HomeMy WebLinkAbout2024-05-29 ACHD Draft Staff Report Development Services Department
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Project/File: Gasser Land Development/ MPP21-0009/ H-2024-0010
This is a conditional use permit and a preliminary plat application to allow for the
development of a 37 lot mixed-use development consisting of 17 commercial lots
(106,000 square feet of retail and 100,000 square feet of office space), 14 multi-family
residential lots (390 units within 11 buildings) and 6 common lots on 39-acres. The
site is located at the northeast corner of Franklin Road and Ten Mile Road.
Lead Agency: City of Meridian
Site address: 2954 W. Franklin Road
Staff Approval: XXXX, 202X
Applicant: Stephanie Hopkins
KM Engineering, LLP
5725N Discovery Way
Boise, ID 83713
Owner: Trevor Gasser, GFI
Meridian Investments II LLC
2954 W. Franklin Road
Meridian, ID 83642
Staff Contact: Dawn Battles, Senior Planner
Phone: 387-6218
E-mail: dbattlesQ-achdidaho.org
Report Summary:
ACHD Planned Improvements — pg 2
2. Conditions of Area Roadways — pg 2
A. Site Specific Conditions of Approval — pg 3-4
o Vicinity Map — pg 5
o Site Plan — pg 6
B. Traffic Impact Study Findings — pg 7-11
C. Findings— pg 12-20
D. Policies — pg 20-30
E. Attachments— pg 31-33
F. Standard Conditions of Approval — pg 34
G. Appeal Guidelines— pg 35
1 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Linder Road is scheduled in the IFYWP to be widened to 5-lanes with the construction of
enhanced pedestrian and bike facilities on both sides of the roadway from Overland Road to
Franklin Road in 2026-2027. The project also includes a new 4-lane 1-84 overpass to be
constructed in coordination with the Idaho Transportation Department (ITD).
• The intersection of Franklin Road and Linder Road is listed in the CIP to be widened to 7-
lanes on the north leg, 7-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and
signalized between 2031 and 2035.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Franklin Road between
Ten Mile Road and 724-feet Principal Arterial 925 Better than "E"
Wa finder Avenue
Ten Mile road between
Site Access A and 1,486-feet Minor Arterial 1,555 "F"
Franklin Road
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
* Acceptable level of service for a seven-lane principal arterial is "E" (2,720 VPH).
* Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Franklin Road east of Ten Mile Road was 14,981 on October
27, 2020.
• The average daily traffic count for Ten Mile Road north of Franklin Road was 31,013 on
October 27, 2020.
2 DRAFT Gasser Land Development/
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A. Site Specific Conditions of Approval
1. The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way
or improvements are necessary for the interchange.
2. Enter into a Cooperative Development Agreement with ACHD to complete the off-site portion of
Fred Smith Street from the terminus of the roadway to intersect the proposed north/south collector
street, Wayfinder Avenue, as a 46-foot wide collector street section with vertical curb, gutter, an 8-
foot wide planter strip and 7-foot wide attached concrete sidewalk to tie into the existing
improvements east of the site. ACHD will reimburse the applicant for the design and construction
of the off-site portion of Fred Smith Street and striping in front of the FedEx building to match the
striping to the east. The CDA will include an allocation of costs and outline the reimbursement
process.
3. Construct a dedicated westbound right-turn lane on Franklin Road, as proposed, when Site Access
C, a driveway, is constructed to intersect Franklin Road located 565-feet east of Ten Mile Road.
Coordinate the design of the turn lane with ACHD's Development Review staff.
4. Construct a dedicated northbound right-turn lane, on Ten Mile Road, when Site Access A, a local
street is constructed to intersect Ten Mile Road located 1,330-feet north of Franklin Road.
Coordinate the design of the turn lane with ACHD's Development Review staff.
5. Repair or replace any damaged or deficient transportation facilities on Franklin Road and Ten Mile
Road abutting the site, as determined by ACHD staff, and consistent with the current version of
PROWAG.
6. Provide an engineered drawing of Wayfinder Avenue from Fred Smith Street south to the existing
public street approach on Franklin Road meeting the requirements of ACHD policy sections
7206.5.10 and 7206.5.11 prior to plan approval and ACHD's signature on the final plat. If the
roadway cannot be designed to meeting ACHD policy, then the applicant shall be required to
dedicate right-of-way to accommodate the required improvements.
7. Construct Street A between Ten Mile Road and Street C as a 36-foot wide street section with 2-
travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot
wide detached concrete sidewalk as proposed. If a multi-use pathway (MUP) is constructed on
Street C and Fred Smith Street instead of an on-street bike lanes (see Findings 9c), then a MUP
should be constructed on Street A to provide continuity in the bike/pedestrian facilities within the
development.
8. Construct Street C and Fred Smith Street as 36-foot wide local commercial street sections with 2-
travel lanes, parking on both sides of the roadway, vertical curb, gutter, and bulb-outs at
intersections and pedestrian crossings with an 8-foot wide planter strip and 10-foot wide multi-use
pathways (MUPs) on both sides of the roadway. Coordinate the location of the on-street parking
with the City of Meridian.
9. Provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured
from face of curb to face of curb. Provide written fire department approval of use the bulb-outs.
OR
If on-street bike lanes are desired then the applicant's proposed street section should be approved,
as proposed without the bulb-outs.
10. Additional right-of-way may be required at intersections to accommodate MUP setbacks, see MUP-
06 (attachments page 32).
11. If MUPs are constructed, then a transition from a MUP to a bike lane will be needed at the east end
of Fred Smith Street. Transitions of bike lanes to the multi-use pathway shall be provided per the
3 DRAFT Gasser Land Development/
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requirements of MUP-02 (see attachments page 33). The roadway section shall be reduced to a
41-foot street section removing the required asphalt for the on-street bike lanes.
12. Dedicate right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement
from the right-of-way line to 2-feet behind back of detached pedestrian facilities.
13. Construct Street A to intersect Ten Mile Road, located 1,330-feet north of Franklin Road, as
proposed. Street A is approved as a temporary full access public street and may be restricted, as
traffic conditions warrant, as determined by ACHD
14. Construct Wayfinder Avenue to stub to the site's southeast property line if the requirements are met
as listed in Findings 8c on page 17.
15. If Wayfinder Avenue is constructed to stub to the site's east property line, then construct a
temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue. The temporary cul-de-sac
turnaround shall be paved with a minimum 50-foot turning radius. If the temporary turnaround
extends onto a buildable lot, the entire lot shall be encumbered by an easement and identified on
the plat as a non-buildable lot until the street is extended. Install a sign at the terminus of the stub
street, stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE."
16. Close the existing driveway onto Franklin Road located 712-feet east of Ten Mile Road with vertical
curb, gutter, a 5-foot wide planter strip and 5-foot wide detached concrete sidewalk to tie into the
existing improvements on either side, as proposed.
17. Construct a 36-foot wide curb return type driveway onto Franklin Road located 565-feet east of Ten
Mile Road, as proposed. This driveway will be restricted to right-in/right-out with the existing median
on Franklin Road.
18. Close the three existing driveways onto Ten Mile Road located 260, 610 and 970-feet north of
Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie into the
existing improvements on either side.
19. Construct two 24-foot wide curb return type driveways onto Street A, one on the north side and one
on the south side of Street A located 256-feet east of Ten Mile Road.
20. Construct a 25-foot wide curb return type driveway (north side) onto Street C and a 30-foot wide
driveway (south side) onto Street C located 630-feet west of the site's east property line.
21. Construct a 25-foot wide curb return type driveway onto Fred Smith Street located 312-feet west of
the site's east property line.
22. Construct a driveway onto Street C located in alignment with the proposed Street A and a driveway
onto Street C located 505-feet south of Street A in lieu of the proposed local streets (see image on
page 13).
23. Other than the access specifically approved with this application, direct lot access is prohibited to
Franklin Road and Ten Mile Road and should be noted on the final plat.
24. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
25. There will be an impact fee that is assessed and due prior to issuance of any building permits. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The
impact fee assessment will not be released until the civil plans are approved by ACHD.
