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HomeMy WebLinkAboutACHD MEMORANDUM September 7, 1998 To: Larry Durkin DAKOTA COMPANY, INC. From: Tom Bauwen RE: Family Center At Meridian ACHD -History of Events ~ ~~~ c~.~ REcErvED S E P - 4 1998 CITY OF MERIDIAN ~~ The following is the history of events, submittals and meetings with ACRD concerning the Family Center At Meridian project: - December 18, 1998: Phone conversation with Mr. Dave Szplett, concerning the general design criteria for the project - February 5, 1998: Phone conversation with Dave Szplett, the status of Pine street in the ACRD work plan and requirements that would be placed on the Developer. - April 24, 1998: Meeting with ACFID Staff. Reviewed site plan and the design criteria required by ACRD. - May 20, 1998: Meeting held with ITD Staff. Reviewed the site plan and their design criteria for Eagle Road - June 11, 1998: Conditional Use Permit application submitted to City - June 26, 1998: Traffic study submitted to ACRD and City - July 08,1998: Received copy of a letter from Mr. Lance Johnson at ITD to Dave Szplett with questions and comments about traffic study ^ PHONE (208) 343-5223 EAX (208) 343-4954 380 EAST PARKCENTER BLVD. SUITE 100 BOISE, IDAHO 83706 i • Memorandum September 7, 1998 page 2/3 - July 10, 1998: Received written response from Dave Szplett, ACRD with questions and comments about traffic study - July 25, 1998: Pat Dobie submitted a response to the July 8, and July 10, 1998 letters from ACFID and ITD - July 28, 1998: Meeting held with ITD and ACRD Staff.. Reviewed the July 25, 1998 response letter from Pat Dobie. Both agencies said they would review the response and let us know if they had any additional questions or comments. - July 30, 1998: A second letter received from Dave Szplett with questions and comments concerning the traffic study and response from Pat Dobie of July 25, 1998. - August O5, 1998: Pat Dobie submitted a response to Mr. Szplett's letter of July 30, 1998. - August 07, 1998: Meeting held with ACRD to review the August 07, 1998 response from Pat Dobie. - August 20, 1998: First Staff report received from ACRD - August 21,1998: Tech Review meeting with ACRD Staff and ITD. Received a Second Edition of StaffReport. Discussion resulted in the need for corrections and revision to the Second Edition of the ACRD Staff Report. Mr. Lance Johnson of ITD indicated that he was satisfied with the traffic study. The design drawings for the Eagle Road improvements could be submitted to ITD at any time for review and issuance of a driveway permit. - August 24, 1998: Received the Third Edition of the ACFID Staff Report. • • Memorandum September 7, 1998 page 3/3 August 28, 1998: Technical review meeting with ACRD Staff. Staff presented the Fourth Edition of ACRD Staff Report. The report was reviewed in detail. The discussion resulted in the need for a Fifth Edition to the ACRD Staff Report. Mr. Larry Sale indicated the Fifth Edition would be available Tuesday, September 2, 1998. September 4,1998: Mr. Larry Sale phoned and indicated that he had met with the Staff of ACRD and the Fifth Edition of the Staff Report would not be available until Wednesday, September 9, 1998. cc: File a . ~~~~ • ADA OUNTY HIGHWAY DIS`fRICT Planning and Development Division Development Application Report MCU-17-98 Meridian Family Center /~ 8!~~ y~~,~o~ ~~~s~ SEC Fairview Avenue & Eagle Road The applicant is requesting conditional use approval for an 848,000-square foot retail shopping center. The 74.74-acre site is located on the southeast corner of Eagle Road and Fairview Avenue in Meridian. This development is estimated to generate 26,950-additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual and the submitted traffic study. -The Commission previously reviewed and conceptually approved this project as part of the Crossroads Subdivision in 1995. In the original review, only the residential component was approved. The District required a traffic analysis and conceptual review of the entire site (e.g. the commercial and residential components), because of the concern for traffic volumes and operations. The residential component was approved by the District and the subdivision is in the final stages of construction. -The current application is very similar to the original application. Staff is not able to discern any major difference between the original concept and this new proposal. Roads impacted by this development: Eagle Road Fairview Avenue Pine Street Records Drive Presidential Drive ACHD Commission Date - Septembe 1998 - p.m. ~~~ • Facts and Findings: General Information Owner -Developers Diversified Realty Corporation Applicant -Developers Diversified Realty Corporation care of the Dakota Company Inc. I-L -Existing zoning I-L -Requested zoning 74.74 -Acres 2 -Proposed building lots 0 -Proposed dwelling units 848,000 -Total square feet of proposed building 0 -Square feet of existing building 1,000± -Total lineal feet of proposed