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HomeMy WebLinkAboutACHD CommentPPR-19-2001 THU 01:27 PM ELAM & BURKE FAX NO. 2083845844 P. 01 ELAM & BURKE A Professional Association ATTORNEYS AND COUNSELORS AT LAW Estahlished in 1928 KEY FINANCIAL CENTER TELEPHONE 702 WEST IDAHO 208-343-5454 POST OFFICE SOX 1538 BOISE, IDAHO 83701 FACSIMILE SCOTT L. CAMPBELL 208-384-5544 FACSIMILE. TRANSMISSION April 19, 2001 Please deliver the following pages to: NAME: Shari Stiles, Planning and Zoning Administrator COMPANY: CITY OF MERIDIAN FAX #: (208) 888-6854 SENDER: Scott L. Campbell TOTAL NUMBER OF PAGES (including this page): 3 FAXED MATERIAI, DESCRIPTION OR COMMENTS: Scott L. Campbell's Letter of April 19, 2001, Re: Bridge Tower Subdivision CONFIDENTIALITY NOTICE, lire information in this facsimile is cunfidential and intended only for the use of the addressee. The data transmitted is attorney privileged and may be exempt from disclosure. Do not copy or distribute to anyone other than the addressee. Reliance on this data by other than the intended recipient is prohibited. Plcasc notify us immediately if you have mcuived this communication in error. Upon notification we will arrange for return of the fax copies to Elam & Burke, P.A. Thank you for your aysistancc. Original documents will: [ J follow by regular hail [ J Follow by Federal Express ( xx ) Nut be sent unless required for processing If you have any probJen v receiving, please call Dawn Peckham at (208) 343-5454. Date Cumpleted: April 19, 2001 l_'' " 1C 101 LVV i __ ­ - .— — v vv1a I—— �- RECEIVED APR 18 2001 ADA COUNTY HIGHWAY DISTRICT CITYOFMERIDIAN Planning and Development Division Development Application Report Preliminary Plat — Bridgetower Crossing/MPP01-005 Ten MileiMcMillan Road 336-lots This application has been referred to ACHD by the City of Meridian for review and comment. Staff is recommending approval of a preliminary plat for a 336-lot residential, commercial, and office subdivision on 175.9 1 -acres. The 175.91-acre site is located at the southeast confer of Ten Mile Road and McMillan Road. The applicant submitted four separate applications, and staff is only commenting on the proposed plat at this time. This development (only the preliminary plat) is estimated to generate up to 12,118 vehicle trips per day based on the submitted traffic study. On April 18, 2001, the ACHD Commission approved staff to release this draft report to the City of Meridian Planning & Zoning Commission with revisions to this report as directed by the Commission. The ACHD Commission will not make final recommendations on this plat until the ACHD Commission and Meridian City Council have had the opportunity to discuss development in this area. Roads impacted by this development: Ustick Road Ten Mile Road McMillan Road Linder Road ACHD Commission Date — April 18, 2001 — 12:00 p.m. Facts and Findings: A. General Information Owner — E.L. Bews, Chandos Hoaglun & Young Lands, Ltd Applicant — Primeland Development Co., LLP RUT & R-4 - Existing zoning 175.91- Acres 336 - Proposed building lots 259-Single family lots 59-Townhome lots 8-Office lots 10-Commercial lots 58-Proposed common lots 349,000-Square feet of office 165,000-Square feet of commercial 256 - Traffic Analysis Zone (TAZ) Meridian - Impact Fee Service Area West Ada - Impact Fee Assessment District Bridgetower. cmm Page 1 ODD 10 i FA 1 1C.10 Dore M--) -- . - - - Sri -icy FrI12" • .j, i . Bridgetower Crossing Subdivision Ten Mile Road, McMillan Road, Ustick Road E 1000 0 1000 2000 Feet bV S Bridgetower. cmm Page 2 APR 18 let 16:19 pnrlp_Rl iJ•JJ ��I 11 1V/ 101CG r-Htz.' Ustick Road Ustick Road is a minor arterial with bike lane designation Traffic count on Ustick Road west of Linder Road was 5,318 on 8/16/00 Better than "C" -Existing Level of Service "C" -Existing plus project build -out Level of Service 700-feet of frontage 50-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) Ustick Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. The Ustick Road intersections with Ten Mile Road and Linder Road are four-way STOP controlled. The applicant is not proposing any new access points to Ustick Road. Ten Mile Road Ten Mile Road is a minor arterial with bike lane designation Traffic count on Ten Mile Road north of Ustick was 2,168 on 5111/99 Better than "C" -Existing Level of Service Better than "C" -Existing plus project build -out Level of Service 2,600-feet of frontage 50-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) Ten Mile Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. The applicant is proposing to construct one public street and three driveways to access Ten Mile Road. McMillan Road McMillan Road is a minor arterial with bike lane designation Traffic count on McMillan Road west of Linder Road was 1,133 on 9/13/00. Better than "C" -Existing Level of Service Better than "C" -Existing plus project build -out Level of Service 1,240-feet of frontage 50-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) McMillan Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. The McMillan Road/Linder Road intersection is four-way STOP controlled. The McMillan Road/Ten Mile Road intersection is two-way STOP controlled only on the McMillan Road approaches. The applicant is proposing to construct one public street and three driveways to access McMillan Road. Linder Road Linder Road is a minor arterial with bike lane designation Bridgetower. cmm Page 3 APR 1R 101 15:20 pone Aa Traffic count on Linder Road north of Ustick Road was 5,067 on 5/2/00 Better than "C" -Existing Level of Service "C" -Existing plus project build -out Level of Service 0-feet of frontage (with this plat application) Linder Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. B. The applicant has submitted four separate applications: 1. MZA01-001 —Planned Unit Development 2. MAZO1-003 —Annexation and zoning of 371.42-acres from RUT to R-4 and C-G 3. MPPO1-005 —Preliminary plat for 336 building lots on 175.91-acres in proposed R-4 and C-G zone 4. MCUPOI-006 — Conditional use permit for 692 single-family lot, 59 townhomes, 17 office lots and 10 commercial lots on 370.55-acres in proposed R-4 and C-G zone (includes lots in preliminary plat) (The maps are labeled by application number.) C. Staff is recommending that the Commission act only on the plat for 336 building lots on 175.91- acres. The conditional use permit includes 778 buildable lots, and may present traffic problems that staff is not yet ready to address. The abutting roadways can handle the additional traffic generated by the preliminary plat alone. The remainder of the site (under the CUP application) includes 485 additional single-family lots, and an elementary school, and access to Linder Road via a public street. D. Staff has been receiving inquiries from developers in this northwest Meridian area. Many developers are prepared to plat entire section -miles, and have site plans developed. The preliminary plans generally include 700 to 900 residential lots, schools, and office/commercial lots. However, the developers cannot submit their applications for these plans until their property has an annexation path to the Meridian city limits. The applicant's traffic engineer, and an engineer representing another developer in the area, realized that the potential for development in this area is extreme, and that the traffic impact studies that each individual developer were submitting, did not include the major surrounding developments that are "in the works". If you were to look at each development individually, the roadway system is adequate, but when you start adding in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, staff has hired a consultant from the "on -call" list to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. The study is currently in "DRAFT" form while ACHD staff, City of Meridian staff, and COMPASS staff review the preliminary findings. From the end product of the study, staff anticipates implementing an extra -ordinary impact fee overlay district to pay for roadway improvements (mainly widening and traffic signals) to these surrounding roadways. Staff estimates that it will take three to four months to determine what improvements need to be made immediately to handle the traffic being generated by the conglomeration of these developments, and Bridgetower, cmm Page 4 APR 18 101 16:21 porgy QS 1V' ril IN 1 LCJul ILL 11W. ILCJQJ JVI lj.J IfIOILL rF7UL' O/ I, to calculate an extraordinary fee to make those improvements. This current preliminary plat under review would also be subject to any extraordinary fees that the District may impose. The developer has orally indicated that they understand that this subdivision may be subject to any extra -ordinary fees imposed in this area, if that necessity is identified in the future. Upon final approval, the applicant should provide a written agreement to ACDH, acknowledging that this subdivision may be subject to extra -ordinary impact fees. Staff recommends that the Commission approve this 336-lot preliminary plat, and at the next regularly scheduled meeting with the Meridian City Council and ACHD Commission, discuss the impacts that this development and surrounding development will have on the transportation system. E. Staff recognizes that the amount of right-of-way dedicated with this project is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. F. The applicant hired Washington Group to perform a traffic analysis of this site. The analysis has identified the following conclusions: 1. The preliminary plat includes 259 single-family residences, 59 senior housing units and 349,000 sq ft of general office space, and 165,000 sq ft of commercial neighborhood shopping center. 