26. Comply with all Standard Conditions of Approval.
4 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
Vicinity Map
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6 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
B. Traffic Impact Study - Summary and Findings
1. Traffic Impact Study
Kittelson & Associates prepared a traffic impact study (TIS) for the proposed Gasser Land
Development Subdivision referred to as Gateway at 10 Mile in the TIS. An executive summary of
the findings as presented by Kittelson & Associates can be found as attachment on page 31.
ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and
practices and may have additional requirements beyond what is noted in the TIS. Staff comments
and recommendations on the submitted traffic impact study can be found below.
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a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District's planning Capital Projects.
• Reducing the scope and/or scale of the project.
Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD,
the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall
demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
7 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the
hour prior to after the determined peak hour within the two-hour peak period, (sometime
analyzed as hour before or after peak period) and (ii) provide a safety analysis to
determine alternative mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum acceptable
level of service planning thresholds in the shoulder hour, the applicant may suggest
feasible alternative mitigation measures beyond improvements from District policy,
such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements,
etc. within 1.5 miles of the proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may request to
enter into a Development Agreement and pay into the Priority Corridor Fund an
amount determined by the ACHD to offset impacts from the project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
Arterial Roadways Constrained by the Master Street Map: District Policy 7106.7.2 states
that no mitigation is required on roadway segments built to the lane configuration identified in
the Master Street Map (MSM) Planned Lanes for Preservation. Roadway segments built to the
identified maximum lane configuration in the MSM are not considered for widening.
b. TIS Findings: Staff has reviewed the submitted traffic impact study (TIS). The study found the
following intersections and roadway segment deficiencies described below, coupled with the
percentage site traffic contributions relative to the PM peak hour total traffic, followed with their
recommendations for improvements.
Intersections:
• Ten Mile Road/1-84 Interchange (4%)
o Southbound left-turn lane exceeds ITD's acceptable Level of Service planning
thresholds in both the AM and PM peak hours under existing, 2025 background
and total traffic conditions
■ ITD should conduct a separate study to determine appropriate
improvements to the interchange.
ITD provided comments regarding this development-See Findings 4 on pages 14-15
• Ten Mile Road/Franklin Road (6%)
o Overall intersection in the AM and PM peak hour under 2025 background and
total traffic conditions but meets ACHD's Acceptable Level of Service Planning
Thresholds in the shoulder hour under 2025 background and total traffic
conditions.
8 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
The following lane groups at the intersection are expected to exceed ACHD's acceptable
Level of Service Planning Thresholds
o Eastbound right-turn lane and southbound through lane in the AM peak hour
under 2025 background and total traffic conditions
o Westbound left-turn lane in the PM peak hour under 2025 background and total
traffic conditions
o Westbound through and northbound through lanes in the PM peak hour under
2025 total traffic conditions
Mitigate with the addition of an eastbound right-turn overlap phase to the
traffic signal under 2025 background
Ten Mile Road and Franklin Road are fully improved as 5-lane arterial roadways
consistent with the MSM. Staff does not recommend additional improvements to these
roadways consistent with District policy 7106.7.2 Arterial Roadways Constrained by the
Master Street Map, which states, that no mitigation is required on roadway segments
built to the lane configuration identified in the Master Street Map (MSM) Planned Lanes
for Preservation. In addition, the traffic impact study notes that the site generated traffic
at this intersection will also be less than 10% of the 2025 total traffic conditions.
Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold
policy, which states, a proposed development with site traffic less than 10% of the
existing downstream roadway or intersection peak hour traffic shall not be required to
provide mitigation; no improvements are required on Ten Mile Road.
• Franklin Road/Wayfinder Avenue (12%)
o Southbound left-turn lane exceeds ACHD's acceptable Level of Service Planning
Thresholds in the PM peak hour under 2025 total traffic conditions
The southbound leg of Wayfinder Avenue is not constructed and cannot be constructed
as part of this development, as the future roadway runs south between two out parcels
that are not included with this development. Both property owners will need to develop
in order for the roadway to be extended in the future. Therefore, a southbound left-turn
lane on Wayfinder Avenue is not feasible to construct and should not be required as part
of this application.
Roadway Segments
• Ten Mile Road between Site Access A and Franklin Road (6%)
o Anticipated to exceed ACHD's acceptable Level of Service Planning Thresholds
in the PM peak hour as a 5-lane roadway under existing conditions but meets
ACHD's acceptable Level of Service Planning Thresholds in the shoulder hour
under existing conditions.
o Anticipated to exceed ACHD's acceptable Level of Service Planning Thresholds
in the AM and PM peak hour under 2025 background and total traffic conditions
and exceeds ACHD's acceptable Level of Service Planning Thresholds in the
PM peak shoulder hour under 2025 background and total traffic conditions
:1 TIS states no mitigation is proposed as Ten Mile Road is constrained to
a 5-lane roadway per the Master Street Map (MSM) and there are no
planned improvements in the CIP. Alternative Mitigation proposed are
bike and pedestrian connectivity in the area and detached sidewalks
along the site frontage and internal roadways.
9 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
Ten Mile Road is fully improved as a 5-lane minor arterial roadway consistent with the MSM.
Staff does not recommend additional improvements to this roadway consistent with District
policy 7106.7.2 Arterial Roadways Constrained by the Master Street Map, which states, that no
mitigation is required on roadway segments built to the lane configuration identified in the Master
Street Map (MSM) Planned Lanes for Preservation. In addition, the traffic impact study notes
that the site generated traffic at this intersection will also be less than 10% of the 2025 total
traffic conditions. Therefore, consistent with District policy 7205.3.1 Level of Service Planning
Threshold policy, which states, a proposed development with site traffic less than 10% of the
existing downstream roadway or intersection peak hour traffic shall not be required to provide
mitigation; no improvements are required on Ten Mile Road.
Turn Lanes
The TIS notes turn lanes and the extension of existing turn lanes are warranted at the following
locations:
• Ten Mile Road/Site Access A
■ Maintain the existing southbound left-turn lane as a two-way left-turn lane
■ Northbound right-turn lane
• Ten Mile Road/Site Access B
■ Maintain the existing southbound left-turn lane as a two-way left-turn lane
■ Northbound right-turn lane
• Franklin Road/Site Access C
■ Westbound right-turn lane
• Franklin Road/Wayfinder Avenue
■ Maintain the existing eastbound left-turn lane
See the turn lane requirements below under Staff Comments/Recommendations.
• Ten Mile Road/Franklin Road (6%)
■ Extend the existing 200-foot eastbound left-turn lane an additional 25-feet under
2025 total traffic
■ Extend the existing 100-foot eastbound right-turn lane an additional 325-feet under
2025 background traffic conditions and an additional 350-feet under 2025 total traffic
conditions
■ Extend the existing 300-foot westbound left-turn lane an additional 50-feet under
2025 background traffic conditions and an additional 150-feet under 2025 total traffic
conditions
■ Extend the existing 125-foot westbound right-turn lane an additional 200-feet under
2025 background traffic conditions and an additional 275-feet under 2025 total traffic
conditions
■ Extend the existing 100-foot northbound right-turn lane an additional 75-feet under
2025 background traffic conditions and an additional 125-feet under 2025 total traffic
conditions
The site traffic from this development is anticipated to be 6% at the Ten Mile Road/Franklin Road
intersection. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold
10 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
policy, which states, a proposed development with site traffic less than 10% of the existing
downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no
improvements are required on Ten Mile Road and Franklin Road.
c. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services
and Development Review staff. Based on the findings in the TIS, a northbound right-turn lane
is required to be constructed on Ten Mile Road with the construction of Street A (Site Access
A) and a westbound right-turn lane is required to be constructed on Franklin Road with the
construction of the proposed driveway (Site Access C), located 565-feet east of Ten Mile Road.
11 DRAFT Gasser Land Development/
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C. Findings for Consideration
1. Traffic Impact Study Access Scenario Evaluation
The traffic impact study (TIS) provided an analysis with two accesses on Ten Mile Road, a right-
in/right-out (RIRO) driveway onto Franklin Road, the extension of Wayfinder Avenue and the
signalized connection of the Wayfinder Avenue and Franklin Road intersection.
The TIS also provided three additional alternative access scenarios as follows:
• Scenario 1-Two accesses on Ten Mile Road, no access on Franklin Road and the Wayfinder
Avenue connection to Franklin Road was not included.