public streets 145- Traffic Analysis-:Zone (TAZ)' West Ada -Impact Fee Benefit Zone Western Cities -Impact Fee Assessment District Eagle Road (a ighway 5~ Principal arterial Traffic count 27,564 on 10/97 2,600-feet of frontage 140-feet existing right-of--way (70-feet from section line) 140-feet required right-of--way (70-feet from section line) Eagle Road is improved with a 78-foot street section with five travel lanes and no curb, gutter or sidewalk. Eagle Road is State Highway 55 and is under the jurisdiction of the Idaho Transportation Department (ITD) Fairview Avenue Principal arterial Traffic count 21,900 on 10/97 2,600-feet of frontage 100 to 108-feet existing right-of--way (50 to 54-feet from section line) 108-feet required right-of--way (54-feet from section line) Fairview Avenue is improved with a 68-foot street section with five travel lanes and no curb, gutter or sidewalk. Pine Street Collector street with bike lane designation No traffic count available (this roadway segment is not open) 650-feet of frontage 0-feet existing right-of--way 90 to 96-feet required right-of--way (48-feet from mid-section line) MCU 1798.COM Page 2 The right-of--way for this segment of Pine Street has not been dedicated nor has it been constructed. Construction of this segment of Pine Street between Eagle Road and Cloverdale Road is included in the current Five Year Work Program, to be completed in FY 2002. Continued and extensive development within the area may accelerate the need for this facility. Presidential Drive Local commercial street with no bike lane designation Traffic count 1,178 on 12/4/96 700-feet of frontage 69-feet existing right-of--way (34.5-feet from centerline) 69-feet required right-of--way (34.5-feet from centerline) Presidential Drive is constructed as two 1,4-foot roadways separated by a 14-foot median island. The roadway has curb, gutter and sidewalk on both sides of the street. This roadway segment was platted and constructed as part of the Crossroads subdivision. Records Drive Local commercial street with no bike lane designation Traffic count not available 800-feet of frontage No existing right-of--way (34.5-feet from centerline) 60 to 84-feet required right-of--way (30 to 42-feet from the future centerline) Records Drive has not yet been constructed between Fairview Avenue and the Crossroads subdivision. A paved, but temporary access has been constructed as a secondary access to the residential development. This access is temporary until the current application constructs the final segment. 2. Utility street cuts in new pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Eagle Road (State Highway 55) is under the jurisdiction of Idaho Transportation Department (ITD). Application materials should be submitted to ITD for review and requirements of that Department and the applicant should submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. The applicant may contact District III Traffic Engineer Lance Johnson at 334-8340. 4. Eagle Road traffic volumes have increased an average of 16% over the last seven years. Traffic has increased an average of 20% over the last four years. The APA model assumes a 4% annual growth rate until the Year 2015. While it is unlikely that the 20% growth rate will be maintained, there is some question about the accuracy of the 2015 traffic forecast. 5. District staff requested an extensive traffic impact study summary for this project because: the retail center is estimated to generate 30,000 daily vehicle trips, concern about the impact of the MCU 1798.COM Page 3 ~ s development on traffic accessibility to Eagle Road and Fairview Avenue, and the operation of the Eagle/Fairview intersection. ACHD staff and the staff of the Idaho Transportation Department (ITD) reviewed the submitted DRAFT traffic analysis prepared by Dobie Engineering Inc. Both agencies responded with lengthy review letters and requests for additional data. An addendum was submitted by the applicant's consultant. Both ITD and ACHD staffs reviewed the addendum and requested mote in-depth analysis by a second set of review letters. A second addendum was submitted by the applicant's consultant. Following is a summary of the traffic analysis submitted by Dobie Engineering and a list of recommendations. Evaluation of the traffic analysis summary (Dobie Engineering) and supplemental field analysis by staff provided the following information: a. The proposed. project is estimated to generate 26,950 total daily vehicle trips. However, the actual additional traffio volume added to the street system is approximately 20,000 to 21,000 daily vehicle trips because of passby trips already on the adjacent roadways. b. The proposed project is estimated to generate 2,570 total peak hour vehicle trips. However, will only add approximately 1,750 to 2, 020 peak hour vehicle trips to the external trip network because of passby trips already on the adjacent roadways. c. The anticipated 2,570 peak hour vehicle