themselves in constructing the E Cinema Dr improvements such as the lack of detailed improvement plans on the commercial lot and the lack of a connection to Cinema Dr on the western edge of the site that is not controlled by the applicant.The Meridian Multifamily project is already assuming significant improvements to S Wells Avenue and the signalized intersection at E Overland Road. Including the extension of E Cinema Drive as well would overly burden this project with off-site mitigation that has been demonstrated as unnecessary until such time as the commercial projects are constructed. Meridian Multifamily Mitigation Response Letter 2021-0318 1 5 of 6 �t SCJ ALLIANCE CONSULTING SERVICES If you have any questions or comments about the enclosed information, please contact me at(360)352-1465. Respectfully, SO Alliance Ryan Shea, PTP Senior Transportation Planner Attachments: ■ Future Retail Trip Generation Calculations N:\Projects\3434 Morgan Holdings\3434.01 Meridian Multifamily Traffic Services\Traffic\TIA\Supplement Letter\2021-0108 Meridian Multi-Family Apartments Mitigation Response.docx Meridian Multifamily Mitigation Response Letter 2021-0318 1 6 of 6 o m r ^� a f % m m 2 c � � N N n F � a c° m 2R a � o a m m � O � r �^ n h � m a F C C O O O uNi c p C W a L 4+ y � N N h 0 a kd 4J w o O m ++ '-° o w 0 2 � � o }, u Ln 00 � e a� o C� n G m c C o W a a C h4 'L UI C CU 6 C a o G h N u o J N W o U Z G u C < r x « w N n a R �I _ t _;. I 1 y