2. The residential portion of the site generates 2,652 daily vehicle trips or 277 vehicle trips during the pm peak hour. 3. The neighborhood shopping center site generates 5,524 daily vehicle trips or 518 vehicle trips during the pm peak hour. 4. The office sites generate 3,842 daily vehicle trips or 520 vehicle trips during the pm peak hour. 5. None of the internal local streets exceed the planning threshold values for residential streets. The traffic volumes justify no redesign of the internal local street system. 6. None of the internal collector streets exceed the planting threshold values for collector streets. No additional collector streets are warranted by the traffic volumes 7. The layout of the internal collector streets eliminates the potential for cut -through traffic and the need for traffic calming. A collector street connection to McMillan Road is not justified by the traffic volumes 8. The private driveways/roadways abutting the office components provide adequate site access. The traffic volumes do not justify direct lot access to the arterial street system. 9. The arterial street system operates at an acceptable level of service under existing conditions. a. The four arterial streets bordering the site operate at Level of Service (LOS) of "C" or better under existing conditions. b. The four arterial street intersections bordering the site operate at an acceptable LOS "C" or better under existing conditions. 10. The first phase of the project includes the build out of only the residential and office components. Under this level of development: a. The four arterial streets bordering the site operate at Level of Service (LOS) of "C" or better under existing plus project conditions. b. The McMillan Road intersections with Linder Road and ten Mile Road operate at an acceptable LOS C or better under existing plus project conditions. Bridgetower. corm Page 5 APR 1R 101 1F:PP onr_� rar_ a 1 LVVl ILI.- IlV- -�CUU/ JV! U..J.J.L �f 1l�1GC rF91zL- f, LI c. The Ustick Road intersections with Linder Road and Ten Mile Road operate at an unacceptable level of service under existing plus project conditions. Both intersections will require traffic signals if the residential and office portions of this project are completed within five years. Added left -turn lanes are needed on each intersection approach. 11. The second phase of the project includes the build out of the neighborhood shopping center on the parcel north of McMillan Road. Under this level of development: a. The four arterial streets bordering the site operate at Level of Service (LOS) of C or better under existing plus project conditions. b. The Ustick Road intersections with Linder Road and ten Mile Road will continue to operate with an acceptable level of service. c. The McMillan Road intersections with Linder Road and Ten Mile Road operate at an acceptable LOS C or better under existing plus project conditions. Added left -turn lanes are needed on each intersection approach. The McMillan/Ten Mile intersection will require conversion to all -way STOP control. 12. The neighborhood shopping center has adequate site access through the four proposed driveways. 13. The McMillan Road intersections with Linder Road and Ten Mile Road will not require traffic signals at the completion of the neighborhood shopping center. 14. Construct center turn lanes on Ustick Road, Linder Road and Ten Mile Road at the collector street intersections. 15. The ACHD Policy Manual identifies a 29-foot collector street as section C2-NP. This street section is appropriate for this project. The collector roadways will require widening to 36-feet at intersections to allow for a center left -turn lane. *Staff reserves the right to verify this information provided by the applicant's traffic engineer. SITE G. The proposed subdivision will have access to Ten Mile Road, McMillan Road and Ustick Road via public streets; and will have access to Ten Mile Road and McMillan Road via driveways to the office/commercial lots. H. The applicant is proposing to construct the main entrance to the subdivision on Ten Mile Road located approximately 1/3-mile south of McMillan Road. The proposed location conforms to District policy. The entrance should be designed with 21-foot street sections on either side of a center median. The median should be constructed a minimum of 4-feet wide (but no larger than 12- feet wide) to total a minimum of a 100-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the median. 1. The applicant is proposing to construct the main entrance to the townhouse portion of the subdivision on McMillan Road located approximately 900-feet east of Ten Mile Road. The proposed location conforms to District policy. The entrance should be designed with 21-foot street sections on either side of a center median. The median should be constructed a minimum of 4-feet wide (but no larger than 12-feet wide) to total a minimum of a 100-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the median. J. The applicant is not proposing to connect the single-family residential portion of the subdivision with the townhouse portion of the subdivision in an effort to prevent cut -through traffic to McMillan Road. The applicant's traffic engineer suggests that this proposed design will eliminate Bridgetower. cmm Page 6 APR 1R 'Gt1 oorc M7 neighborhood cut -through. Staff recommends that the City require a pedestrian pathway between the single-family and townhouse lots to provide pedestrian access to McMillan Road. K. The applicant is proposing to construct Belltower Drive and Towerbridge Way through the site as residential collectors because the anticipated traffic volumes exceed 1,000 vehicle trips per day. Front -on housing is prohibited on residential collectors. District policy requires that these street segments be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage plan with District staff. The access restrictions for these street segments should be stated on the final plat. L. The applicant should be required to provide directional signage on Belltower Drive where the roadway diverges around the water amenity. This signage is necessary to guide motorists in the proper direction. Coordinate the design of the signage plan with Traffic Services staff. M. The applicant is proposing to construct two driveways off Belltower Drive to serve the office/commercial lots. The driveways are located approximately 230-feet east of Ten Mile Road on both the north and south side of Belltower Drive. The proposed driveway locations conform to District policy and should be constructed as proposed. N. The applicant is proposing to connect to two existing stub streets that were approved with the Bridgetower Subdivision (located north of Ustick Road). The streets, Pride Crossing Drive and Towerbridge Way, should be extended into this site as proposed. O. The applicant is proposing to construct two stub streets to the undeveloped parcel to the southwest of the site. District staff supports the locations of the stub streets. The stub streets, Breeze Creek Way (to the south), and Teano Drive (to the west), should be located as proposed. The applicant is proposing to construct turnarounds at the end of the stub streets due to their lengths. The applicant should be required to install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets, and the design of the turnaround with District staff. P. The applicant is proposing to construct three stub streets to the undeveloped parcels to the northeast and east of the site (parcels included in the entire planned unit development proposed by this applicant). District staff supports the locations of the stub streets. The stub streets: Coppercloud Way (to the north), Messina Street (to the east), and Verona Drive (to the east), should be located as proposed. Due to the length of the stub street, the applicant is not proposing to construct turnarounds, and none are required. The applicant should be required to install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets with District staff. Q. The applicant is not proposing to construct a stub street to the small parcel to the east of the townhouse lots. In the future, staff will recommend that a stub street be constructed to that parcel from the east. Bridgetower. cmm Page 7 APR 18 'ol 16:23 pore AR v• �cJvi ILL 11V • CLUOJ �V I —OJJl if 1T.J1GL 1-NVL JJ 11 R. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. Unless otherwise approved, the applicant should be required to construct all public roads within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way. T. District policy requires streets within the subdivision to align or offset a minimum of 125-feet from any proposed public street. It appears that the proposed streets are located in conformance with District policy. U. The turnarounds should be constructed to provide a minimum turning radius of 45-feet. SIDEWALK V. District policy requires the construction of a 5-foot wide detached concrete sidewalk on collector and arterial roadways. All of the abutting roadways are listed as minor arterials on the functional classification map. W. The applicant should be required to construct a 5-foot wide concrete sidewalk on Ten Mile Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right- of-way. Coordinate the location and elevation of the sidewalk with District stag. X. The applicant should be required to construct a 5-foot wide concrete sidewalk on McMillan Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right- of-way. Coordinate the location and elevation of the sidewalk with District staff. Y. The applicant should be required to construct a 5-foot wide concrete sidewalk on Ustick Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right- of-way. Coordinate the location and elevation of the sidewalk with District stag. DRIVEWAYS Z. District policy requires driveways on arterial roadways to be constructed 220-feet from a signalized intersection for right-in/right-out operations; 440-feet for full access; and 315-feet for full access if there are no intervening driveways. Policy also requires driveways to be offset a minimum of 230- feet from any existing or proposed driveways (based on 45 MPH). All of the proposed driveways are located in conformance with District policy, assuming future signalized intersections. AA. