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HomeMy WebLinkAbout2000Findings3r • Memo To: Becky Bowcutt CITY OF MERIDIAN CITY CLERK OFFICE Rrvrrx Brad Hawkins-Clark `mac' , CC: Shari Stiles, Will Berg. Bruce Freckleton Date: 05!15!00 Rp: Fire Department Approval of Gates in Resolution Business Park (File No. PP-0Q-06) Becky, As you know, on 5/9/Ob the P8Z Commission recommended approval to City Council of the Resolution Business Perk applications. All six applications are sd~eduled for hearing at the June 6, 2000 Council meeting. One of the pending items that the Commission included in their motion was to install an "operable gate" in the ;new road between Site A and B with the cooperation of the Fire Department in order to prevent students crossirx,~ over to Locust Grove. The size, exact placement, and type of construction all need to be finalized. Please wvric with Kenny Bowers, Fire Chief, on this and obtain written approval from Kenny prior to the meeting. Also, prior to the June t3~' meeting, please submit a revised copy of the plat showing the new vehicular cross access between Site A and B, the preferred emergency access point (three options were dlscusseci by P8Z), and other revisions as required in the Staff report. If possible, it would also be helpful to have details from ACRD on what warrants would be required in order to justify the new Locust/Cryeriand signal. Thanks, Brad • Page 1 MAY 15 '00 16 52 2088886954 PAGE. 02 ., ~ - .~„ ~ WHTTE, PETERSON, PRUSS, MORROW &GIGRAY, P.A. ATTORNEYS AT LAW ruciEx,.oN Flsctmt 20o EAST CARLTON AVENUE NAMPA OFFICE 104 NINTH AVI7~RJE SOUTH WM. F. GIGRAY, Ut POST OFFICE BOY 1150 POST OFFICE BOX 247 BR1N'C J. JOHNSON MERIDIAN, IDAHO 83680-1150 NAMPA, IDAHO 83653-0247 D. SAMUII. JOHNSON WQ.LIAM A. MoRROw TEL. 208)466-9272 FAX ( 08)46617405 WILLIAM F. NICHOLS To. 208) 288-2499 ~ CHR[STOPHIIt S. NYE PFm.IP A. PE['E7tSON OS) 288-2501 Fae ( PLEASE REPLY TO STEPHEN L. )?BUSS MERIDIAN OFFICE ERIC S. ROSSMAN TODD A.RossMAx DAVID M. S WARTLEY TExREarcER WHITE 2000 30 T ~~ T~ ~. fIf~},~ J ~~~~~ May , -L a ff To: St p p c C~ ~~' li~~~~~1~ t d P Affe roperty Owner(s) Re: Appplication Case No. PP-00-006 Hear><ng Date: Tune 6. 2000 FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING COMMISSION Staff, Applicant and/or Affected Property Owner(s): Please note that these Findin s and Recommendations of the Planning and Zoning Commission shall be presented to the ~ity Council at the public hearing on the above referenced matter by the Planning and Zoning Administrator. Due to the volume of matters which the City Council must decide, and to insure your position is understood and clear, it is important to have a consistent format by which matters are presented at the public hearings before the City Council. The City Council strongly recommends: 1. That you take time to carefully review the Findings and Recommendations of the Planning and Zoning Commission, and be prepared to state your position on this application by addressing the Findings and Recommendations of the Plannuig and Zomng Commission; and 2. That you carefullx complete (be sure it is legg~'ble) the Position Statement if you disagree with the Findings and-Recomrnendations of the Planrung and Zoning Commission. The Position Statement form for this application is available at the City Clerk's office. It is recommended that you pprepare a Position Statement and deliver it to the City Clerk prior to the hearing, if possible. If that is not possible, please present your Position Statement to the City Council at the hearing, along with eight ($) copies. The copies will be ppresented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the City Attorney. If you are a part of a group, it is strongly recommended that one Position Statement be filled out for the group, which can be signed by the representative for the group. Very truly yours, <~'~ /~ . City Attorney' Office ty~ ' • BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR RESOLUTION BUSINESS PARK, G.L. VOIGT, Applicant Case No. PP-00-006 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 107.06 acres in size and is generally located at the SE corner of Overland Road and S. Locust Grove Road in Meridian, Idaho 2. The owner of record of the subject property is G.L. Voigt and Joint School District No. 2. 3. The Applicant is G.L. Voigt, Idaho Falls, Idaho. 4. The subject property is currently zoned Ada County R-T . The zoning of C-N and L-O is defined within the City of Meridian's Zoning and Development Ordinance Section 11-7-2. 