trips are the result a trip rate of 3.03 peak hour vehicle trips per 1,000 sq ft of floor area. This number is in compliance with the data provided by the Institute of Transportation Engineers (ITE). District staff completed peak hour traffic counts at two smaller local shopping centers. The observed numbers matched the ITE data for a similar sized shopping center. Staff therefore accepts the submitted figures for peak hour trip generation. d. The project site was originally reviewed as a retail center site in 1995 as part of the Crossroad Subdivision Traffic Analysis. The residential component of this site was approved and is currently under construction. The current forecast trip generation from the commercial component of this site is consistent with the assumptions from the original (1995) study. e. The submitted site plan shows several driveways on Pine Street, Eagle Road and Fairview Avenue. f. Pine Street is a designated collector road. There is no right-of--way east of Eagle Road. A portion of the Pine Street roadway has been constructed west of Eagle Road. The submitted traffic analysis assumed that the Pine/Eagle intersection will be signalized. g. Presidential Drive is a public street and designated as a local road. The analysis assumed that the Presidential/Eagle intersection will be STOP controlled on the Presidential Drive approach. h. Florence Street is a private driveway east of Eagle Road but is a public street designated as a local road west of Eagle Road. i. Eagle Road is an access controlled roadway under the jurisdiction of ITD. The two access points were deeded to this parcel by ITD. The applicant is proposing three access points (including Pine Street). Presidential Drive is the only access point which has been constructed at this time. MCU1798.COM Page 4 . • j. Pine Street is a future public roadway. It is scheduled for construction between Eagle and Cloverdale Road in FY 2000. ACHD has already obtained an access permit from ITD to construct the Pine Street intersection. with Eagle Road. k. Records Drive is a currently private driveway but will be dedicated as a public street and designated as a local road with this application. The analysis assumed that the Records/Fairview intersection will be signal controlled. 1. There are four other proposed driveways on Fairview Avenue. The western-most driveway (Driveway A on the attached. map) is proposed for right-on/right-out operation. The other three driveways meet District policy for full access operation. m. Current District policy allows a maximum of three access points for one frontage. Staff supports a variance to allow the fourth driveway because of the great length of frontage (one-half mile) and the high: volume: of traffic to be accommodated. n. Both Eagle Road and Fairview Avenue are principal arterials. As such, Level of Service (LOS) E is an acceptable condition for the intersections on both roadways. o. Both Eagle Road and Fairview Avenue are five lane facilities abutting the project site. There is an added northbound free right turn from Eagle Road to Fairview Avenue. p. The Eagle Road-Access Study (1997) recommends allowing only two access points to Eagle Road between-Pine Street and Fairview Avenue. These two access points would be restricted to right-in/right-out operation as Eagle Road traffic volumes increased. These access points would be eliminated entirely in future stages of the plan's implementation. q. The Eagle Road Access Study recommended a grade separated interchange for the Eagle/Farview intersection in a future development phase. r. The'current APA model assumes an average annual increase of only 4%. The observed traffic increases have average 20% per year over the last four years. s. The Eagle/Fairview intersection currently operates at LOS D. t. The Eagle/Fairview intersection will operate at LOS F with the existing geometry and the `existing plus project" traffic volumes. The intersection can be made to operate at an acceptable LOS E condition with the provisions of dual left turn lanes and free right turn lanes on all approaches. This change will require moving at least two signal poles and adding pavement as well as restriping. u. The Eagle/Pine intersection will operate at LOS E with the `existing plus project" traffic volumes. The intersection will require dual left turn lanes on all approaches. v. The Fairview/Records intersection will operate at LOS E with the `existing plus project" traffic volumes. The intersection will require signalization and dual left turn lanes on all approaches. w. The remaining, unsignalized, full access site driveways will operate similar to right- in/right-out facilities. The through traffic volumes on both streets are so high that there will be few opportunities for left-turns at any of the non-signalized intersections. x. The remaining, unsignalized, full access site driveways will operate at an acceptable LOS E or better for outbound left turns and inbound left turns QnLX if the signalized intersections are constructed as shown above. The demand for left turns at the unsignalized intersections far exceeds the available capacity. These intersections only function acceptably because the excess traffic can be diverted to a signalized intersections at Pine Street and Records Drive. This condition is caused by a combination of high traffic volumes on the arterial streets and at the site driveways. MCU1798.COM Page 5 • y. Due to the high traffic volumes on both Eagle Road and Fairview Avenue, the remaining, unsignalized, full access site driveways will operate at an acceptable LOS E or better for outbound right turns and inbound left turns if the signalized intersections are constructed as shown above. 