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. The applicant should be required to pave the driveways their full width of 24 to 30-feet, and at least 30-feet into the site beyond the edge of pavement of Ten Mile Road, McMillan edge. Road and Ustick Road, and install pavement tapers with 15-foot radii abutting the existing roadway Bridgetower. cmm Page 8 APR 1R '01 19:P4 aonp Aq i— r— — -U.JJ1 lr.LOZC-G-rr1l7L' Lu/1I BB. The applicant is proposing to construct a 25-foot wide driveway on the east side of Ten Mile Road located approximately 380-feet south of McMillan Road to serve the office and commercial lots. The proposed driveway location conforms to District policy and should be constructed as proposed. This driveway is the only proposed driveway on Ten Mile Road south of McMillan Road. CC. The applicant is proposing to construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 440-feet north of McMillan Road to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. DD. The applicant is proposing to construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 20-feet south of the north property line to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. EE. The applicant is proposing to construct a 30-foot wide driveway on the north side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. FF. The applicant is proposing to construct a 30-foot wide driveway on the north side of McMillan Road located approximately 50-feet west of the east property line to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. GG. The applicant is proposing to construct a 25-foot wide driveway on the south side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the office/commercial lots. The proposed driveway location conforms to District policy and should be constructed as proposed. CENTER TURN LANES HH. The applicant should be required to construct a center turn lane on Ten Mile Road for the Ten Mile Road/main entrance intersection. The turn lane should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. II. The applicant should be required to construct a center turn lane on Ten Mile Road for the Ten Mile Road/driveway intersection located south of McMillan Road. The turn lane should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District stag. JJ. The applicant should be required to construct center turn lanes on Ten Mile Road for the Ten Mile Road/driveway intersections north of McMillan Road that serve the commercial parcel. The turn lanes should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. KK. The applicant should be required to construct a center turn lane on McMillan Road for the McMillan Road/main entrance intersection. The turn lane should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. Bridgetower. cmm Page 9 APR 1R 'ni Onf:C I P LL. The applicant should be required to construct center turn lanes on McMillan Road for the McMillan Road/driveway intersections located east of Ten Mile Road. The turn lanes should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. MM. Based on the recommendation of the traffic study, added left -turn lanes are needed on each intersection approach at the Ustick Road/Linder Road intersection and at the Ustick Road/Ten Mile Road intersection. The applicant should coordinate the design of these improvements with District staff. NN. Based on the recommendation of the traffic study, the applicant should provide a road trust deposit for 21 % of the cost of a traffic signal at the Ustick Road/Linder intersection. The applicant should provide a road trust in the amount of $29,400 for their proportionate share of the cost of the traffic signal at Ustick and Linder Roads. 00. Based on the recommendation of the traffic study, the applicant should provide a road trust deposit for 27% of the cost of a traffic signal at the Ustick Road/Ten Mile Road intersection. The applicant should provide a road trust in the amount of 537,800 for their proportionate share of the cost of the traffic signal at Ustick and Ten Mile Roads. UTILITIES/IRRIGATION PP. The preliminary plat indicates that the Settlers Canal is located on the south side of McMillan Road. The applicant should relocate the canal outside of the new right-of-way of McMillan Road to provide adequate space for future road widening. QQ. All irrigation facilities should be relocated outside of the new right-of-way on McMillan Road, Ten Mile Road and Ustick Road. RR. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. SS. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. TT. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will be adequate to accommodate additional traffic generated by this proposed development with the requirements outlined within this report. Special Notification to City of Meridian: Staff recommends that the ACHD Commission approve this 336-lot preliminary plat, but delay acting on any further development applications in this area (including the remainder of this site), until staff has made a recommendation to the ACHD Commission for road widening and impact fees, based on the Meridian area traffic study. Bridgetower. cmm Page 10 APR 18 '01 16:26 PA;F. 1 1 �vc_s iL� Div• ILVV-7 .�C��-�.�-.y �fl�l L� i nVL- i� yi 2. The applicant is not proposing to connect the single-family residential portion of the subdivision with the townhouse portion of the subdivision in an effort to prevent cut -through traffic to McMillan Road. The applicant's traffic engineer suggests that this proposed design will eliminate neighborhood cut -through. Staff recommends that the City require a pedestrian pathway between the single-family and townhouse lots to provide pedestrian access to McMillan Road. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 48-feet of right-of-way from the centerline of Ten Mile Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 2. Dedicate 48-feet of right-of-way from the centerline of McMillan Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. Dedicate 48-feet of right-of-way from the centerline of Ustick Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 4. Construct the main entrance to the subdivision on Ten Mile Road located approximately 1/3-mile south of McMillan Road, as proposed. The entrance shall be designed with 21-foot street sections on either side of a center median, and the median shall be constructed a minimum of 4-feet wide (but no larger than 12-feet wide) to total a minimum of a 100-square foot area. The applicant shall be required to dedicate 54-feet of right-of-way plus the additional width of the median. >. Construct the main entrance to the townhouse portion of the subdivision on McMillan Road located approximately 900-feet east of Ten Mile Road, as proposed. The entrance shall be designed with 21-foot street sections on either side of a center median and the median shall be constructed a minimum of 4-feet wide (but no larger than 12-feet wide) to total a minimum of a 100-square foot area. The applicant shall be required to dedicate 54-feet of right-of-way plus the additional width of the median. Bridgetower.cmm Page I 1 APP 1R 'MI 1F;aA onr_c I -, � �" i ice• ���"'- JOr '-'`'�i iF101LC - �'MVt • 1Ji 1 i Construct Belltower Drive and Towerbridge Way through the site as residential collectors because the anticipated traffic volumes exceed 1,000 vehicle trips per day. Front -on housing is prohibited on residential collectors. Construct these street segments as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks. Parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. The access restrictions for these street segments shall be stated on the final plat. 7. Provide directional signage on Belltower Drive where the roadway diverges around the water amenity. This signage is necessary to guide motorists in the proper direction. Coordinate the design of the signage plan with Traffic Services staff. Construct two driveways off Belltower located approximately 230-feet east of Ten Mile Road on both the north and south sides of Belltower Drive. Connect to two existing stub streets that were approved with the Bridgetower Subdivision (located north of Ustick Road) as proposed. The streets, Pride Crossing Drive and Towerbridge Way, shall be extended into this site. 10. Construct two stub streets to the undeveloped parcel to the southwest of the site. The stub streets, Breeze Creek Way (to the south), and Teano Drive (to the west), shall be located as proposed. Construct turnarounds at the end of the stub streets and install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets, and the design of the turnaround with District staff. 