HomeMy WebLinkAboutMemo from Planning
Memo
RECEIVED
AUG 1 6 2006
City Of Meridian
City Clerk Office
To: Mayor & City Council
From: Amanda Hess, Associate City Planner
Anna Canning, Planning Director
cc:
Date: August18,2006
Re: Sadie Creek Promenade, Bienville Square Access Variances
Variance Reauests
The Sadie Creek Promenade and Bienville Square developments are each asking
for a variance to UDC 11-3H. This Section prohibits access to state highways in
order to maintain traffic flow and provide better circulation and safety within the
community and for the traveling public.
The Idaho Transportation Department (ITD) has taken the following actions: 1) They
have granted one full-access permit to Bienville Square on Eagle Road contingent
on City Council's approval of the Bienville Square Variance (VAR-06-018); and 2)
They have denied Sadie Creek Promenade any access to Eagle Road.
These two developments are located on the west side Eagle Road directly across
from the Gateway Marketplace Commercial Subdivision. City Council and ITD
granted Gateway Marketplace two right-in / right-out only access permits to be
located approximately 860 feet and }4 mile feet south of the Ustick Road / Eagle
Road intersection.
Traffic Conflict Facts
Access management improves roadway safety and helps reduce traffic congestion.
A typical 4-way intersection has 32 conflict points, 16 of which are the crossing type
where one vehicle could impact the side of another. For a 4-way intersection on a 4-
lane road, 8 more crossing-type conflict points are added for a total of 40. However,
when left turns and cross street movements are restricted, the number of conflict
points drops to 4.
According to the U.S. Department of Transportation, the majority of drivers have no
problem making U-turns at intersections and median openings to get to businesses
on the opposite side of the road. In fact, motorists will change their driving habits to
continue patronizing establishments and don't mind the minor inconvenience
associated with having to make a U-turn. The majority of vehicular accidents involve
left-turns into and out of driveways, making U-turns a much safer option.
Additionally, staff has spoken with ITO and learned that vehicular conflict is less likely
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at the right-in / right-out access points for Gateway Marketplace, as traffic will already
be slowing as they to come to the Ustick / Eagle intersection. However, for the Sadie
Creek Promenade and Bienville Square developments, conflict is much more likely,
because traffic will be gaining speed after having come through the intersection.
Staff Suaaestion
In lieu of the requests, staff is recommending that Council consider what may be a
compromise for both developments as follows:
Staff suggests that a single right-in / right-out only access point at the 860 foot mark
from the Ustick Road / Eagle Road intersection would be a more appropriate choice.
Not only would this access point line up with that approved for the Gateway
Marketplace Subdivision, but deceleration and acceleration lanes of appropriate
length could be provided by both developments in order to safely accommodate the
slowing and merging traffic. Along with this Memo, Staff has provided a map for
Council's clarification.
Sadie Creek Promenade will provide the majority of the deceleration lane while
Bienville Square will construct the rest of said lane, the access, and the acceleration
lane. Bienville Square should also provide a dedicated drive aisle with no parking to
provide immediate access to Sadie Creek Promenade. This means that Bienville
Square should submit an updated subdivision plan to accommodate this new access
point.
The applicants, Bob Unger, Bienville Square Subdivision, and Tamara Thompson,
Sadie Creek Promenade Subdivision, should work together to develop an
appropriate shared access plan at said location which ITD will find acceptable prior
to Council action on the Bienville variance request.
If Council wishes to pursue this compromise, Staff recommends continuing the
public hearing for VAR-06-018, Bienville Square Access Variance, until such time as
the applicant can provide a revised concept plan that provides clear, direct access to
the Sadie Creek Promenade development.
Staff further recommends that the concept plan be included in the Development
Agreement for both subdivisions, along with a requirement granting cross-access to
and through both properties prior to issuance of building permits or final plat
approval, whichever comes first.
. Page 2
Meridian Planning Department
Suggested Access Plan for
Bienville Square and
Sadie Creek Promenade Subdivisions
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