6. ACHD has contracted with EARTH•TECH Engineering Inc. to perform a third party review of the development. This second consultant's review produced essentially the same information. There were two noted points of difference however. a. EARTH-TECH had a less optimistic view of the future traffic volumes on Eagle Road. They were less comfortable with APA's forecast of 4% annual growth and used recent traffic volumes to forecast higher future volumes on Eagle Road. The result of this assumption is that the roadway intersections are completely overwhelmed with traffic from this project and the background traffic volumes. b. EARTH•TECH had a less optimistic view of the site's customers traveling to the nearest signalized intersections. They assumed that more drivers would wait for traffic at the nearer unsignalized intersections. The result of this assumption is that the unsignalized intersections will be completely overwhelmed with traffic from this site. 7. The preceding analysis has identified that the following public street improvements are the minimum modifications needed to accommodate the additional traffic created by this project and the normal growth of background traffic: a. Construct dual left turn lanes on all four approaches of the Eagle/Fairview intersection. b. Modify the existing Eagle/Fairview intersection to add a pedestrian signal and phases. c. Construct a traffic signal at the Fairview Avenue/Records Drive~intersection. d. Construct dual westbound left turn lanes on Fairview Avenue at the Records Drive intersection. e. Construct a traffic signal at the Eagle Road/Pine Street intersection. f. Construct dual southbound left turn lanes on Eagle Road at the Pine Avenue intersection. g. Construct dual westbound left turn lanes on Pine Avenue at the Eagle Road intersection. h. Construct Pine Avenue from Eagle Road east to the eastern property line of this project. Two lanes are needed from the western driveway to the eastern property line. Four lanes are needed from the western driveway to the western property line. i. Construct deceleration lanes at all intersections on Eagle road abutting the site. j. Construct deceleration lanes at all intersections on Fairview Avenue abutting the site, or add an eastbound lane to Fairview from apoint -feet west of Eagle Road to the easternmost driveway from Fairview Avenue to the site. Depending upon the magnitude and direction of project development, it maybe possible to implement the needed improvements in phases. All of these improvements may not be needed at the start of development. (STAFF WILL ESTABLISH THRESHOLDS, IDENTIFIED BY SQUARE FOOTAGES OF BUILDINGS FOR THE VARIOUS IMPROVEMENTS.) MCU 1798.COM Page 6 . ~ • Fairview Avenue and Pine Street are ACRD classified roadways and, as such, would be eligible for the use of impact fee revenue to increase their capacity, if such improvement is included in the Capital Improvements Plan (CIP) and the Five Year Work Program (FYWP). Idaho Code also allows the use of road impact fee revenue on State Highways, such as Eagle Road for the same purpose (capacity enhancement). Only one of the improvements recommended by the traffic impact study, the Eagle/Pine signal, is included in the FYWP. Some of the recommended improvements will be necessary in the future to accommodate traffic growth without the traffic that will be generated by this proposal, and the District would be constructing those improvements at the appropriate time, partially funded from impact fee revenue. The large volume that will be generated by the proposed development accelerates the need for those improvements. Staff has evaluated the relative benefits that will be realized by the general traveling public from the various recommended improvements and suggest that the District should participate in the construction of the following improvements to the extent noted: A Construct dual left turn lanes on all four approaches of the Eagle/Fairview intersection - the District should offset the costs of the lanes on the two Fairview Avenue legs of the intersection against the impact fees to be paid for the project. The developer should be responsible for the cost of the lanes on the two Eagle Road legs of the intersection, or