• Scenario 2-Two accesses on Ten Mile Road and a RIRO driveway onto Franklin Road
without the Wayfinder Avenue connection to Franklin Road.
• Scenario 3-Two accesses on Ten Mile Road and the Wayfinder Avenue and Franklin Road
intersection as a signalized access.
The TIS states that Access Scenario 1 is not anticipated to meet ACHD's acceptable Level of
Service Planning Thresholds under 2025 total traffic conditions. The proposed accesses shown on
the development plan included with the TIS and Access Scenario 2 are anticipated to meet ACHD's
acceptable Level of Service Planning Thresholds and the TIS states they are needed to serve the
site. Additionally, Access Scenario 3 is anticipated to meet ACHD's acceptable Level of Service
Planning Thresholds with the connection of Wayfinder Avenue to Franklin Road. However,
Wayfinder Avenue cannot be constructed to intersect Franklin Road as part of this development,
as the future roadway runs south between two out parcels that are not included with this
development. Without the Wayfinder Avenue/Franklin Road intersection, the TIS states Scenario
3 is not anticipated to meet ACHD's acceptable Level of Service Planning Thresholds.
a. Staff comments/Recommendations: See Findings 2 for the site access requirements.
2. Site Access
a. Applicant's Proposal: The applicant is proposing to construct three access points (Access
Scenario 2), two on Ten Mile Road (Site Access A located 1,330-feet north of Franklin Road
and Site Access B located 825-feet north of Franklin Road) and a RIRO driveway onto Franklin
Road (Site Access C located 565-feet east of Ten Mile Road) for this development.
b. Staff Comments/Recommendations: As noted above, the TIS states the applicant's proposal
of Access Scenario 2 is anticipated to meet ACHD's acceptable Level of Service Planning
Thresholds and that the three accesses are needed to serve the site. However, the TIS did not
consider the completion of Fred Smith Street to the site's east property line which will provide
this development access to the Benchmark Avenue/Franklin Road signalized intersection
located east of the site. Additionally, the TMISAP indicates that all access should be taken from
the collector roadway network and there are no public streets planned in the MSM and TMISAP
beyond the north-south collector roadway at the site's east property line.
12 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
Staff is supportive of the construction of a continuous local commercial street extending from
Ten Mile Road through the site to the southeast property line (highlighted in red) and the
proposed right-in/right-out only driveway onto Franklin Road (highlighted in orange). The
proposed local street access to Ten Mile Road, Site Access B, located 505-feet south of the
proposed local
street, Street A, w�should not be
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proposed, as it . 31 ; A
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3. Ten Mile Specific Area Plan (TMISAP)
The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile
Interchange Area. It was developed concurrently with the Land Use and Design Elements and has
been designed to preserve the integrity of the arterial road system and the proposed Ten Mile
interchange; provide for the use of public transit; enhance pedestrian and bicycle mobility and
accessibility; and create transportation infrastructure and promote land use patterns that encourage
the sustainable use of resources and reduces demands on natural resources.
The TMISAP recommends the construction of a north/south collector roadway (blue oval) abutting
a portion of the site's southeast property line extending from Fred Smith Street south between two
residential properties to connect to Franklin Road. Additionally, there are three pathways (green
lines) designated on the TMISAP within and abutting the site located along Ten Mile Creek (site's
13 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
southwest corner), an east/west pathway abutting a portion of the site's north property line and
along Ten Mile Road (site's west property line). The TMISAP also indicates that all access should
be taken from the collector roadway network. The applicant is proposing to construct the portion of
the north/south collector roadway abutting the site's east property line. The applicant's proposal is
consistent with
the TMISAP.
D
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Ja
PATHWAY
SITE
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FRANKLIN RO
4. 1-84 Interchange
The traffic impact study states the southbound left-turn lanes exceed ITD's Level of Service
Planning thresholds in AM and PM peak hours. The I-84 Interchange on Ten Mile Road is under
the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and
ITD should work together to determine if additional right-of-way or improvements are necessary for
the interchange.
Staff Comments/Recommendations: On April 1, 2021, ITD issued a comment letter on the traffic
impact study prepared for Gasser Land Development Subdivision, see under Attachments on page
31. ITD has requested the developer consider contributing $19,107 to accelerate a future project
at the Ten Mile Interchange to increase mobility and safety. The applicant should verify that this
condition is still applicable to the current development application.
5. Franklin Road
a. Existing Conditions: Franklin Road is improved with 5-travel lanes with 7-lanes at the
intersection with Ten Mile Road, bike lanes, vertical curb, gutter, and 7-foot wide attached
concrete sidewalk abutting 365-feet of the site and transitions to a 5-foot wide planter strip and
5-foot wide detached concrete sidewalk abutting the remainder of the site. There is 113 to 116-
feet of right-of-way for Franklin Road (27 to 42-feet from centerline).
14 DRAFT Gasser Land Development/
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b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or
frontage improvements to Franklin Road abutting the site.
The applicant is proposing to construct a dedicated westbound right-turn lane on Franklin Road
at the proposed driveway (Site Access C), located 565-feet east of Ten Mile Road (measured
centerline-to-centerline.
c. Staff Comments/Recommendations: Franklin Road is fully improved; therefore, no additional
dedication of right-of-way or frontage improvements should be required as part of this
application.
The applicant's proposal to construct a dedicated westbound right-turn lane on Franklin Road
at the proposed driveway (Site Access C), located 565-feet east of Ten Mile Road is consistent
with the findings and recommendations of the traffic impact study and should be approved, as
proposed. The turn lane should be constructed when Site Access C is constructed to intersect
Franklin Road. Coordinate the design of the turn lane with ACHD's Development Review staff.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any damaged or deficient transportation facilities on Franklin Road abutting the site,
as determined by ACHD staff, and consistent with the current version of PROWAG.
6. Ten Mile Road
a. Existing Conditions: Ten Mile Road is improved with 5-travel lanes with 7-lanes at the
intersection with Franklin Road, bike lanes, vertical curb, gutter, and 7-foot wide attached
concrete sidewalk abutting the site. There is 94 to 113-feet of right-of-way for Ten Mile Road
(48 to 56-feet from centerline).
b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way
or street improvements to Ten Mile Road abutting the site.
The applicant is proposing to construct two dedicated northbound right-turn lanes on Ten Mile
Road at the proposed local roadways, Street A located 1,330-feet north of Franklin Road and
Street B located 825-feet north of Franklin Road (both roadways measured centerline-to-
centerline).
c. Staff Comments/Recommendations: Ten Mile Road is fully improved; therefore, no
additional dedication of right-of-way or street improvements should be required as part of this
application.
The applicant's proposal to construct a dedicated northbound right-turn lane on Ten Mile Road
at Site Access A, a local street, located 1,330-feet north of Franklin Road is consistent with the
findings and recommendations of the traffic impact study and should be approved, as proposed.
The turn lane should be constructed when Site Access A is constructed to intersect Ten Mile
Road. Coordinate the design of the turn lane with ACHD's Development Review staff.
The applicant's proposal to construct a dedicated northbound right-turn lane on Ten Mile Road
at Street B, located 825-feet north of Franklin Road should not be required as part of this
application, as Street B's intersection with Franklin Road is not approved, as proposed. See
Findings 9c on page 17.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any damaged or deficient transportation facilities on Ten Mile Road abutting the site,
as determined by ACHD staff, and consistent with the current version of PROWAG.
7. Fred Smith Street-East/West Collector Street-Off-Site
a. Existing Conditions: There are no collector roadways within the site. There is an east/west
collector roadway that was constructed east of the site as part of ACHD's approval of the FedEx
15 DRAFT Gasser Land Development/
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Shipping Center located 447-feet north of Franklin Road. The right-of-way for Fred Smith Street
extends to the site's east property line; however, the street was not constructed to the site's
east property line, leaving a 50-foot wide gap between the terminus of the roadway and the
site's east property line.
b. Applicant's Proposal: The applicant is not proposing to extend Fred Smith Street to the site's
east property line (shown below).