11. Construct three stub streets to the undeveloped parcels to the northeast and east of the site (parcels included in the entire planned unit development proposed by this applicant). Tile stub streets: Coppercloud Way (to the north), Messina Street (to the east), and Verona Drive (to the east), shall be located as proposed. No turnarounds are required. Install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets with District staff, 12. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 13. Unless otherwise approved, construct all public roads within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way. 14. Streets within the subdivision shall align or offset a minimum of 125-feet from any proposed public street. 15. Construct the turnarounds to provide a minimum turning radius of 45-feet. 16. Construct a 5-foot wide concrete sidewalk on Ten Mile Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. Bridgetower. cmm Page 12 APR 1 A ' G11 1 r,: ]7 onrc 17 - w ♦wv, - _. Y1V1CL I nVL• 1-, 1I 17. Construct a 5-foot wide concrete sidewalk on :McMillan Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. 18. Construct a 5-foot wide concrete sidewalk on Ustick Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. 19. Pave the driveways their full width of 24 to 30-feet, and at least 30-feet into the site beyond the edge of pavement of Ten Mile Road, McMillan Road and Ustick Road, and install pavement tapers with 15-foot radii abutting the existing roadway edge. 20. Construct a 25-foot wide driveway on the east side of Ten Mile Road located approximately 380- feet south of McMillan Road to serve the office and commercial lots, as proposed. 21. Construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 440- feet north of McMillan Road to serve the commercial lot, as proposed. 22. Construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 20- feet south of the north property line to serve the commercial lot, as proposed. 23. Construct a 30-foot wide driveway on the north side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the commercial lot, as proposed. 24. Construct a 30-foot wide driveway on the north side of McMillan Road located approximately 50- feet west of the east property line to serve the commercial lot, as proposed. 25. Construct a 25-foot wide driveway on the south side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the office/commercial lots, as proposed. 26. Construct a center turn lane on Ten Mile Road for the Ten Mile Road/main entrance intersection. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. 27. Construct a center turn lane on Ten Mile Road for the Ten Mile Road/driveway intersection located south of McMillan Road. The turn lane shall be constructed to provide'a minimum of 100- feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. 28. Construct center turn lanes on Ten Mile Road for the Ten Mile Road/driveway intersections north of McMillan Road that serve the commercial parcel. The turn lanes shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. Bridgetower. cmm Page 13 APR 1R 101 16:2R Darc I ILL- IIV- tL-v07 -TO i-pawl iF101CC- 7"HkzL- I�>,I 29. Construct a center turn lane on McMillan Road for the McMillan Road/main entrance intersection. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. 30. Construct center turn lanes on McMillan Road for the McMillan Road/driveway intersections located east of Ten Mile Road. The turn lanes shall be constructed to provide a minimum of 100- feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. 31. Construct added left -turn lanes on each intersection approach at the Ustick Road/Linder Road intersection and at the Ustick Road/Ten Mile Road intersection. The applicant shallcoordinate the design of these improvements with District staff. 32. Provide a road trust deposit for 21 % of the cost of a traffic signal at the Ustick Road/Linder intersection in the amount of $29,400 for their proportionate share of the cost of the traffic signal at Ustick and Linder Roads. 33. Provide a road trust deposit for 27% of the cost of a traffic signal at the Ustick Road/Ten Mile Road intersection in the amount of $37,800 for their proportionate share of the cost of the traffic signal at Ustick and Ten Mile Roads. 34. Relocate the Settlers Canal outside of the new right-of-way of McMillan Road to provide adequate space for future road widening. 35. All irrigation facilities shall be relocated outside of the new right-of-way on McMillan Road, Ten Mile Road and Ustick Road. 36. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. 37. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 38. Other than the access points specifically approved with this application, direct lot or parcel access to McMillan Road, Ten Mile Road and Ustick Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Bridgetower. cmm Page 14 APR 16 '01 16:29 AOI :G' 117 Standard Requirements: A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identifi each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to A.CHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Bridgetower. cmm Page 15 APR le 101 1.6:30 PC= 1C, - �Uui - ieL I1V- 2L)O; JQf-OJ71 9F101CG rHut- 1i/lf 8. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. Any change by the applicant* the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by: Planning and Development Staff Commission Action: Bridgetower. cmm Page 16 APR 1R1 'nJ 1F:70 oar= 1 -7 cL nV• .gar-bJy1 #18122 PAGE 1/17 Ada County Highway District 318 E. 37th Street Boise, ID 83714 (208) 387-6100 (208) 387-6391 FAX Please Deliver to: Planning & Zoning Commission Fax #: 888-4218 Company: From: Christy Richardson Fax #: (208) 387-6391 Phone: (208) 387-6178 Pages: 17 Message: APR 18 'Rj 1F:1R --e L 0 E O o O u N CC o ¢ Ul tn O y o72 cocu Lu- E 29 >. J- �3-iR E nyaeovgc y Ea'uU o"u oaiJ c y am ci O cv E,. co cn +— n'`�°^°y•�� Cam°E�, _ o Iu33u� U�y sc c :a�a•a,�� 3°�•� � O y8pyympu'Lyo�-`�-v Qj CL m C U vi V V .O b ;n C In ay. i2 c °y�°.MC. 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W:;'•1C7 Hr'K 1'.J, LUU1 ILL NO: UZU8) stir'-bby1 #1bIJ6 HHI,L: Z%1r ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat— Bridgetower Crossing/MPP01-005 Ten NiileiMcMillan Road 336-lots This application has been referred to ACHD by the City of Meridian for review and comment. Staff is recommending approval of a preliminary plat for a 336-lot residential, commercial, and office subdivision on 175.9 1 -acres. The 175.91-acre site is located at the southeast corner of Ten Mile Road and McMillan Road. The applicant submitted four separate applications, and staff is only commenting on the proposed plat at this time. This development (only the preliminary plat) is estimated to generate up to 12,118 vehicle trips per day based on the submitted traffic study. On April 18, 2001, the ACHD Commission approved staff to release this draft report to the City of Meridian Planning & Zoning Commission with revisions to this report as directed by the Commission. The ACHD Commission will not make final recommendations on this plat until the ACHD Commission and Meridian City Council have had the opportunity to discuss development in this area. Roads impacted by this development: Ustick Road Ten Mile Road McMillan Road Linder Road ACHD Commission Date — April 18, 2001 — 12:00 p.m. Facts and Findings: A. General Information Owner — E.L. Bews, Chandos Hoaglun & Young Lands, Ltd Applicant — Primeland Development Co., LLP RUT & R-4 - Existing zoning 175.91- Acres 336 - Proposed building lots 259-Single family lots 59-Townhome lots 8-Office lots 10-Commercial lots 58-Proposed common lots 349,000-Square feet of office 165,000-Square feet of commercial 256 - Traffic Analysis Zone (TAZ) Meridian - Impact Fee Service Area West Ada - Impact Fee Assessment District Bridgetower.cmm Page 1 — rn 1 1» r—UQ.1 ILL NU: �eVd) Jb(-b3yi #18138 PAVE-' 3i17 Bridgetower Crossing Subdivision Ten Mile Roadq McMillan Road, Ustick Road 1000 0 1000 2000 Feet 6V E S Bridgetower. cmm Page 2 nDo 1 0 f 119 nc • 7^ �� irv• «`e�or .3ar—o��i 9f1E71Jt7 - t'HUt• -1�1( Ustick Road Ustick Road is a minor arterial with bike lane designation Traffic count on Ustick Road west of Linder Road was 5,318 on 8/ 16/00 Better than "C" -Existing Level of Service "C" -Existing plus project build -out Level of Service 700-feet of frontage 50-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) Ustick Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. The Ustick Road intersections with Ten Mile Road and Linder Road are four-way STOP controlled. The applicant is not proposing any new access points to Ustick Road. Ten Mile Road Ten Mile Road is a minor arterial with bike lane designation Traffic count on Ten Mile Road north of Ustick was 2,168 on 5111/99 Better than "C" -Existing Level of Service Better than "C" -Existing plus project build -out Level of Service 2,600-feet of frontage 50-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) Ten Mile Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. The applicant is proposing to construct one public street and three driveways to access Ten Mile Road. McMillan Road McMillan Road is a minor arterial with bike lane designation Traffic count on McMillan Road west of Linder Road was 1,133 on 9/13/00. Better than "C" -Existing Level of Service Better than "C" -Existing plus project build -out Level of Service 1,240-feet of frontage 50-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) McMillan Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. The McMillan Road/Linder Road intersection is four-way STOP controlled. The McMillan Road/Ten Mile Road