make his best deal with ITD. B Modify the existing Eagle/Fairview intersection signal to add a pedestrian signal and phases -all at developer expense. C Construct a traffic signal at the Fairview/Records intersection -all at developer expense. D Construct dual westbound left turn lanes on Fairview Avenue at the Records Drive intersection -all at developer expense. E Construct a traffic signal at the Eagle Road/Pine Street intersection -the District should provide the materials, and the developer should install the signal. This is a partnering with No. 7, below. Part of the expense of the road construction is the District's responsibility because it will be slightly more than the development actually requires. The total provision of the signal equipment by the District will balance that expense. F Construct dual southbound left turn lanes on Eagle Road at the Pine Street intersection - all at developer expense. G Construct Pine Street from Eagle Road east to the eastern property line of this project - all at developer expense. See above, No. 5. H Construct deceleration lanes at all intersections on Eagle Road abutting the site -all at developer expense. Construct deceleration lanes at all intersections on Fairview Avenue abutting the site, or add an eastbound lane from -feet west of the Eagle Road intersection. Staff recommends that the eastbound lane will actually benefit the traffic to the development to a greater extent than the deceleration lanes, and will also aid the Fairview/Eagle intersection by adding a right turn lane. The developer should bear the entire cost of the lane abutting the site, the portion west of Eagle Road may be offset from the impact fee for the project (to be determined by final draft of report). 9. District policy requires the applicant to construct afive-foot sidewalk on Fairview Avenue abutting the entire site (approximately 2,600-feet) prior to issuance of any required permits or District approval of a final plat, whichever occurs first. MCU 1798.COM Page 7 • 10. Construction of the added lane on Fairview Avenue abutting the site should result: in one half of an 89-foot street section. 11. District policy requires the applicant to construct afive-foot sidewalk on Eagle Road abutting the entire site (approximately 2,600-feet). 12. District policy requires the applicant to construct five-foot sidewalks (both sides) on Records Drive abutting the entire site (approximately 700-feet). The District prefers to defer the construction of curbs along the frontage of this site and use roadside swales to control runoff from Fairview Avenue and Eagle Road, similar to the system constructed by ITD in connection with the Eagle Road construction from Fairview Avenue to S.H. Highway 44. The developer should be required to integrate adequate drainage swales alongside Eagle Road and Fairview Avenue into the landscaping scheme for the development. Coordinate the design of the drainage swale and-sidewalk with District staff. If ITD objects to the use of a drainage swale along Eagle Road, staff will reconsider this recommendation. 13. Dedicate 76-feet of right-of-way forRecords Drive from Fairview Avenue to a point 300-feet south of Fairview Avenue through the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will nQt be compensated for this right-of--way because Records Drive is a local street and is to be brought to adopted standards by the developers of abutting properties. 14. Dedicate 60-feet ofright-of--way for Records Drive from a point 300-feet south of Fairview Avenue through the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will n~ be compensated for this right-of--way because Records Drive is a local street and is to be brought to adopted standards by the developers of abutting properties. 15. ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the applicant's site. The District requests that applicant grant the District an easement fora 10 to 12-space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate the location of the Park & Ride area. 16. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160 for further information. 17. In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses MCU1798.COM Page 8 • "and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, car pools, bicycle and walking enhancements). An annual survey will be required of the TMA/TMO to monitor participation in alternative transportation programs and forwarded to the ACRD Commuteride Office. 18. District policy states that direct access to arterials and collectors is normally restricted and that the developer shall try to use combined access points. In accordance with District policy the applicant should be required to provide a recorded cross access easement for the parcel to the east to use this parcel for access to the public streets prior to issuance of a building permit (or other required permits). The District intends to require a similar agreement of the owners of the parcel to the east if they are the subject of a future development application. 