,P FREE SMITH STREET'T
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W Franklin Rd
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+ COLLECTOR ROADWAYS
c. Staff Comments/Recommendations: Consistent with ACHD's Continuation of Streets policy,
because the right-of-way for Fred Smith Street extends to this site's property line, and Fred
Smith Street is needed to serve this site, as it provides alternative access to the site and access
to a signalized intersection at Benchmark Way/Franklin Road the applicant should be required
to enter into a Cooperative Development Agreement (CDA) with ACHD to complete the off-site
portion of Fred Smith Street from the terminus of the roadway to the site's east property line.
The extension of Fred Smith Street should be constructed as a 46-foot wide collector street
section with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete
sidewalk to tie into the existing improvements east of the site. ACHD will reimburse the
applicant for the design and construction of the off-site portion of Fred Smith Street and striping
in front of the FedEx building to match the striping to the east . The CDA will include an allocation
of costs and outline the reimbursement process.
8. Wayfinder Avenue-North/South Collector Street
a. Existing Conditions: Wayfinder Avenue has not been constructed within or abutting the site.
b. Applicant's Proposal: The applicant is proposing to construct Wayfinder Avenue (referred to
as Innovation Lane on the site plan) as '/2 of a 35-foot wide street section with vertical curb,
gutter, a 13-foot wide landscape strip and 6-foot wide detached concrete sidewalk.
c. Staff Comments/Recommendations: Typically, the applicant should be required to construct
Wayfinder Avenue, consistent with the MSM and the TMISAP, as '/2 of a 47-foot wide collector
street section with vertical curb, gutter and 5-foot detached or 7-foot attached concrete sidewalk
on the west side of the roadway plus 12-feet of additional pavement widening beyond the
centerline of the road to provide an adequate travel surface with a 3-foot wide gravel shoulder
and borrow ditch sized to accommodate the roadway storm runoff on the east side of the
roadway.
However, Wayfinder Avenue may not be able to be constructed abutting the site and allow for
adequate reverse curves in the centerline to align with the existing public street approach
16 DRAFT Gasser Land Development/
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constructed on Franklin Road. The approach is centered between two out parcels and both
property owners will need to develop in order for the roadway to be extended in the future.
Therefore, the applicant should be required to provide an engineered drawing of Wayfinder
Avenue from Fred Smith Street south to the existing public street approach on Franklin Road
meeting the requirements of ACHD policy sections 7206.5.10 and 7206.5.11 prior to plan
approval and ACHD's signature on the final plat. If the roadway cannot be designed meeting
ACHD policy , then the applicant should be required to dedicate right-of-way to accommodate
the required improvements.
9. Internal Local Commercial Streets
a. Existing Conditions: There are no local streets within the site.
b. Applicant's Proposal: The applicant is proposing to construct four local commercial streets
as follows:
Street A and Street B are proposed to be constructed as 36-foot wide street sections with 2-
travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot
wide detached concrete sidewalk.
The applicant is proposing to construct a cul-de-sac turnaround at the terminus of Street A.
Street C and Fred Smith Street are proposed to be constructed as 51-foot wide street sections
with 2-travel lanes, on-street parking, on-street bike lanes, vertical curb, gutter an 8-foot wide
landscape strip and 6-foot wide detached concrete sidewalk. The applicant is proposing to
construct bulb-outs on Street C and Fred Smith Street at intersections and at proposed
crosswalk locations.
c. Staff Comments/Recommendations: The applicant's proposal for Street A between Ten Mile
Road and Street C exceeds District policy which requires 5-foot wide concrete sidewalks on
commercial streets and should be approved as proposed. However, if a MUP is constructed
on Street C and Fred Smith Street instead of an on-street bike lanes (see finding below), then
a MUP should be constructed on Street A to provide continuity in the bike/pedestrian facilities
within the development.
The applicant's proposal to construct Street A east of Street C terminating in a cul-de-sac as a
public street should not be approved, as proposed. This segment of roadway should be
constructed as either a private road or drive aisle as it will function as a driveway, providing little
or no public benefit. The applicant should be required to construct a driveway at the intersection
of Street A and Street C (see image page 13 and driveway requirements under Findings 12.4c,
page 20).
As noted above in Findings #2, Street B's intersection with Franklin Road is not approved, as
proposed. Because of this Street B should be constructed as a private road or drive aisle and
stop at the proposed mid-block driveway location. See Findings 12.4c on page 20 for driveway
requirements.
The applicant's proposal for Street C and Fred Smith Street generally meets District policy with
the exception of the use of bulb-outs and on-street bike lanes. For bulb-outs to provide affective
traffic calming and assist in reducing street crossing widths for pedestrians, the bulb-outs need
to narrow the road to a point where the on-street bike lanes cannot be constructed meeting the
minimum standards. This creates confusion and unsafe conditions for cyclists at bulb-out
locations.
The applicant should be required to construct Street C and Fred Smith Street as 36-foot wide
local commercial street sections with 2 travel lanes, parking on both sides of the roadway,
vertical curb, gutter, and bulb-outs at intersections and pedestrian crossings with an 8-foot wide
planter strip and 10-foot wide multi-use pathways (MUPs) on both side of the roadway.
17 DRAFT Gasser Land Development/
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Bulb-outs should be constructed to provide a minimum of 24-feet of pavement between the
bulb-outs at the intersection, as measured from face of curb to face of curb. The applicant should
be required to provide written fire department approval of use the bulb-outs.
OR
If on-street bike lanes are desired then the applicant's proposed street section should be
approved, as proposed without the bulb-outs. The use of bike lanes and bulb-outs on the same
roadway is not approved.
Additional right-of-way may be required at intersections to accommodate MUP setbacks, see
MUP-06 (attachments page 32).
If MUPs are constructed, then a transition from a MUP to a bike lane will be needed at the east
end of Fred Smith Street. Transitions of bike lanes to the multi-use pathway should be provided
per the requirements of MUP-02 (see attachments page 33). The roadway section should be
reduced to a 41-foot street section removing the required asphalt for the on-street bike lanes.
The applicant should be required to dedicate right-of-way to 2-feet behind back of curb and
provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of
detached pedestrian facilities.
10. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Applicant's Proposal: The applicant is proposing to construct two local commercial streets to
intersect Ten Mile Road located as follows:
• Street A, located 1,330-feet north of Franklin Road
• Street B, located 505-feet south of the proposed Street A
c. Staff Comments/Recommendations: The applicant's proposal to construct Street A, located
1,330-feet north of Franklin Road meets District policy and should be approved, as proposed.
Site Access B located 505-feet south of the proposed local street, Street A, should not be
approved as proposed, as it does not meet Local Street Intersection Spacing on Minor Arterials
which requires a minimum offset of 660-feet from any other roadways. See Findings 2b on
page 13 for additional information. Street A is approved as a temporary full access public street
and may be restricted, as traffic conditions warrant, as determined by ACHD.
11. Stub Streets
a. Existing Conditions: There is an east/west collector roadway, Fred Smith Street, that was
constructed east of the site as part of ACHD's approval of the FedEx Shipping Center located
447-feet north of Franklin Road. The right-of-way for Fred Smith Street was dedicated to the
site's east property line; however, the street was not constructed to the site's east property line,
leaving a 50-foot wide gap from the terminus of the roadway west to the site's east property
line.
b. Applicant Proposal: The applicant is not proposing to complete the construction of Fred Smith
Street to the site's east property line.
The applicant is proposing to construct the east/west collector street, Wayfinder Avenue, to stub
to the site's southeast property line.
c. Staff Comments/Recommendations: As noted above in Findings 7c. on page 16, the
applicant should be required to enter into a Cooperative Development Agreement with ACHD
18 DRAFT Gasser Land Development/
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to complete the off-site portion of Fred Smith Street from the terminus of the roadway to the
site's east property line.
The applicant's proposal to construct Wayfinder Avenue to stub to the site's southeast property
line meets District policy, the MSM and the TMISAP and should be approved as proposed if the
requirements are met as per Findings 8c on page 16-17. If Wayfinder Avenue is constructed to
stub to the site's east property line, then the applicant should be required to construct a
temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue, as it extends greater
than 150-feet in length. The temporary cul-de-sac turnaround should be paved with a minimum
50-foot turning radius. If the temporary turnarounds extend onto a buildable lot, the entire lot
shall be encumbered by an easement and identified on the plat as a non-buildable lot until the
street is extended. Install a sign at the terminus of the stub street, stating, "THIS IS A
DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND
WIDENDED IN THE FUTURE."