intersection is two-way STOP controlled only on the McMillan Road approaches. The applicant is proposing to construct one public street and three driveways to access McMillan Road. Linde_ r Road Linder Road is a minor arterial with bike lane designation Bridgetower. cmm Page 3 noo 1 0 9 raI rao • �,, i1. C_Uul ILL HU- #F18138 PAGE: 5/17 Traffic count on Linder Road north of Ustick Road was 5,067 on 5/2/00 Better than "C" -Existing Level of Service "C" -Existing plus project build -out Level of Service 0-feet of frontage (with this plat application) Linder Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the site. B. The applicant has submitted four separate applications: 1. MZA01-001 — Planned Unit Development 2. M AZO 1-003 — Annexation and zoning of 371.42-acres from RUT to R-4 and C-G 3. MPPO1-005 — Preliminary plat for 336 building lots on 175.91-acres in proposed R-4 and C-G zone 4. MCUPOI-006 — Conditional use permit for 692 single-family lot, 59 townhomes, 17 office lots and 10 commercial lots on 370.55-acres in proposed R-4 and C-G zone (includes lots in preliminary plat) (The maps are labeled by application number.) C. Staff is recommending that the Commission act only on the plat for 336 building lots on 175.91- acres. The conditional use permit includes 778 buildable lots, and may present traffic problems that staff is not yet ready to address. The abutting roadways can handle the additional traffic generated by the preliminary plat alone. The remainder of the site (under the CUP application) includes 485 additional single-family lots, and an elementary school, and access to Linder Road via a public street. D. Staff has been receiving inquiries from developers in this northwest Meridian area. Many developers are prepared to plat entire section -miles, and have site plans developed. The preliminary plans generally include 700 to 900 residential lots, schools, and office/commercial lots. However, the developers cannot submit their applications for these plans until their property has an annexation path to the Meridian city limits. The applicant's traffic engineer, and an engineer representing another developer in the area, realized that the potential for development in this area is extreme, and that the traffic impact studies that each individual developer were submitting, did not include the major surrounding developments that are "in the works". If you were to look at each development individually, the roadway system is adequate, but when you start adding in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, staff has hired a consultant from the "on -call" list to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. The study is currently in "DRAFT" form while ACHD staff, City of Meridian staff, and COMPASS staff review the preliminary findings. From the end product of the study, staff anticipates implementing an extra -ordinary impact fee overlay district to pay for roadway improvements (mainly widening and traffic signals) to these surrounding roadways. Staff estimates that it will take three to four months to determine what improvements need to be made immediately to handle the traffic being generated by the conglomeration of these developments, and Bridgetower. cmm Page 4 moo , o � ra � ran • �� 418138 PAGE 6i17 to calculate an extraordinary fee to make those improvements. This current preliminary plat under review would also be subject to any extraordinary fees that the District may impose. The developer has orally indicated that they understand that this subdivision may be subject to any extra -ordinary fees imposed in this area, if that necessity is identified in the future. Upon final approval, the applicant should provide a written agreement to ACDH, acknowledging that this subdivision may be subject to extra -ordinary impact fees. Staff recommends that the Commission approve this 336-lot preliminary plat, and at the next regularly scheduled meeting with the Meridian City Council and ACHD Commission, discuss the impacts that this development and surrounding development will have on the transportation system. E. Staff recognizes that the amount of right-of-way dedicated with this project is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. F. The applicant hired Washington Group to perform a traffic analysis of this site. The analysis has identified the following conclusions: 1. The preliminary plat includes 259 single-family residences, 59 senior housing units and 349,000 sq ft of general office space, and 165,000 sq fl of commercial neighborhood shopping center. 2. The residential portion of the site generates 2,652 daily vehicle trips or 277 vehicle trips during the pm peak hour. 3. The neighborhood shopping center site generates 5,524 daily vehicle trips or 518 vehicle trips during the pm peak hour. 4. The office sites generate 3,842 daily vehicle trips or 520 vehicle trips during the pm peak hour. 5. None of the internal local streets exceed the planning threshold values for residential streets. The traffic volumes justify no redesign of the internal local street system. 6. None of the internal collector streets exceed the planning threshold values for collector streets. No additional collector streets are warranted by the traffic volumes 7. The layout of the internal collector streets eliminates the potential for cut -through traffic and the need for traffic calming. A collector street connection to McMillan Road is not justified by the traffic volumes 8. The private driveways/roadways abutting the office components provide adequate site access. The traffic volumes do not justify direct lot access to the arterial street system. 9. The arterial street system operates at an acceptable level of service under existing conditions. a. The four arterial streets bordering the site operate at Level of Service (LOS) of "C" or better under existing conditions. b. The four arterial street intersections bordering the site operate at an acceptable LOS "C" or better under existing conditions. 10. The first phase of the project includes the build out of only the residential and office components. Under this level of development: a. The four arterial streets bordering the site operate at Level of Service (LOS) of "C" or better under existing plus project conditions. b. The McMillan Road intersections with Linder Road and ten Mile Road operate at an acceptable LOS C or better under existing plus project conditions. Bridgetower. cmm Page 5 a, ni � 1 7, C UU l ILL N0: - (208) 887-6391 #18138 PHGE: 7i17 c. The Ustick Road intersections with Linder Road and Ten Mile Road operate at an unacceptable level of service under existing plus project conditions. Both intersections will require traffic signals if the residential and office portions of this project are completed within five years. Added left -turn lanes are needed on each intersection approach. 11. The second phase of the project includes the build out of the neighborhood shopping center on the parcel north of McMillan Road. Under this level of development: a. The four arterial streets bordering the site operate at Level of Service (LOS) of C or better under existing plus project conditions. b. The Ustick Road intersections with Linder Road and ten Mile Road will continue to operate with an acceptable level of service. c. The McMillan Road intersections with Linder Road and Ten Mile Road operate at an acceptable LOS C or better under existing plus project conditions. Added left -turn lanes are needed on each intersection approach. The McMillan/Ten Mile intersection will require conversion to all -way STOP control. 12. The neighborhood shopping center has adequate site access through the four proposed driveways. 13. The McMillan Road intersections with Linder Road and Ten Mile Road will not require traffic signals at the completion of the neighborhood shopping center. 14. Construct center turn lanes on Ustick Road, Linder Road and Ten Mile Road at the collector street intersections. 15. The ACHD Policy Manual identifies a 29-foot collector street as section C2-NP. This street section is appropriate for this project. The collector roadways will require widening to 36-feet at intersections to allow for a center left -turn lane. *Staff reserves the right to verify this information provided by the applicant's traffic engineer. SITE G. The proposed subdivision will have access to Ten Mile Road, McMillan Road and Ustick Road via public streets; and will have access to Ten Mile Road and McMillan Road via driveways to the office/commercial lots. H. The applicant is proposing to construct the main entrance to the subdivision on Ten Mile Road located approximately 1/3-mile south of McMillan Road. The proposed location conforms to District policy. The entrance should be designed with 21-foot street sections on either side of a center median. The median should be constructed a minimum of 4-feet wide (but no larger than 12- feet wide) to total a minimum of a 100-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the median. I. The applicant is proposing to construct the main entrance to the townhouse portion of the subdivision on McMillan Road located approximately 900-feet east of Ten Mile Road. The proposed location conforms to District policy. The entrance should be designed with 21-foot street sections on either side of a center median. The median should be constructed a wnimum of 4-feet ide (but no larger than 12-feet wide) to total a minimum of a 100-square foot arrea. e applicant will be required to dedicate S4-feet of right-of-way plus the additional width of the