19. In accordance with District policy,.. stub streets or driveways to the undeveloped parcels abutting this site maybe required upon review of a future application for this site. 20. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on future development of this parcel. 21. District staff is extremely.eoncerned with internal site access and the possible traffic impacts within the site and on the adjacent residential subdivision. Staff believes that an improved internal site circulation system should be designed to minimize those impacts. The proposed system could include on-site travel routes parallel to Eagle Road and Fairview Avenue, improve the access to the two signalized intersections of Pine Street and Records Drive, but should not be immediately in front of the stores. 22. The District completed an access control plan for the entire Eagle Road corridor in 1997. An important recommendation of that study was the proposal for a grade separated interchange at the EaglelFairview intersection. Although this project is anticipated beyond the 20-year planning period, the Long Range Transportation Plan establishes the policy that the District should purchase the right-of--way now to ensure that the needed land will be available when construction begins. Therefore, the applicant should be required to dedicate sufficient land area to accommodate the proposed interchange design. The owner will be compensated for all right- of-way dedicated as an addition to existing right-of--way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACRD Ordinance #188. The owner may enter into a license agreement with the District to use the preserved right-of--way until the District constructs the interchange. 23. The existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development only with the additional requirements outlined within this report. The existing transportation system is not adequate for the anticipated traffic volumes. MCU1798.COM Page 9 • The following requirements are provided as conditions for approval: Special Recommendation to Meridian City: The applicant should be required to revise the site plan to provide internal site circulation equivalent to a public street system. This is necessary to ensure that intra-site circulation does not use the public street system or circulate through the adjacent subdivision to gain access to the signalized intersections at Eagle Road and Records Drive. The on-site system should roughly parallel Fairview Avenue and Eagle Road but should not be located immediately in front of the stores. Coordinate the internal roadway design with District staff. 2. In order to reduce trips to and from this development it is recommended that tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACRD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Mrs. Pat Nelson at 387-6160. 3. In order to reduce trips to and from this development, the tenants occupying the proposed building(s) should be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. SPECIAL RECOMMENDATIONS TO ITD 1. The applicant should be required to construct the needed improvements to create dual left-turn lanes on the two Eagle Road approaches of the Eagle/Fairview intersection. These improvements are not needed immediately, it may be acceptable to begin partial operation of the site before the noted improvement is required. 2. The applicant should be required to construct the needed improvements to create dual left-turn lanes on the two Eagle Road approaches of the Eagle/Pine intersection. These improvements are not needed immediately, it maybe acceptable to begin partial operation of the site before the noted improvement is required. The applicant should be required to construct the needed improvements to modify the existing Eagle/Fairview traffic signal to provide pedestrian phasing on the four approaches. These improvements are not needed immediately, it maybe acceptable to begin partial operation of the site before the noted improvement is required. 4. The applicant should be required to construct deceleration tapers at each of the driveways on Eagle Road. 5. The applicant should be required to construct a right turn lane on northbound Eagle Road at the Fairview Avenue intersection. MCU 1798.COM Page 10 6. Prohibit any driveway access to Eagle Road north of the Florence Street intersection. The driveway will conflict with the operation of the free, northbound right-turn lane. Site Specific Requirements: Comply with requirements of ITD for Eagle Road (State Highway 55) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer Lance Johnson at 334-8340. 2. Dedicate 6 to 8-feet ofright-of--way from the centerline of Fairview Avenue (to tota159-feet from section line) abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for all right-of--way dedicated as an addition to existing right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter'of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance #188. 