12. Driveways
12.1 Franklin Road
a. Existing Conditions: There is an existing 36-foot wide driveway from the site onto Franklin
Road located 712-feet east of Ten Mile Road.
b. Applicant's Proposal: The applicant is proposing to close the existing driveway onto Franklin
Road located 712-feet east of Ten Mile Road with vertical curb, gutter, a 5-foot wide planter
strip and 5-foot wide detached concrete sidewalk to tie into the existing improvements on either
side.
The applicant is proposing to construct a 36-foot wide curb return type right-in/right-out only
driveway onto Franklin Road located 565-feet east of Ten Mile Road.
c. Staff Comments/Recommendations: The applicant's proposal to close the existing driveway
onto Franklin road located 712-feet east of Ten Mile Road meets District policy and should be
approved, as proposed.
The applicant's proposal to construct a driveway onto Franklin Road located 565-feet east of
Ten Mile Road does not meet District Access Management and Successive Driveway policies
which typically prohibits access to principal arterials, states that access shall be taken from a
lesser classified street and to align or offset from any other driveway on Franklin Road a
minimum of 450-feet. However, staff recommends approval of the proposed driveway location,
as it will be restricted to right-in/right-out only with the existing center median on Franklin Road,
and the need for the driveway was demonstrated in the TIS.
12.2 Ten Mile Road
a. Existing Conditions: There are 4 existing 38-foot wide paved curb return type driveways from
the site onto Ten Mile Road located as follows (measured centerline-to-centerline):
• 270-feet north of Franklin Road
• 610-feet north of Franklin Road
• 970-feet north of Franklin Road
• 1,300-feet north of Franklin Road
b. Applicant's Proposal: The applicant is proposing to close the two existing driveways onto Ten
Mile Road located 260-feet and 970-feet north of Franklin Road with landscaping.
The applicant is proposing to close the existing driveway onto Ten Mile Road located 610-feet
north of Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to
tie into the existing improvements on either side.
19 DRAFT Gasser Land Development/
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c. Staff Comments/Recommendations: The applicant's proposal to close the two existing
driveways onto Ten Mile Road located 260-feet and 970-feet north of Franklin Road with
landscaping does not meet District policy and should not be approved, as proposed. The
applicant should be required to close the driveways with vertical curb, gutter and 7-foot wide
attached concrete sidewalk to tie into the existing improvements on either side.
The applicant's proposal to close the existing driveway onto Ten Mile Road located 610-feet
north of Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to
tie into the existing improvements on either side meets District policy and should be approved
as proposed.
12.3 Wayfinder Avenue
a. Existing Conditions: Wayfinder Avenue is not constructed abutting the site.
b. Applicant's Proposal: The applicant is proposing to construct a 21-foot wide curb return type
driveway from the site onto Wayfinder Avenue located 242-feet north of Franklin Road
(measured centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal does not meet District
Driveway Location policy which requires driveways to be located a minimum of 440-feet from a
signalized intersection for a full access driveway and that access shall be taken from a lesser
classified street and should not be approved as proposed. Staff recommends the applicant
provide access to this portion of the site via Fred Smith Street.
12.4 Street A, Street C and Fred Smith Street
a. Existing Conditions: Street A, Street C and Fred Smith Street are not constructed within the
site.
b. Applicant's Proposal: The applicant is proposing to construct two 24-foot wide curb return
type driveways onto Street A, one on the north side and one on the south side of Street A
located 256-feet east of Ten Mile Road.
The applicant is proposing to construct a 25-foot wide curb return type driveway (north side)
onto Street C and a 30-foot wide driveway (south side) onto Street C located 630-feet west of
the site's east property line.
The applicant is proposing to construct a 25-foot wide curb return type driveway onto Fred Smith
Street located 312-feet west of the site's east property line.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
As noted above in Findings 9c on page 17, in lieu of constructing 2 local streets to intersect
Street C, the applicant should be required to construct a driveway onto Street C located in
alignment with the proposed Street A (see image on page 13) and a driveway onto Street C
located 505-feet south of Street A.
13. Other Access
Franklin Road is classified as a principal arterial and Ten Mile Road is classified as a minor arterial
roadway. Other than the access specifically approved with this application, direct lot access is
prohibited to these roadways and should be noted on the final plat.
D. Policy
1. Federal Accessibility Design Guidelines and Standards
District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access
Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG), 36
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CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and
https//www.access-board.gov/files/prowag/planning-and-design-for-aIternatives.pdf for additional
information).
2. Minor Improvements
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
3. Livable Street Performance Measures
District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for
evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation
network that serves all ages and abilities. Bike and pedestrian facilities built through development
should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a
minimum of 5-feet.
4. Franklin Road and Ten Mile Road
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken to all
of the adjacent streets. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact
the District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state The
standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically
accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped
median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a
minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from back-of-curb.
Other bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the
discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required
in order to connect to existing facilities, the street section shall be 75-feet to allow for a 5-foot wide
bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100-
feet.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation
for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact
fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the
Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
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The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor
for future capacity improvements, as provided in Section 7300.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District's planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of-
way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind
the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the
pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to
the entire site. Curb, gutter and additional pavement widening may be required (See Section
7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Franklin Road is designated in the MSM as a
Planned Commercial Arterial and Ten Mile Road is designated in the MSM as a Residential Mobility
Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-
way.
5. Fred Smith Street and Wayfinder Avenue
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets. Improvements shall
include transitional segments in accordance with ADA and the current version of PROWAG.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street
is designated with a typology on the Master Street Map, that typology shall be considered for the
required street improvements. If there is no typology listed in the Master Street Map, then standard
street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian
facilities above those identified in the Livable Streets Design Guide and Master Street Map to
ensure the safest facility possible based on current best practice.
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Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-
of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and
width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk or multi-use path is located within an
easement; in which case the District will require a minimum right-of-way width that extends 2-feet
behind the back-of-curb on each side.
The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes. If a multi-use path is determined to be the required treatment, the street section shall be
reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a
path is installed, the street section may be reduced to 26-feet.
Off-Site Streets Policy: District Policy 7206.2.3 states that if the proposed development is not
served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or a
minimum 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3-foot
wide gravel shoulders from the site to the public street specified by the District; OR the developer
shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 5-foot wide
detached asphalt/concrete pedestrian facility, from the site to a public street specified by the District.
Alternatives to pavement widening including sidewalks and multi-use paths or other proposals, may
be considered by the District. The extent of roadway improvements (improvement type and length)
will be determined by evaluating certain criteria. Criteria to establish improvement type and length
include but are limited to: traffic volumes (existing and projected); number of pedestrians (existing
and projected); location of pedestrian "attractors" and "generators" (i.e. parks and schools); number
of access points/streets serving the proposed development; usable right-of-way; need for traffic
calming; utilities and irrigation facilities. All utility relocation costs associated with the off-site street
widening shall be borne by the developer.
Continuation of Streets Policy: District Policy 7206.2.4 states that an existing street, or a street
in an approved preliminary plat, which ends at a boundary of a proposed development shall be
extended in that development. The extension shall include provisions for continuation of storm
drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood
commercial centers, transit stops, etc.
• Promotes orderly development.
Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed within
the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide.
Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a
minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development
Review staff will be responsible for determining the required facility. The path shall be built 8-feet
behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged
23 DRAFT Gasser Land Development/
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between the pedestrian facility and the roadway when irrigation and maintenance will occur by the
adjacent property owner or HOA through an approved license agreement. Vertical hardscape
alternatives to street trees may be considered in the buffer space when street trees are not
practicable.
Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be
allowed to deviate from a straight line when authorized by Development Review staff to meet site
specific conditions (i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of
the right-of-way. The easement shall encompass the entire area between the right-of-way line and
2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, collector street requirements, and specific roadway features
required through development. The segment of Fred Smith Street is shown on the MSM to run
east/west from Benchmark Avenue west to stub to this site's east property line and is designated
as an Industrial Collector with 3-lanes and on-street bike lanes, a 46-foot street section within 74-
feet of right-of-way.