median. J. The applicant is not proposing to connect the single-family residential portion of the subdivision with the townhouse portion of the subdivision in an effort to prevent cut -through traffic to McMillan Road. The applicant's traffic engineer suggests that this proposed design will eliminate Bridgetower. cmm Page 6 — 'v' ce1a� aIuf-e'.»1 *F1d1.D"b d/1i neighborhood cut -through. Staff recommends that the City require a pedestrian pathway between the single-family and townhouse lots to provide pedestrian access to McMillan Road, K. The applicant is proposing to construct Belltower Drive and Towerbridge Way through the site as residential collectors because the anticipated traffic volumes exceed 1,000 vehicle trips per day. Front -on housing is prohibited on residential collectors. District policy requires that these street segments be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage plan with District staff. The access restrictions for these street segments should be stated on the final plat. L. The applicant should be required to provide directional signage on Belltower Drive where the roadway diverges around the water amenity. This signage is necessary to guide motorists in the proper direction. Coordinate the design of the signage plan with Traffic Services staff. M. The applicant is proposing to construct two driveways off Belltower Drive to serve the office/commercial lots. The driveways are located approximately 230-feet east of Ten Mile Road on both the north and south side of Belltower Drive. The proposed driveway locations conform to District policy and should be constructed as proposed. N. The applicant is proposing to connect to two existing stub streets that were approved with the Bridgetower Subdivision (located north of Ustick Road). The streets, Pride Crossing Drive and Towerbridge Way, should be extended into this site as proposed. O. The applicant is proposing to construct two stub streets to the undeveloped parcel to the southwest of the site. District staff supports the locations of the stub streets. The stub streets, Breeze Creek Way (to the south), and Teano Drive (to the west), should be located as proposed. The applicant is proposing to construct turnarounds at the end of the stub streets due to their lengths. The applicant should be required to install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets, and the design of the turnaround with District staff. P. The applicant is proposing to construct three stub streets to the undeveloped parcels to the northeast and east of the site (parcels included in the entire planned unit development proposed by this applicant). District staff supports the locations of the stub streets. The stub streets: Coppercloud Way (to the north), Messina Street (to the east), and Verona Drive (to the east), should be located as proposed. Due to the length of the stub street, the applicant is not proposing to construct turnarounds, and none are required. The applicant should be required to install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets with District staff. Q. The applicant is not proposing to construct a stub street to the small parcel to the east of the townhouse lots. in the future, staff'will recommend that a stub street be constructed to that parcel from the east. Bridgetower. cmm Page 7 APR 19 'm nq:7g ��, crul ILL NU: (.jib) j8,' bjy1 #181JE3 PHGE: 9117 R. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. S. Unless otherwise approved, the applicant should be required to construct all public roads within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way. T. District policy requires streets within the subdivision to align or offset a minimum of 125-feet from any proposed public street. It appears that the proposed streets are located in conformance with District policy. U. The turnarounds should be constructed to provide a minimum turning radius of 45-feet. SIDEWALK V. District policy requires the construction of a 5-foot wide detached concrete sidewalk on collector and arterial roadways. All of the abutting roadways are listed as minor arterials on the functional classification map. W. The applicant should be required to construct a 5-foot wide concrete sidewalk on Ten Mile Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right- of-way. Coordinate the location and elevation of the sidewalk with District staff. X. The applicant should be required to construct a 5-foot wide concrete sidewalk on McMillan Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right- of-way. Coordinate the location and elevation of the sidewalk with District stag. Y. The applicant should be required to construct a 5-foot wide concrete sidewalk on Ustick Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right- of-way. Coordinate the location and elevation of the sidewalk with District staff. DRIVEWAYS - Z. District policy requires driveways on arterial roadways to be constructed 220-feet from a signalized intersection for right-in/right-out operations; 440-feet for full access; and 315-feet for full access if there are no intervening driveways. Policy also requires driveways to be offset a minimum of 230- feet from any existing or proposed driveways (based on 45 MPH). All of the proposed driveways are located in conformance with District policy, assuming future signalized intersections. AA. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. The applicant should be required to pave the driveways their full width of 24 to 30-feet, and at least 30-feet into the site beyond the edge of pavement of Ten Mile Road, McMillan Road and Ustick Road, and install pavement tapers with 15-foot radii abutting the existing roadway edge. Bridgetower. cmm Page 8 — r, � i-, CUU.L ILL NO: (288) :j87-63y1 #18138 -PAGE: 11�i17 BB. The applicant is proposing to construct a 25-foot wide driveway on the east side of Ten Mile Road located approximately 380-feet south of McMillan Road to serve the office and commercial lots. The proposed driveway location conforms to District policy and should be constructed as proposed. This driveway is the only proposed driveway on Ten Mile Road south of McMillan Road. CC. The applicant is proposing to construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 440-feet north of McMillan Road to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. DD. The applicant is proposing to construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 20-feet south of the north property line to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. EE. The applicant is proposing to construct a 30-foot wide driveway on the north side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. FF. The applicant is proposing to construct a 30-foot wide driveway on the north side of McMillan Road located approximately 50-feet west of the east property line to serve the commercial lot. The proposed driveway location conforms to District policy and should be constructed as proposed. GG. The applicant is proposing to construct a 25-foot wide driveway on the south side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the office/commercial lots. The proposed driveway location conforms to District policy and should be constructed as proposed. CENTER TURN LANES HH. The applicant should be required to construct a center turn lane on Ten Mile Road for the Ten Mile Road/main entrance intersection. The turn lane should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. II. The applicant should be required to construct a center turn lane on Ten Mile Road for the Ten Mile Road/driveway intersection located south of McMillan Road. The turn lane should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. JJ. The applicant should be required to construct center turn lanes on Ten Mile Road for the Ten Mile Road/driveway intersections north of McMillan Road that serve the commercial parcel. The turn lanes should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. KK. The applicant should be required to construct a center turn lane on McMillan Road for the McMillan Road/main entrance intersection. The turn lane should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. Bridgetower. cmm Page 9 �� .�..- _t z�� ,��r �.��� �r1LJ1.JV i nvc.• 11� 11 LL. The applicant should be required to construct center turn lanes on McMillan Road for the McMillan Road/driveway intersections located east of Ten Mile Road. The turn lanes should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. MM. Based on the recommendation of the traffic study, added left -turn lanes are needed on each intersection approach at the Ustick Road/Linder Road intersection and at the Ustick Road/Ten Mile Road intersection. The applicant should coordinate the design of these improvements with District staff. NN. Based on the recommendation of the traffic study, the applicant should provide a road trust deposit for 21 % of the cost of a traffic signal at the Ustick Road/Linder intersection. The applicant should provide a road trust in the amount of $29,400 for their proportionate share of the cost of the traffic signal at Ustick and Linder Roads. 00. Based on the recommendation of the traffic study, the applicant should provide a road trust deposit for 27% of the cost of a traffic signal at the Ustick Road/Ten Mile Road intersection. The applicant should provide a road trust in the amount of S37,800 for their proportionate share of the cost of the traffic signal at Ustick and Ten Mile Roads. UTILITIES/IRRIGATION PP. The preliminary plat indicates that the Settlers Canal is located on the south side of McMillan Road. The applicant should relocate the canal outside of the new right-of-way of McMillan Road to provide adequate space for future road widening. QQ. All irrigation facilities should be relocated outside of the new right-of-way on McMillan Road, Ten Mile Road and Ustick Road. RR. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. SS. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. TT. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will be adequate to accommodate additional traffic generated by this proposed development with the requirements outlined within this report. Special Notification to City of Meridian: 1 • The applicant is not proposing to connect the single-family residential portion of the subdivision with the townhouse portion of the subdivision in an effort to prevent cut -through traffic to McMillan Road. The applicant's traffic engineer suggests that this proposed design will eliminate neighborhood cut -through. Staff recommends that the City require a pedestrian pathway between the single-family and townhouse lots to provide pedestrian access to McMillan Road. Bridgetower. cmm Page 10 Opp 1q 'MI nq:Zq ­ w - zc-t�,_, .L,I LI--i 7r Lor 70 rn VL. 1L, 1 I The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 48-feet of right-of-way from the centerline of Ten Mile Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to exist ng ACHD Dedicate 48-feet of right-of-way from the centerline of McMillan Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 3. Dedicate 48-feet of right-of-way from the centerline of Ustick Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 4. Construct the main entrance to the subdivision on Ten Mile Road located approximately 1/3-mile south of McMillan Road, as proposed. The entrance shall be designed with 21-foot street sections on either side of a center median, and the median shall be constructed a minimum of 4-feet wide (but no larger than 12-feet wide) to total a minimum of a 100-square foot area. The applicant shall be required to dedicate 54-feet of right-of-way plus the additional width of the median. 5. Construct the main entrance to the townhouse portion of the subdivision on McMillan Road located approximately 900-feet east of Ten Mile Road, as proposed. The entrance shall be designed with 21-foot street sections on either side of a center median and the median shall be constructed a minimum of 4-feet wide (but no larger than 12-feet wide) to total a minimum of a 100-square foot area. The applicant shall be required to dedicate 54-feet of right-of-way plus the additional width of the median. Construct Belltower Drive and Towerbridge Way through the site as residential collectors because the anticipated traffic volumes exceed 1,000 vehicle trips per day. Front -on housing is prohibited on residential collectors. Construct these street segments as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks. Parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. The access restrictions for these street segments shall be stated on the final plat. Bridgetower. cmm Page 11 noo in O n j fan . 7n 1� MFM 1" caul TEL NO: (208) 397-6391 #18138 PAGE 13/17 7. Provide directional signage on Belltower Drive where the roadway diverges around the water amenity. This signage is necessary to guide motorists in the proper direction. Coordinate the design of the signage plan with Traffic Services staff. 8. Construct two driveways off Belltower located approximately 230-feet east of Ten Mile Road on both the north and south sides of Belltower Drive. Connect to two existing stub streets that were approved with the Bridgetower Subdivision (located north of Ustick Road) as proposed. The streets, Pride Crossing Drive and Towerbridge Way, shall be extended into this site. 10. Construct two stub streets to the undeveloped parcel to the southwest of the site. The stub streets, Breeze Creek Way (to the south), and Teano Drive (to the west), shall be located as proposed. Construct turnarounds at the end of the stub streets and install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets, and the design of the turnaround with District staff. IL Construct three stub streets to the undeveloped parcels to the northeast and east of the site (parcels included in the entire planned unit development proposed by this applicant). The stub streets: Coppercloud Way (to the north), Messina Street (to the east), and Verona Drive (to the east), shall be located as proposed. No turnarounds are required. Install a sign at the termini of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets with District staff. 12. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 13. Unless otherwise approved, construct all public roads within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way. 14. Streets within the subdivision shall align or offset a minimum of 125-feet from any proposed public street. 15. Construct the turnarounds to provide a minimum turning radius of 45-feet. 16. Construct a 5-foot wide concrete sidewalk on Ten Mile Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. 17. Construct a 5-foot wide concrete sidewalk on McMillan Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. Bridgetower. cmm Page 12 ILL I1V- LawoJ JVI-o.:7Jl jF171,70 rNUC • 1,1i 1 f 18. Construct a 5-foot wide concrete sidewalk on Ustick Road abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. 19. Pave the driveways their full width of 24 to 30-feet, and at least 30-feet into the site beyond the edge of pavement of Ten Mile Road, McMillan Road and Ustick Road, and install pavement tapers with 15-foot radii abutting the existing roadway edge. 20. Construct a 25-foot wide driveway on the east side of Ten Mile Road located approximately 380- feet south of McMillan Road to serve the office and commercial lots, as proposed. 21. Construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 440- feet north of McMillan Road to serve the commercial lot, as proposed. 22. Construct a 30-foot wide driveway on the east side of Ten Mile Road located approximately 20- feet south of the north property line to serve the commercial lot, as proposed. 23. Construct a 30-foot wide driveway on the north side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the commercial lot, as proposed. 24. Construct a 30-foot wide driveway on the north side of McMillan Road located approximately 50- feet west of the east property line to serve the commercial lot, as proposed. 25. Construct a 25-foot wide driveway on the south side of McMillan Road located approximately 440-feet east of Ten Mile Road to serve the office/commercial lots, as proposed. 26. Construct a center turn lane on Ten Mile Road for the Ten Mile Road/main entrance intersection. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff 27. Construct a center turn lane on Ten Mile Road for the Ten Mile Road/driveway intersection located south of McMillan Road. The turn lane shall be constructed to provide a minimum of 100- feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. 28. Construct center turn lanes on Ten Mile Road for the Ten Mile Road/driveway intersections north Of McMillan Road that serve the commercial parcel. The turn lanes shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. 29. Construct a center turn lane on McMillan Road for the McMillan Road/main entrance intersection. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff Bridgetower. cmm Page 13 noo 10 on, M,. nra 1 C_Uu1 ILL NO: (208) 387-6391 418138 PAGE: 15i17 30. Construct center turn lanes on McMillan Road for the McMillan Road/driveway intersections located east of Ten Mile Road. The turn lanes shall be constructed to provide a minimum of 100- feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lanes with District staff. 31. Construct added left -turn lanes on each intersection approach at the Ustick Road/Linder Road intersection and at the Ustick Road/Ten Mile Road intersection. The applicant shallcoordinate the design of these improvements with District staff. 32. Provide a road trust deposit for 21 % of the cost of a traffic signal at the Ustick Road/Linder intersection in the amount of $29,400 for their proportionate share of the cost of the traffic signal at Ustick and Linder Roads. 33. Provide a road trust deposit for 27% of the cost of a traffic signal at the Ustick Road/Ten Mile Road intersection in the amount of $37,800 for their proportionate share of the cost of the traffic signal at Ustick and Ten Mile Roads. 34. Relocate the Settlers Canal outside of the new right -of --way of McMillan Road to provide adequate space for future road widening. 35. All irrigation facilities shall be relocated outside of the new right-of-way on McMillan Road, Ten Mile Road and Ustick Road. 36. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. 37. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 38. Other than the access points specifically approved with this application, direct lot or parcel access to McMillan Road, Ten Mile Road and Ustick Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The re uest shall s ecifically identify each re uirement to be reconsidered and include a written a lanation of why such a re uirement would result in a substantial hardshi or ine uit .The written re uest shall be submitted to the District no later than 9:00 a.m. on the da scheduled for All Commission action. Those items shall be rescheduled for discussion with meeting agenda. the Commission on the next available Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report Bridgetower. cmm Page 14 "+ ILL NO: (308) 387-6391 #16138 PAGE: 16/17 to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2• After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall mspecifically identify each requireent to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance # 193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policv Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall t contacACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Bridgetower. cmm Page 15 ILL NV-- lCbti) dbt 1-6:jy1 #18138 PRGE: 17i17 8. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: undue burden on the existing vehicular and pedestrian transportation ACHD requirements are intended to assure that the proposed use/development tivill not place an impacted by the proposed development. system within the vicinity Should you have any questions or comments, please contact the Division at 387-6170. Planning and Development Submitted by. Planning and Develo ment Staff Commission Action: Bridgetower. cmm Page 16 City of Meridian Planning & Zoning RECETVE4 D Me m o MAY 15 2001 City of Meridian City Clerk Office To: P&Z Commission Frown Brad Hawkins -Clark CC: Bruce Freckleton, Becky Bowcutt, Project File Date: 5/15/01 Re: Bridgetower Crossing Subdivision (File Nos. PP-01-005 and CUP-01-006) Dear Commissioners, The subject applications are on your 5-17-01 meeting agenda, continued from the 4-19-01 meeting. The Commission recommended approval of the Annexation application associated with this project and passed it on to City Council. However, the public hearings for the Preliminary Plat and CUP applications were continued and left open in order to receive new information only. This memo summarizes a few of the outstanding issues pertaining to these two open application hearings. ACHD Action: The City has received a final ACHD staff report on the Preliminary Plat application with detailed conditions. On 4-18-01, the ACHD Commission conducted a public hearing on the Preliminary Plat application. However, ACHD has not taken any final action on this or the other two Bridgetower Crossing applications to date and none are scheduled. ACHD delayed any final decision on the Preliminary Plat application until after a joint meeting between Meridian City Council, Ada County Commissioners, Meridian School District and representatives of the development community. This meeting is scheduled for Monday, 5-21- 01. The purpose of that meeting will be to review the overall growth demands occurring in Meridian's north corridor between Black Cat and Meridian Road and between Ustick and Chinden. ACHD has not set a new date for final action on the Bridgetower Crossing applications. Staff is in general agreement with the ACHD conditions on the Preliminary Plat application. However, since no ACHD report has been prepared for the CUP application, we cannot comment on the larger traffic and street design issues that ACHD may have. Of primary concern to Staff is whether or not ACHD will require a vehicular connection to McMillan Road between Desertbreeze Avenue and the proposed elementary school site. The Applicant and Staff have not come to any resolution or agreement on this issue. 0 Page 1 Issues Raised in 4-19 English Letter: The Commission received a letter from Brian and Margaretha English, residents 4650 N. Linder Road adjacent to this project, the same date of the last Commission hearing (4-19-01). Neither the Commission or Staff had adequate time to review this letter at that time. Below are Staffs responses to some of the issues raised in the English letter: Traffic Concems (Item #1-4 pa 2) — The requirement for a detailed traffic study is a requirement of ACHD, not the City. It is ACHD's ordinance that requires a traffic study and it is ACHD staff who review and comment on the findings of the study. While Staff believes the English letter raises some valid concerns, the City does not employ any traffic engineers and we do not have the authority to require a revised study — although this is certainly within the parameters of the Commission to require if you deem it necessary. If so, Staff recommends coordination with ACHD pdor to requiring a revised study since they would have to review the revised study and provide feedback to the City. 2. Mitigate Street Light Glare (Item #5 pg 3) — To Staffs knowledge, the City of Meridian has not been involved with the design of intersection street lights. This design is done in tandem with the design and location of future traffic signals and is under ACHD's jurisdiction. In addition, there are certain public safety codes that must be met at these intersections for both pedestrian and vehicular visibility. 3. Mitigate Headlight Glare (Item #6 pg. 3) — Meridian's Zoning and Subdivision Ordinances only address light glare in relation to parking lots and commercialfindustrial uses; the ordinances do not contain any development standards relating to glare within residential subdivisions. However, as a CUP/PUD, the City may require such mitigation. Options to consider may be to require a slight relocation of Coppercloud Way to either the north or south so exiting traffic does not face directly in the English's property or require the developer to construct a screening fence on the English property. 4. Development Schedule (pg. 4) — My estimate of Bridgetower Crossing build -out in ten (10) years was provided by the Applicant and was simply a loose projection. Actual subdivision build -out timeframes are heavily dependent upon market demand. That being said, the Applicant will be required to submit Final Plat applications for each phase of the overall development in maximum of one (1) year increments (City Ord. 12-3-6), assuming no time extensions are requested. The proposed Preliminary Plat shows a total of nine (9) phases, which allows the Applicant nine (9) years to build -out the subject plat's 175 acres, starting from the date of City Council approval of the Preliminary Plat. The City may choose to stipulate more speck timeframes as part of the Development Agreement. 5. Public Notice and Process Concerns (pg. 4) — The City Clerk's Office is well aware of the public notice problem with this application and has had numerous discussions with the English's. The City Clerk will need to address the request to send a direct mailing to the English's for future applications within the 2-3 mile area. • Page 2 On the last issue about zoning rules not yet being in effect, Staffs report dated 3- 12-01 (item #4, pg. 5) does specify which portions of the project would not be in compliance under the existing zoning regulations and stipulates when lots may be annexed and when building permits could be issued. Settlers Canal Easement Another unresolved issue was the location and width of the Settlers Canal along the south side of McMillan Road (see #2 on pg. 11 of the 3-12-01 staff report). The Applicant met with the Settlers Irrigation District Board but, as of this date, the District still has not provided an exact easement width. Given the ample depth of the residential lots adjacent to the south side of this canal and considering the average easement width provided for other canals of similar size, the Applicant has made assurances to the Commission that the lots abutting the canal will not be sign icantly impacted. Staff agree and, while we feel this easement width must still be determined and shown on the Preliminary Plat, we feel this issue could be determined prior to the City Council hearing rather than holding up approval at the P8Z Commission level. The Commission could attach a condition that the Preliminary Plat must be remanded back for the Commission's review if the Settlers Canal easement width results in the elimination of any lots currently shown on the plat. Design of White Drain: Another pending matter was the design of the White Drain and whether or not it will be piped. Settlers Irrigation District has required that the drain either be piped (their preference) or the City take on liability. Settlers also will not allow any subdivision drainage water into the White Drain. The Applicant has prepared a conceptual drainage plan for the site and is prepared to discuss their options at the meeting. The Applicant told Staff that regardless of whether or not the White Drain is piped, they will provide a water amenity as shown on the CUP Plan. Other Considerations: Historically, the P&Z Commission has chosen to only forward applications to City Council once all major issues are resolved and all applications can be forwarded to Council as a single package. Although the Annexation application was approved separately, the Preliminary Plat and CUP applications must be kept together and cannot be separated (i.e. open space allowances, office uses, townhouse uses). The Commission has also typically delayed approval until final ACHD action has been taken. As stated above, ACHD has delayed action until after their 5-21-01 meeting with the City Council. Even if ACHD acts on the Preliminary Plat, the City has no estimate of when ACHD will act on the CUP application and if significant street system changes will need to be made to the CUP Plan as a result of ACHD's conditions. A significant difference with this application from previous applications is the White Drain Sewer Trunk extension. To date, the Applicant has not granted the City a sanitary sewer easement to extend the new trunk line from Ten Mile to the east. However, the Applicant has stated that this easement may be granted once they have initial assurances that Bridgetower Crossing will be approved. 0 Page 3