3. Dedicate 96-feet ofright-of--way (48-feet from the centerline) of Pine Street abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for 23-feet right-of--way dedicated as an addition to existing right-of--way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance #188. 4. Dedicate sufficient right-of--way abutting Eagle Road for the future Eagle Road Interchange. Coordinate the right-of--way requirements with District staff. The right-of--way is generally described as being a minimum of 226-feet wide (113-feet east of centerline) from Fairview Avenue south for 600-feet. The right-of--way needs then taper to 146-feet wide (73-feet from centerline to a point 1,400-feet south of Fairview Avenue. The owner will be compensated for all right-of--way dedicated as an addition to existing right-of--way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance #188. 5. Dedicate 60 to 76-feet ofright-of--way (30 to 45-feet from the centerline) of Records Drive abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will not be compensated for this right-of--way because Records Drive is a local street. 6. Construct the needed improvements to create dual left-turn lanes and aright-turn lane on the two Fairview Avenue approaches of the Eagle/Fairview intersection. These improvements are not needed immediately, it maybe acceptable to begin partial operation of the site before the MCU 1798.COM Page 11 . . • noted improvement is required. The developer will be allowed to offset the cost of the two left turn lanes on both legs of the intersection (Fairview Avenue): from the impact fee to be collected for the development. 7. Construct the needed improvements to modify the existing Eagle/Fairview traffic signal to provide pedestrian phasing on the four approaches. 8. Construct the needed improvements to create dual left-turn lanes on the eastern approaches of the Eagle/Pine intersection. 9. Construct afive-foot sidewalk on Fairview Avenue abutting each development phase (approximately 2,600-feet total) prior to issuance of any Certificate of Occupancy. 10. Construct afive-foot sidewalk on Eagle Road abutting each development phase (approximately 2,600-feet total) prior to issuance of any Certificate of Occupancy. 11. Construct pavement. widening on Fairview Avenue to one half of an 89-foot street section on abutting the parcel (approximately 2,600-feet). The applicant will not be compensated for this construction.: 12. Construct pavement widening on Fairview Avenue to add one eastbound lane from Eagle Road to a point` -feet west. (This maybe offset from the impact fee - to be determined). 12. Construct afive-foot sidewalk on Pine Street each development phase (approximately 1,300- feet) prior to issuance of any required permits or District approval of a final plat, whichever occurs first. 13. The applicant should be required to construct deceleration tapers at each of the driveways on Fairview Avenue. Coordinate the design and construction of the additional roadway improvements with District staff. Coordinate the design with District staff. 14. Construct the four driveways on Fairview Avenue as proposed. The driveways should be located as proposed: approximately 450-feet, 1,020-feet, 1,580-feet, and 2,560-feet east of Eagle Road respectively. a. The western driveway on Fairview Avenue (Driveway A) should be located 450-feet east of Eagle Road and constructed as a right-in/nght-out driveway. The driveway width should be limited to 30-feet. The minimum throat length should be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. b. The second driveway on Fairview Avenue (Driveway B) should be located 1,020-feet east of Eagle Road and constructed as a full access driveway. The driveway width should be limited to 40-feet. The minimum throat length should be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. MCU 1798.COM Page 12 c. The third driveway on Fairview Avenue (Driveway C) should be located 1,580-feet east of Eagle Road and constructed as a full access driveway. The driveway width should be limited to 40-feet. The minimum throat length should be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. d. The fourth driveway on Fairview Avenue (Driveway D) should be located 2,560-feet east of Eagle Road and constructed as a full access driveway. The driveway width should be limited to 40-feet. The minimum throat length should be 100-feet for outbound traffic and a minimum of 50-feet for inbound traffic. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. 15. Construct Records Drive as a 41-foot street section from a point 300-feet south of Fairview Avenue and the existing stub street within: the Crossroads subdivision. 16. Construct Records Drive as a 65-foot. street section from Fairview Avenue to a point 300-feet south of Fairview Avenue. Records Drive should be located approximately 2,100-feet east of Eagle Road. Widen the approach to Fairview Avenue to provide two northbound left turn lanes and one northbound through/right-turn lane. Two southbound lanes are needed from Fairview Avenue to a point 300-feet south of Fairview. Dedicate sufficient right-of--way for the noted improvements. 