New Collector ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street
Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new north/south collector roadway, Wayfinder Avenue,
was identified on the MSM with the street typology of Industrial Collector. The new north/south
collector roadway should be constructed as a 3-lane roadway with bike lanes, a 47-foot wide street
section within 74-feet of right-of-way and in alignment with Wayfinder Avenue on the south side of
Franklin Road and continue north along the site's east property line to intersect Fred Smith Street
the east/west collector roadway.
6. Internal Local Commercial Streets
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for
improving all commercial street frontages adjacent to the site regardless of whether or not access
is taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7208.5 states that right-of-way widths for
new commercial streets shall typically be 50 and 70-feet wide and that the standard street section
will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck
traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and a center turn lane and bike lanes.
Off-Site Streets Policy: District Policy 7208.2.3 states that if the proposed development is not
served by a public street, the developer shall pave the street or widen the existing pavement to
provide a 30-foot wide (minimum) paved street with 3-foot gravel shoulders from the proposed
development to the public street specified by the District. Wider street widths may be required
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depending on the magnitude of the development and other factors, including the potential for
bicycle, bus and pedestrian traffic.
If the proposed development is served by a paved public road less than 30-feet wide, the developer
shall widen the pavement to a minimum of 30-feet wide or add 3-feet of additional pavement plus
3-foot gravel shoulders to the existing road, whichever is greater. The road shall be widened from
the site to the public street specified by the District. All utility relocation costs associated with the
off-site street widening shall be borne by the developer.
Continuation of Streets Policy: District Policy 7208.2.4 states that an existing street, or a street
in an approved preliminary plat, which ends at a boundary of a proposed development shall be
extended in that development. The extension shall include provisions for continuation of storm
drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries, water and
sewer.
• Promotes orderly development.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be
constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway
strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to
provide increased safety and protection of pedestrians. Consult the District's planter width policy if
trees are to be placed within the parkway strip.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within
the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7208.5.7 states that the minimum radius permitted for a
turnaround is 55-feet to back-of-curb.
Landscape Medians Policy: District policy 7208.5.15 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width shall
be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a"hold harmless" clause; requirements for maintenance by the developer;
liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
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7. Roadway Offsets
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new
local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the
minimum allowable offset shall be 660-feet as measured from all other existing roadways as
identified in Table la (7205.4.6).
Local Offset Policy: District policy 7208.4.2, requires commercial roadways intersecting other local
streets (residential, industrial or commercial)to provide a minimum offset of 125-feet from any other
roadway or intersection (measured centerline to centerline).
8. Stub Streets
Stub Street Policy: District policy 7206.2.4.3 and 7208.2.4.3 states that stub streets will be
required to provide circulation or to provide access to adjoining properties. Stub streets will conform
with the requirements described in Section 7206.2.4 and 7208.2.4, except a temporary cul-de-sac
will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed
at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY.
THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will remain
free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4.4 and 7208.2.4.4 requires that the
design and construction for cul-de-sac streets shall apply to temporary dead end streets. The
temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-
de-sac. The developer shall grant a temporary turnaround easement to the District for those
portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance
where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by
the easement and identified on the plat as a non-buildable lot until the street is extended.
9. Driveways
9.1 Franklin Road
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section and
Section 7202. Access points shall be reviewed only for a development application that is being
considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the street
having the lesser functional classification. If it is necessary to take access to the higher classified
street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 b under
District policy 7205.4.7, unless a waiver for the access point has been approved by the District
Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out
only, and the District will require the construction of a raised median to restrict the left turning
movements.
Number of Driveways on Arterials: District policy 7207.4.4 The intent of this policy is to limit the
number of access points to those that are warranted or necessary to serve the development, while
maintaining the function and performance of the arterial. The guidelines below shall be used when
more than one access point is being requested with a development.
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Additional driveways may be considered when one or more of the following conditions are met:
• The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering
and exiting traffic).
• Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater
than 1 of a STOP controlled intersection during either the peak hour of the street or the
peak hour of the site traffic generation.
• A District approved traffic impact study and analysis determines that conditions warrant
additional driveways.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial
roadways to be located a minimum of 355-feet from the nearest intersection for a right-in/right-out
only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal
arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 450-feet from any
existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum
width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume
driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for
low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance
with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
"is permitted for use until appropriate alternative access becomes available". Temporary access
may be granted through a development agreement or similar method, and the developer shall be
responsible for providing a financial guarantee for the future closure of the driveway.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so
that the driver does not need to re-enter the public street system.
9.2 Ten Mile Road
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section and
Section 7202. Access points shall be reviewed only for a development application that is being
considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the street
having the lesser functional classification. If it is necessary to take access to the higher classified
street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under
District policy 7205.4.6, unless a waiver for the access point has been approved by the District
Commission.
Number of Driveways on Arterials: District policy 7207.4.4 The intent of this policy is to limit the
number of access points to those that are warranted or necessary to serve the development, while
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maintaining the function and performance of the arterial. The guidelines below shall be used when
more than one access point is being requested with a development.
Additional driveways may be considered when one or more of the following conditions are met:
• The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering
and exiting traffic).
• Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater
than 1 of a STOP controlled intersection during either the peak hour of the street or the
peak hour of the site traffic generation.
• A District approved traffic impact study and analysis determines that conditions warrant
additional driveways.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial
roadways from a signalized intersection with a single left turn lane shall be located a minimum of
330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-
feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized
intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest
intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection
for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table la, requires driveways located on minor
arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any
existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum
width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume
driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for
low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance
with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so
that the driver does not need to re-enter the public street system.
9.3 Wayfinder Avenue
Access Policy: District Policy 7205.4.1 states that all access points associated with development
applications shall be determined in accordance with the policies in this section and Section 7202.
Access points shall be reviewed only for a development application that is being considered by the
lead land use agency. Approved access points may be relocated and/or restricted in the future if
the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle
and bus routes.
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Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways
located on collector roadways near a signalized intersection to be located outside the area of
influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and
a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway.
Dimensions shall be measured from the centerline of the intersection to the centerline of the
driveway.
Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector
roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or
offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum
width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume
driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for
low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance
with Table 2 under District Policy 7206.4.6.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
9.4 Street A, Street B, Street C and Fred Smith Street
Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector/arterial or arterial street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street, but
the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated,
the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge
of the intersection and a turnaround shall be provided.
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10. Traffic Calming
Speed Control and Traffic Calming Policy: District policy 7208.3.7 states that the design of
commercial street systems should discourage excessive speeds by using passive design elements.
If the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, then the District will require changes to the layout and/or the addition
of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also
consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design
element. These alternative methods may require a maintenance and/or license agreement.
11. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
13. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
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Attachments
31 DRAFT Gasser Land Development/
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The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments)
Executive Summary
EXECUTIVE SUMMARY
Kittelson &Associates, Inc. (Kittelson) has prepared a Transportation Impact Study(TIS)for the proposed
The Gateway at 10 Mile development. The Gateway at 10 Mile is located on the northeast corner of the
Ten Mile Road/Franklin Road intersection within the City of Meridian area of influence.The proposed site
is currently vacant farmland and consists of approximately 41.28 acres. GFI-Meridian Investments III, LLC
submitted application to the City of Meridian requesting annexation and zoning of the land from RUT in
Ada County to the C-G (26.54 acres) and R-40 (14.74 acres) zoning districts to accommodate the future
construction of a mixed-use commercial and high-density residential development.
The development plan proposes to build approximately 440 multi-family (mid-rise) and townhomes,
106,000 sq. ft. retail, and 100,000 sq. ft. office space. The anticipated buildout year is 2025. The
development plan proposes two full-movement accesses on Ten Mile Road, one right-in/right-out access
on Franklin Road and the extension of Wayfinder Avenue along its' frontage. Wayfinder Avenue is
planned to be extended in the future to Franklin Road and operate a traffic signal.The TIS resulted in the
following findings and recommendations. ACHD has reviewed and accepted the technical analysis on
August 11, 2021. Appendix A includes the email correspondence from ACHD and response to ACHD
comments.
FINDINGS
Existing Conditions
• The study evaluated three off-site intersections during the AM and PM peak period of a typical
weekday.