5. The proposed site of the subject property is generally located at the SE corner of Overland Road and South Locust Grove Road with approximately 1/a mile of frontage along Overland. The future high school parcel is currently land-locked and directly south of the 36-acre parcel. Surrounded on the North is an R.V. park, Cesco (John Deere), Transport, Truclc SL Trailers, future location of Treasure Valley RECOMMENDATION TO CITY COUNCIL - 1 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT ~ T Music, and two vacant parcels. All are zoned C-G (Meridian). To the South is an LDS Church which is currently being constructed on the Ada County parcel immediately south of the Overland, LLC parcel fronting on Locust Grove. Rim View Subdivision, zoned R-1 in Ada County, is south of the church. Raven Hill and Los Alamitos Subdivision, zoned R-4 (Meridian), lie south of the school parcel. East of the property are several large, vacant parcels currently in agricultural use, all are zoned RT (Ada County). To the West of the subject parcels are several phases of Sportsman Pointe Subdivision, zoned R-4, which lie across Locust Grove Road. There is also an unplatted, triangular shaped parcel at the SW corner of the intersection that is not in City limits, zoned RT (.~1da County), with a single family residence. 6. :The subject property is within the city limits of the City of Meridian. 7. The entire parcel of the property is included within the Meridian Urban Service Planning Area as the Urban Service Planning Area is defined in the Meridian Comprehensive Plan. 8. The Applicant proposes to develop the subject property in the following manner: business park. 9. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION 1. The Meridian Planning and Zoning Commission hereby recommends to RECOMMENDATION TO CITY COUNCIL - 2 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT ,. the City Council of the City of Meridian that they approve the preliminary plat as requested by the Applicant for the property described in the application, subject to the following: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: 1.1 Submit letter from the Ada County Street Naine Committee, approving the subdivision and street names. Make any corrections necessary to conform. 1.2 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.3 Applicant shall be required to enter into a Re-Assessment Agreement with the City of Meridian for all commercial uses. 1.4 Sanitary sewer service to this site will be via extensions from the Five Mile Trunk that is currently under construction by this applicant. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline: 1.5 Water service to this site will be via extensions from newly constructed mains under the interstate, and from extensions of existing mains installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Worlcs Department. Please provide the Public works department with information on anticipated fire flow and domestic water requirements for the proposed site. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. 1.6 Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights will be required at locations designated by the Public Worlcs Department. RECOMMENDATION TO CITY COUNCIL - 3 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 1.7 Underground year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 1.8 Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa SL Meridian Irrigation.. District. If the system is being proposed as a private system, plans and specifications for the irrigation system shall be reviewed by the Public Worlcs Department as part of the development plan. review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. I.9 Show all existing easements for irrigation/drainage facilities located within the boundaries of this proposed development (i.e. Hunter Lateral easements). 1.10. Detailed landscape plans for the Overland Road and Locust Grove Road landscape frontage buffers and for street landscaping along Millennium Way and Celebration Avenue shall be submitted for review and approval with submittal of the Final Plat application. This requirement does not include interior lot landscaping. Interior landscaping will be dealt with on a site by site review basis with future CUP applications. A letter of credit or cash surety will be required for the improvements prior to signature on the Final Plat. RECOMMENDATION TO CITY COUNCIL - 4 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT ~ ~ 1.11 Staff recommended the Overland and Locust Road landscape buffers be platted as separate common lots within the subdivision and maintenance be the responsibility of the Development Committee/ Association. However, the Planning and Zoning Commission recommend an easement as opposed to a separately platted buffer zone. 1.12 Six-foot-high, permanent perimeter fencing shall be required along the eastern boundary of Lot 1, Bloclc 3, and Lot 2, Bloclc 1, and along the southern boundary of Lot 15 ~ 16, Block 1. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to issuance of building permits. 1.13 The Applicant will construct a privacy fence along the east boundary of the Hunter Lateral. 1.14 Applicant shall provide a vehicular access across the Hunter Lateral between Site "A" and Site "B" and the developer will install an in- operable gate with cooperation of the Meridian Fire Department to prevent students crossing to Locust Grove Road. 1.15 Applicant shall provide 35 feet of landscape buffer along Overland Road and a meandering sidewalk. 1.16. Applicant shall enter into a written agreement with ACRD that coordinates and synchronizes construction completion of the five lane Overland Road improvement prior to the completion of Phase I occupancy. The Agreement must be submitted to the City of Meridian prior to the issuance of a building permit. 1.17. The revised Preliminary Plat must be submitted to the City prior to the City Council meeting at which it will be heard. Adopt the Recommendations of the Meridian Fire Department as follows: 1.18 All fire codes will have to be met. Adopt the Recommendations of the Central District Health Department as follows: 1.19 The Applicant's central sewage and central water plans must be RECOMMENDATION TO CITY COUNCIL - 5 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 1.20 Run-off is not to create a mosquito breeding problem. 1.21 Stormwater shall be pretreated through a grassy Swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 1.22 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for Stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. The Planning and Zoning Commission further recommended: 1.23. For additional access the developer will work with the School District on the options for along the SW boundaries. Adopt the Recommendations of the Ada County Highway District as follows: 1.24 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. 1.25 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. 1.26 ACHD's Park SL 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 Parlc Sz Ride area at this site. Commuteride staff will contact the applicant to coordinate the location of the Parlc & Ride area. 1.27 The transportation system will require improvement in order to RECOMMENDATION TO CITY COUNCIL - 6 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT accommodate the additional traffic generated by additional development. The Overland Road/Meridian Road intersection currently operates at a deficient Level of Service F (LOS F), and is listed as one of 100 critical intersections in Ada County. Additional traffic will exacerbate the traffic problems at the intersection. The reconstruction of the Overland RoadJMeridian Road Street intersection is not listed in ACHD's Five Year Work Program. 1.28 Dedicate 48-feet of right-of-way from the centerline of Overland Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. 1.29 Dedicate 43-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. 1.30 Provide a stub street to the south property line located 1,000-feet west of the east property line. 1.31 Provide a paved temporary turnaround at the end of the stub with a temporary easement provided to the District. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 1.32 Provide a stub street to the east property line located 400-feet south of Overland Road. Provide a paved temporary turnaround at the end of the stub with a temporary easement provided to the District. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 1.33. Provide a S 112,500.00 deposit to the Public Rights-of-Way Trust Fund for 75-percent of the cost to construct a traffic signal on Overland Road for the new collector roadway. The District will construct the signal when it is warranted. 1.34 Provide a $37,500.00 deposit to the Public Rights-of-Way Trust Fund for 25-percent of the cost of constructing a traffic signal at the Overland RECOMMENDATION TO CITY COUNCIL - 7 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT Road/Locust Grove Road intersection. The District will construct the signal when it is warranted. 1.35 Provide a $52,800.00 deposit to the Public Rights-of-Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Overland Road abutting the parcel (approximately 2,640-feet) prior to District approval of a Final plat, whichever occurs First. 