17. Construct a traffic signal at the Fairview/Records intersection. The applicant will be responsible for: thee-entire cost of the signal installation. Coordinate the signal design with District staff. 18. Construct a driveway on Eagle Road aligned with Florence Street and constructed as a full access driveway. The driveway width should be limited to 40-feet. The minimum throat length should be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Eagle Road. This driveway may be restricted to right-in/right-out movement in the future. 19. Construct Pine Street as a 24-foot street section from the project's eastern property line to a point approximately 400-feet east of Eagle Road. Widen the approach to Eagle Road to provide two westbound left turn lanes, one westbound through lane and one westbound right- turn lane. Coordinate the roadway design with District staff. 20. Construct a traffic signal at the Eagle/Pine intersection. The applicant will be responsible for one-fourth of the cost of the signal installation. These improvements are not needed immediately, it maybe acceptable to begin partial operation of the site before the noted improvement is required. Coordinate the signal design with District staff. 21. Reconstruct the western median in Presidential Drive to provide an eastbound left turn lane at the entrance to the project site. Provide a minimum of 100-feet of storage area for the new turn lane. Coordinate the roadway design with District staff. 22. Reconstruct the westbound approach at the Eagle Road/Presidential Drive intersection to provide two westbound travel lanes. Coordinate the roadway design with District staff. MCU1798.COM Page 13 ~ ~ 23. Construct deceleration tapers at each of the driveways on Eagle Road: Coordinate the design with ITD staff. 24. Other than the access point(s) specifically approved with this application, direct lot or parcel access to Pine Street, Fairview Avenue or Eagle Road is prohibited. 25. Construct a full access driveway on Records Drive as proposed 175-feet south of Fairview Avenue. The driveway width should be limited to 30-feet. The minimum throat length should be 50-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Records Drive. 26. Construct a full access driveway on Records Drive as proposed 300-feet south of Fairview Avenue. The driveway width should be limited to 30-feet. The minimum throat length should be 50-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Records Drive. 27. Construct a full access driveway on Records Drive as proposed 500-feet south of Fairview Avenue. The: driveway width should be limited to 30-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Records Drive. 28. Construct a full access driveway on Records Drive as proposed 800-feet south of Fairview Avenue. The driveway width should be limited to 30-feet. Install a 36" by 36" high intensity STOP sign at the"driveway's intersection with Records Drive. 29. Construct a full access driveway on Presidential Drive as proposed 340-feet east of Eagle Road. The driveway width should be limited to 30-feet. The minimum throat length should be 50- feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Presidential Drive. 30. Construct a full access driveway on Presidential Drive as proposed 620-feet east of Eagle Road. The driveway width should be limited to 30-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Presidential Drive. 31. Construct a full access driveway on Pine Street as proposed 340-feet east of Eagle Road. The driveway width should be limited to 30-feet. The minimum throat length should be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Street. 32. Construct a full access driveway on Pine Street as proposed 620-feet east of Eagle Road. The driveway width should be limited to 30-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Street. Standard Requirements: A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request MCU 1798.COM Page 14 ~ ~ .11~ all specifically id n i y each reglzirement to be reconsidered and include a written explanation Qf~hy such a re4uirement would result in a substantial hardshi or in 4 ~i y. The written -request shall be submitted to the District no later than 9.00 a m on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within two weeks of the action and shall include a minimum fee of $110.00. The req»P~t for reconsideration shall specifically id - i 'each requirement to be reconsidered and include written documentation of rata that ~~as not available to the ('o mission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #188, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 8. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless awaiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. MCU1798.COM Page 15