• All study intersections were found to operate at acceptable operating standards during the
existing weekday AM and PM peak hours except for:
o Ten Mile Road/1-84 Interchange
■ The intersection is operating at LOS E during the weekday PM peak hour.
■ The southbound left turn movement operates at a v/c of 0.97 during the weekday
AM peak hour and a v/c of 1.10 during the weekday PM peak hour.
■ The intersection does not meet Idaho Transportation Department(ITD) operating
thresholds. It does operate under capacity. No mitigations are proposed for this
study due to the significance of any improvements at this location.The ITD should
conduct a separate study to determine appropriate improvements to the
interchange.
• All study roadway segments operate within the Ada County Highway District (ACHD) volume
threshold under existing conditions.
I� 2 Kittelson&Associates,Inc.
The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments)
Executive Summary
• Crash data at the study intersections and roadway segments for the most recent five years of
complete data (2015-2019) were analyzed. No crash trends were identified.
Year 2025 Background Traffic Conditions
• Year 2025 background traffic volumes were forecast using a 5%compounded annual growth rate.
The proposed Ten Mile Mixed-Use Development traffic volumes were added as in-process.
• All study intersections were found to operate at acceptable operating standards in the year 2025
background traffic conditions during the weekday AM and PM peak hours except for:
o Ten Mile Road/1-84 Interchange
■ All findings and mitigations required at this intersection to meet operational
standards outlined under existing conditions remain consistent in the year 2025
background traffic conditions.
o Ten Mile Road/Franklin Road
■ The intersection is anticipated to operate at an overall v/c of 1.02 during the
weekday AM peak hour and 1.04 during the weekday PM peak hour.
■ The eastbound right and southbound through operate at v/c = 1.03 and 1.02
during the AM peak period and the westbound left operates at v/c = 1.13 during
the PM peak period.
■ The intersection was mitigated by adding an eastbound right-turn overlap as that
is the proposed mitigation by the proposed Ten Mile Mixed-Use Development
project. However, the overall intersection v/c was still above the 0.90 ACHD
performance threshold.
■ A shoulder hour was analyzed in accordance with ACHD Policy 7106.7.3
Alternative Mitigation Measures. The intersection met ACHD's standards.
Therefore, no mitigation is required at this intersection.
• All study roadway segments operate within the ACHD volume threshold under year 2025
background traffic conditions except for the Ten Mile Road segment immediately north of
Franklin Road/Ten Mile Road. Per ACHD's Policy 7106.7.3, this segment was analyzed with
shoulder hour volumes and found to operate acceptably under the shoulder hour conditions.
Therefore, no mitigation is required on this segment.
Trip Generation
• The development plan proposes to build approximately 440 multi-family (mid-rise) and
townhomes, 106,000 sq. ft. retail and 100,000 sq. ft. office space.
I� 3 Kittelson&Associates,Inc.
The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments)
Executive Summary
• The development is estimated to generate a total of 5,532 daily net new trip ends, of these 445
are estimated to occur in the weekday AM peak hour (255 inbound/190 outbound), and 496 are
estimated to occur in the weekday PM peak hour (219 inbound/277 outbound).
Year 2025 Total Traffic Conditions
• All study intersections were found to operate at acceptable operating standards in the year 2025
total traffic conditions during the weekday AM and PM peak hours except for:
o Ten Mile Road/1-84 Interchange
■ All findings and mitigations required for intersections to meet operational
standards outlined under existing conditions remain consistent in the year 2025
total traffic conditions.
o Ten Mile Road/Franklin Road
■ The intersection is anticipated to operate at LOS E with an overall v/c of 1.05
during the weekday AM peak hour and 1.10 during the weekday PM peak hour.
■ The eastbound right-turn and southbound through movements are projected to
operate with a v/c of 1.11 and 1.05, respectively during the weekday AM peak
hour. The westbound left-turn, westbound through, and northbound through
operate at v/c = 1.35, 1.02 and 1.05 during the PM peak period.
■ Under the shoulder hour analysis, the intersection is projected to meet ACHD's
standards. Therefore, no mitigation is proposed at this intersection as it is fully
built-out and has no planned/programmed improvements on ACHD's Capital
Improvements Plan and Integrated Five-Year Work Plan.
o Franklin Road/Wayfinder Avenue
■ The southbound left-turn movement is anticipated to operate at a v/c of 2.46
during the weekday PM peak hour.
■ This intersection is anticipated to be a signal in the future. Signal poles are already
in place at the intersection.The signal is anticipated to be operating by 2025, built
out year of the site, but ACHD does not have a timeline set for activating the
signal. With a signal in place, the intersection is projected to meet ACHD
standards.
• All study roadway segments operate within the ACHD volume threshold under year 2025 total
traffic conditions except for the segment immediately north of Franklin Road/Ten Mile Road
intersection. Per ACHD's Policy 7106.7.3, this segment was analyzed with shoulder hour volumes
and still found to be overcapacity under the shoulder hour conditions. Since Ten Mile Road is
constrained to a 5-lane facility in the ACHD Master Street Map, no additional mitigation is
proposed for Ten Mile Road under year 2025 total traffic conditions.
• In accordance with ACHD's Alternative Mitigation Policy 7106.7.3 if the impacted roadway
segments or intersections meet the minimum LOS thresholds in the shoulder hour, then the
I� 4 Kittelson&Associates,Inc.
The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments)
Executive Summary
applicant may suggest feasible alternative mitigation within 1.5 miles of the proposed
development.
o As alternative mitigations,the development proposes multiple improvements to bike and
pedestrian connectivity in the area.The development proposes detached sidewalks along
the site frontage and internal roadways. These sidewalks provide connectivity between
the existing residential area north of the site and developing commercial area south of
the site,especially with the addition of the crosswalks at the intersection of Franklin Road
and Wayfinder Avenue when it becomes signalized. These connectivity improvements
create a clear and safe connection for cyclists and pedestrians to access these commercial
and residential areas. The cyclists and pedestrians can access these areas without the
need to travel through the high-volume intersection of Franklin Road and Ten Mile Road.
Site Access Evaluation
• The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following site
access points:
o Ten Mile Road/Site Access A
■ Southbound left-turn lane (Currently present as a two-way left-turn lane)
■ Northbound right-turn lane
o Ten Mile Road/Site Access B
■ Southbound left-turn lane (Currently present as a two-way left-turn lane)
■ Northbound right-turn lane
o Site Access C/Franklin Road
■ Westbound right-turn lane
o Franklin Road/Wayfinder Avenue
■ Eastbound left-turn lane (This lane is currently present.)
• Four access scenarios were evaluated, which include:
o The development plan, presented in this report includes two accesses on Ten Mile Road,
a right-in/right-out access on Franklin Road, extension of Wayfinder Avenue, and the
signalized connection of the Wayfinder Avenue and Franklin Road intersection.
■ Projected to meet ACHD operating standards.
o Access Scenario#1 includes two accesses on Ten Mile Road and no accesses on Franklin
Road.The Wayfinder Avenue connection is omitted between the proposed development
and Franklin Road.
■ Projected to not meet ACHD operating standards.
I� 5 Kittelson&Associates,Inc.
The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments)
Executive Summary
o Access Scenario#2 includes two accesses on Ten Mile Road and a right-in/right-out access
on Franklin Road. The Wayfinder Avenue connection is omitted between the proposed
development and Franklin Road.
■ Projected to meet ACHD operating standards.
o Access Scenario #3 includes two accesses on Ten Mile Road and one signalized access
connection via Wayfinder Avenue and Ten Mile Road intersection.
■ Projected to meet ACHD operating standards. However, the applicant does not
own the entire frontage of the future Wayfinder Avenue, so unable to complete
the connection with the development plan.Therefore,ACHD operating standards
would not be met in the interim.
• Since the Wayfinder Avenue connection with Franklin Road will not be completed with the
proposed development (the applicant does not own the entire frontage of the future Wayfinder
Avenue, so unable to complete the connection), the proposed development is recommended to
be constructed with two full-movement accesses on Ten Mile Road and one right-in/right-out
access on Franklin Road as demonstrated with the proposed development plan and Access
Scenario #2. A raised median exists on Franklin Road, which makes it easy to accommodate a
right-in/right-out access on Franklin Road. This approach would be consistent with other
constructed developments in the vicinity of the site and previously approved by ACHD.