1.36. Construct a 5-foot wide concrete sidewalk on Locust Grove Road abutting the parcel prior to District approval of a final plat. Locate the sidewalk two feet within the new right-of-way of Locust Grove Road. Coordinate the location and elevation of the sidewalk with District staff. 1.37. Locate two driveways on Locust Grove Road as follows: • The northern driveway shall be located 550-feet south of Overland Road to align with Peacock Street to the west. • The southern driveway shall be located 75-feet north of the south property line. The driveways shall be constructed 30 to 35-foot wide with 15-foot radii pavement tapers abutting the roadway. Provide 100-feet of stacking for both the inbound and out-bound travel lanes for the driveways. Coordinate the design of the driveways with District staff. 1.38 Locate three driveways on Overland Road as follows: • 480-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking for this driveway. • 930-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking for this driveway. • 1,280-feet east of Locust Grove Road: provide a minimum of 100-feet of stacking for this driveway. The driveways shall be constructed 30 to 35-feet wide with 15-foot radii .pavement tapers abutting the existing roadway edge. 1.39 Locate two public roads as follows: • off Overland Road 320-feet west of the east property line: locate driveways off this public street a minimum of 100-feet south of RECOMMENDATION TO CITY COUNCIL - 8 PRELIMINARY PLAT -RESOLUTION BUSINESS PARI< - G.L. VOIGT Overland Road. The roadway shall be constructed as a 40-foot street section with curbs gutters and 5-foot wide concrete sidewalks within 58- feet of right-of-way. ~ off Overland Road 850-feet west of the east property line: driveways off this roadway shall be located a minimum of 175-feet south of Overland Road and consecutive driveways are required to align or offset a minimum of 150-feet. The roadway shall be constructed as a 46-foot street section with curbs, gutters, and a 5-foot wide concrete sidewalk within 64-feet of right-of-way. The applicant shall be required to construct a signal for the roadway/Overland Road intersection. Coordinate the design of the signalized intersection with District staff. 1.40 Locate an east/west road 400-feet south of Overland Road: locate driveways on the east/west roadway a minimum of 50-feet from a public street intersection. The traffic circle within the roadway shall be constructed to provide a minimum of 29-feet wide street section around the traffic circle. A YIELD sign shall be installed at all approaches into the island and a directional island shall be constructed in the street approaches to the traffic circle to guide motorists in the proper direction. The pedestrian crossings shall be located at the intersection to improve pedestrian/vehicular recognition and safety. Coordinate the design of the buffer circle, the traffic control plan and location of the pedestrian crossings with District staff. As required by District policy, restrictions on the width, number and locations of driveways, shall be placed on future development of this parcel. 1.41 Construct a center turn lane on Overland Road abutting the entire site. 1.42 In accordance with District policy, stub streets to the school parcel abutting this site should be extended upon review of a future application for this site. 1.43 Other than the access points specifically approved with this application, direct lot or parcel access to Overland Road and Locust Grove Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Z:\Worlc\M\Meridian 15360M\Recommendations\ResolutionPPRec.wpd RECOMMENDATION TO CITY COUNCIL - 9 PRELIMINARY PLAT -RESOLUTION BUSINESS PARK - G.L. VOIGT ~GLGL ~OGCi2~GL~l~TGG6/2GUGLGL oUC~tl^LC~ Judy Peavey-Derr, President 318 East 37th Street Dave Bivens, Vice President Garden City, Idaho 83714-6499 Marlyss Meyer, Secretary Phone (208) 387-6100 Sherry R. Huber, Commissioner Fax (208) 387-6391 Susan S. Eastlake, Commissioner E-mail: tellus@achd.ada.id.us May 8, 2000 REC~'~D TO: G. L. Voigt iM AY ~ 5 2000 G. L. Voigt, Overland L.L.C. & Joint School District No. 2 C~ of ~~~~ P.O. Box 2044 Idaho Falls, ID 83403 FROM: Steve Arnold, Principal Development Analyst Planning & Development SUBJECT: Preliminary Plat: Resolution Business Park Locust Grove and Overland Roads On May 3, 2000, the Commissioners of the Ada County Highway District (hereafter called "District") took action on the preliminary Plat as stated on the attached staff report. In order that the Final Plat may be considered by the District for acceptance, the Developer shall cause the following applicable standard conditions to be satisfied prior to District certification and endorsement: 1. Drainage plans shall be submitted and subject to review and approval by the District. 