• The intersection sight distance evaluation identified that intersection sight distance can be
achieved at all site accesses.
RECOMMENDATIONS
Based on the report's analyses and evaluation findings, recommendations were developed accordingly
for time scenario's conditions.
Year 2020 Existing Traffic Condition Mitigations (Without the Proposed Development)
The following mitigations are recommended to accommodate the year 2020 traffic volumes.
• ITD to conduct a separate study of the Ten Mile Road/1-84 interchange.
Year 2025 Background Traffic Condition Mitigations (Without the Proposed Development)
• Install an eastbound right-turn overlap phase to the traffic signal at the Ten Mile Road/Franklin
Road intersection. This improvement is identified as mitigation in the TIS for the proposed Ten
Mile Mixed-Use Development project.
Additional Year 2025 Mitigations Needed with The Gateway at 10 Mile
• Site Access A on Ten Mile Road
I� 6 Kittelson&Associates,Inc.
The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments)
Executive Summary
o Construct a northbound right-turn lane at Site Access A with approximately 100 feet of
vehicle storage. The right-turn lane taper should be between 8:1 and 15:1.
o Maintain the southbound left-turn lane through the existing two-way, left-turn lane.
• Site Access B on Ten Mile Road
o Construct a northbound right-turn lane at Site Access B with approximately 100 feet of
vehicle storage. The right-turn lane taper should be between 8:1 and 15:1.
o Maintain the southbound left-turn lane through the existing two-way, left-turn lane.
• Site Access C on Franklin Road
o Construct a westbound right-turn lane at Site Access C with approximately 100 feet of
vehicle storage. The right-turn lane taper should be 15:1.
• Franklin Road/Wayfinder Avenue
o Maintain the existing eastbound left-turn lane at the Franklin Road/Wayfinder Avenue
intersection.
• Pedestrian and Bicycle Connectivity
o Include detached sidewalks along the site frontage and internal roadways and bike lanes
on the internal roadways, as proposed in the development plan.
• All Site Accesses
o Construct all accesses to the development with the following designations:
■ All local streets within the development should be constructed with one travel
lane in each direction.
■ Site driveways with access to public streets should provide sufficient stacking
distance for four vehicles (100 feet) to ensure acceptable operation and
accommodate larger vehicles, including utility service and delivery vehicles.
■ Site accesses along Ten Mile Road and Franklin Road should match the existing
grade or be higher at the intersection to ensure the best possible sight distance.
■ All accesses and internal streets should be designed to provide adequate
intersection site distance. Shrubbery and landscaping near the intersection and
site access point should be maintained to ensure adequate sight distance is
maintained.
■ Site accesses are assumed to match the existing grade of the connected roadway
at the intersection and back at least one car length. Significant changes to the
approach grade could impact the sight distances.
■ Shrubbery,weeds, and landscaping near the internal intersections and site access
points should be maintained to ensure adequate sight distance.
I� 7 Kittelson&Associates,Inc.
The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments)
Executive Summary
■ If widening occurs along any of the site access road, care should be taken to
ensure adequate grades and intersection sight distance is maintained.
I� 8 Kitteison&Associates,Inc.
\DAHp
* * Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT
9 z P.O. Box 8028 • Boise, ID 83707-2028
ym Qa� Your Economic Opportunity (208) 334-8300 • itd.idaho.gov
Ap9rATIpN
April 1, 2021
Trevor Gasser Derek Gasser
TGI Corp. DFG Development
74 East 500 South, Suite 200 74 E 500 S Suite 225
Bountiful, UT 84010 Bountiful, UT 84010
Mobile 801-809-9731 (801) 721-6281 -cell
Office 801-292-5000 (801) 512-2221 -office
trevor@tgirealestate.com dgasser@dfgdevelopment.com
VIA EMAIL
RE:The Gateway at 10 Mile—ITD TIS Acceptance Letter
Dear Mr. Gasser,
The Idaho Transportation Department(ITD) appreciated the opportunity to review the Gateway at 10 Mile Traffic
Impact Study (TIS) located on the northeast corner of Ten Mile Road and Franklin Road.We have completed our
review and although we do not have any technical questions, we do have concerns for the development's added trips
to the Ten Mile Interchange. As the Gateway at 10 Mile is not requesting direct access to a state highway system, ITD
does not have jurisdictional authority to require mitigation improvements for this development's impacts to ITD's
transportation network. However, ITD is responsible for ensuring the State highway properly addresses safety and
mobility. New development growth, both on and off the State highway system, contributes to increased congestion. I
would like to reach out to you to discuss a voluntary contribution towards a future project at the Ten Mile interchange
to mitigate some of the safety and congestion concerns that this development is contributing too.
The Gateway at 10 Mile's Traffic Impact Study(TIS) determined that the development's added traffic to the
southbound left turn movement at the Ten Mile Interchange results in vehicles stacking not only in the turn lane but
also spilling back into the southbound thru lanes.This will result in rear-end crashes and increased overall congestion
at the interchange. ITD has discussed this concern with ACHD and are looking to program a project to lengthen the
southbound left turn lanes. ITD's current ITIP program would not allow for funding of such improvements until 2028 or
later. ITD would appreciate your development's consideration into entering into a Transportation Mitigation
Agreement with the department to contribute what we have calculated as your proportionate impacts to the Ten Mile
Interchange southbound left turn lane.Your contribution of$19,107 will be set aside specifically towards accelerating
a future project at the Ten Mile Interchange to increase mobility and safety of your residents. Details of the calculation
and cost estimate are included in the attached Staff Technical Report.
Page 1 of 2
\DAHp
* * Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT
9 z P.O. Box 8028 • Boise, ID 83707-2028
ym Qa� Your Economic Opportunity (208) 334-8300 • itd.idaho.gov
Ap9rATIpN
I have attached a draft Transportation Mitigation Agreement(TMA). If you are interested in effecting positive
transportation changes at the Ten Mile interchange, please reach out to me and we can discuss the terms of the draft
TMA further.
Maintaining safety and mobility for Idaho's motorists is of utmost importance to ITD.We appreciate your
improvements to livability in Meridian and sincerely hope you consider contributing towards mitigating for impacts
your residents will make to the State highway system. We want them to be travel safely and efficiently around
Treasure Valley. If you have any questions or would like to discuss the department's TMA proposal, please contact me
by email at Erika.Bowen@itd.idaho.gov or 208-265-4312 extension#7.
Sincerely,
Erika R. Bowen, P.E.
ITD—District 3
(Acting) Development Services Manager
Cc:
Sonya Allen—City of Meridian
Page 2 of 2
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Vehicles, Pedestrians, And Bicycles. (Reference 3, 4) A
O Crossing(s) Of The Mainline To Be Provided If Side Street Is A O M Width Of MUP Curb Ramp Shall Be Equal To Or Greater Than Public Roadway. May Not Be Required For Private Roadways Or
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OWhen Crossing Of Mainline Is Required, Both Mainline Curb Design.
Ramp Widths Shall Be Equal To Or Greater Than The MUP O At Grade Crossing Shown, Raised Crossings To Be Considered
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Drawing TS-1112.03 (Reference 10).
32 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
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02 Buffer Material May Be Traversable Until Bike Ramp Deflection. Buffer Treatments/Materials To Be Determined On A Case—By—Case Basis
During Project Design. M
OIntroduce Geometric Deflection Via Detectable Edge/Buffer For Positive Guidance Along Pedestrian Desirable Path. 2' Minimum Deflection
Length On Roadway Side Of Bike Ramp. Detectable Edge/Buffer Treatments Including TWSIs, Curbs, Aggregates, Or Other Detectable
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4 Match Receiving Bike Facility Width, 5' Minimum.
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O30' Minimum Before Any Bike Lane Grossing Conflicts (I.E. On—Street Parking, Turn Lanes, Etc.)
33 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements . The applicant's engineer should provide documentation of compliance to District
Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) 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.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property, which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
34 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010
Request for Appeal of Staff Decision
To request an appeal of a staff level decision, see District policy 7101.6.7 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
Request for Reconsideration of Commission Action
To request reconsideration of a Commission Action, see District policy 1006.11 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
35 DRAFT Gasser Land Development/
MPP21-0009/ H-2024-0010