2. If public street improvements are required: Prior to any construction within the existing or proposed public right-of-way, the following shall be submitted and subject to review and approval by the District. a. Three complete sets of detailed street construction drawings prepared by an Idaho registered professional Engineer. b. Execute and Inspection Agreement between the Developer and the District together with initial payment deposit for inspection and/or testing services. c. Complete all street improvements to the satisfaction of the District, or execute a Surety Agreement between the Developer and the District to guarantee the completion of the construction of all required street improvements. 3. Furnish a copy of the Final Plat showing street names as approved by the Local Government Agency having such authority tooether with the payment of fee charged for the manufacturing and installation of all street signs. .r ~ 7 4. If Public Right-of-Way Trust Fund deposit is required, make the deposit to the District in the form of cash or cashier's check for the amount specified by the District. 5. Furnish easements, agreements and all other datum or documents as required by the District. 6. Furnish Final Plat drawings together with the plat and plan review fees for District acceptance and endorsement. The final plat must contain the signed endorsement of the Owner and the Land Surveyor's certification. 7. All of the material must be submitted to District staff two-weeks prior to Commission review of the final plat. 8. Approval of the plat is valid for one year. The Commission will consider an extension of one year if requested within 15-days prior to the expiration date. Please contact me at (208) 387-6170, should you have any questions. Cc: Planning & Development Chron/File Planning & Development Services-City of Meridian Construction Services -John Edney Drainage- Chuck Rinaldi Stan McHutchison Briggs Engineering, Inc. 1800 W. Overland Road Boise, ID 83705 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat -Resolution Business Park / Locust Grove Rd/Overland Road N[AZ00-004/MCUP00-015/MCUP00-016/ MCUP00-017 An application for a preliminary plat has been submitted to the City of Meridian fora 17-lot residential and commercial subdivision on 107.06-acres. The applicant is also requesting conditional use and rezone approval. The City has forwarded the application to ACHD for review and comment. The site is located at the southeast corner of Overland Road and Locust Grove Road. This development is estimated to generate 9,430 additional vehicle trips per day based on the submitted trafFic study. Roads impacted by this development: Locust Grove Road Overland Road ACHD Commission Date -May 3, 2000 - 12:00 p.m. ~.~ ~ ~... ..~ o ti ~~ I ' j I ,-~ ~ w __ ' o ~ i ~ ~ ^1 ~ ~ i t ff t 1 u -k ~ '~ ',___~ 1 _ SITE r m .____GIRDNER__ _. Resolution Subdivision ('1°C 1 3~ ~; ~~ ~ ~; INTERSTATE 84 I-L MERIDIAN CITY IMITS BOUNDARY C-G `~ ~~ ~-~~ N ~, I-l C-G OVERLAND i~~~ L~ i "^ ~.'~ ~ R1 SED \ 'd.~DIVIS ~__l_.~___l~ R-4 R1 i~ i T i , 1 i § RT RT t 500 0 500 1000 Feet i ~I R-4 ~ r ~_ BRIGGS ENGINEERING, INC. PROPOSED ~~VVl. REVIS~GN BRIGGS ~ RESOLUTION SUBDIVISION PORTION OF THE NW 1/4 OF SECTION 20, T.3N., R.IE., B.M., (208) 34x9700 MERIDIAN, ADA COUNTY, IDAHO S"E`~ 1 of 1 1800 W. OVERLAND ROAD DESIGN DRAFT SCALE GATE DWG. NO. BOISE, IDAHO 83705 BKB 1"=500' 02/U1P00 0101 \0101.APR i M i 1 1 LOCUST GROVE ROAD ~ FIGURE 3 ---- - - - - - -~ RESOLUTION SUBDIVISION © ~ - - -- -- -- -- . AVERAGE DAILY TRAFFIC .v.. ~ ~ ~ - , , ,-- - 005 ~~~ O q p O ~ ~ O Jo~___ -~ A ~ ,~ ... I I 1 f' Ze 0 A S f ADT -~ AVERAGE DAILY TRAFFlC TrafTk Stlidy Prepared By. {{~~ .~ i~ DOBIE ENGINEERING, INC. m N..s.e~. or. ~ o a~ ~~ ~ ; .................::y o ~;_- ::::: ,, ;: r:?~~ ' m I:~ ~ ~ ,o .___~ ~. o ~ ~ D i; ~ rr,ae ; ~ ; ~ t. .I ~ C ~-- -- j-....- I _8 }_ ~ ~~ ~~.I ~6~0 ~ O TAL ~ ~ 1 O O p .1._.U._._.._ a o 0 0~ 0 0.0 ~ o0 0 1 O ~~ ~ -25c y ~ • Facts and Findi ngs: A. ..General Infornlation Owner - G.I. Voigt Applicant -Same R-4, RT -Existing zoning L-O, C-G -Requested zoning 107.06 -Acres 17 -Proposed lots 200 -Proposed multi-family dwelling units 346,000 -Square feet of proposed building 125,000-square feet of Office building 145,000-square feet of Retail building 57,000-square feet of an Ice Rink 19,000-square feet of Day Care Center Meridian High School 2,300 -Total lineal feet of proposed public streets 286 -Traffic Analysis Zone (TAZ) West Ada -Impact Fee Service Area Meridian -Impact Fee Assessment District Locust Grove Road Minor arterial with bike lane designation Traffic count 3,552 on 7-16-99 A-Existing Level of Service C-Existing plus project build-out Level of Service 950-feet of frontage 50 to 70-feet existing right-of--way (25-feet from centerline) 96-feet required right-of--way (48-feet from centerline) Locust Grove Road is improved with two lanes wit11 no curb, gutter or sidewalk. The segment of Locust Grove Road abutting the site is not listed in the current Five Year Work Program for reconstruction. Overland Road Minor arterial with bike lane designation Traffic count 11,422 on 1 1-30-99 (west of Eagle Road) Traffic count 9,916 on 1 1-23-99 (west of Locust Grove Road) D-Existing Level of Service E-Existing plus project build-out Level of Service 2,640-feet of frontage 50 to 70-feet existing right-of--way (25-feet from centerline) 96-feet required right-of--way (48-feet from centerline) Resolution Subdivision Page 2 Overland Rod is improved with two lanes with no curb, gutter or sidewalk. The segment of Overland Road abutting the site is listed in the current Five-Year Work Program for reconstruction to 5-lane in FY (2004). Blue Tick Street/Brandvs Jewel Street Local streets with no bike lane designation No traffic count available ~0-feet of frontage ~0-feet existing right-of--way (25-feet from centerline) 50-feet required right-of--way for their extensions Blue Tick Street and Brandys Jewel Street are improved as 37-foot street section with curb, gutter and sidewalk. B. On March 27, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On March 31, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Locust Grove Road has 3,522 existing vehicle trips per day, which is a Level of Service A (LOS A). An acceptable Level of Service for this segment of roadway is D (LOS D) or 14,000 vehicle trips per day. The proposed application will add approximately 3,000 vehicle trips per day on Locust Grove Road. D. Current traffic counts indicate that Overland Road carries 11,422 vehicle trips per day (VTD). The planning threshold for Overland Road is 14, 000 VDT with its current configuration. When Overland Road is rebuilt to five lanes, the planning threshold for Overland Road will be 33,000 VTD. The proposed application will add approximately 6,000 vehicle trips per day on Overland Road, therefore the existing, plus project traffic exceeds the plamling threshold of Overland Road with its current configuration. When Overland Road is rebuilt to five-lanes, the roadway will be adequate to accommodate the traffic generated from this site. E. The Eagle Road/Overland Road intersection operates at a Level of Service E/F threshold, and is listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will exacerbate the traffic problems at the intersection. The District has already initiated a project (to be started within the next few months) to provide additional turn lanes and make other capacity enhancements to improve the intersections' operating characteristics. The improvement plans have not been finalized but the anticipation is for a substantial increase incapacity. F. The Meridian Road/Overland Road intersection operates at a Level of Service F (LOS F), and is listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will exacerbate the traffic problems at the intersection. G. A traffic study was submitted for the Resolution Subdivision site development plan. The key findings of the traffic study include the following: Resolution Subdivision Pa«e 3 Y ~ • • • The proposed development is expected to generate 12,49 total daily vehicle trips. An estimated 3,045 trips are pass-by trips, leaving 9,430 new daily vehicle trips added to the adjacent roadway system. • The Meridian Road/Overland Road intersection currently operates at Level of Service (LOS) F. Because Meridian Road is a principal arterial, LOS E is acceptable under current District policy. The intersection exceeds the allowable Level of Service. • Under "existing plus project" traffic volumes (Year 2000, the Meridian Road/Overland Road intersection is expected to operate at Level of Service (LOS) F. The District has currently programmed a project to upgrade Overland Road to create additional capacity. The design and magnitude of the improvements have not yet been determined. Because Meridian Road is a principal arterial, LOS E is acceptable under current District policy. • The Locust Grove Road/Overland Road intersection currently operates at an overall Level of Service (LOS) A. The intersection is STOP controlled only on the two Locust Grove Road approaches. Left turns from northbound Locust Grove on to westbound Overland Road operate at an LOS F condition. If a traffic signal were constructed with the existing traffic volumes and roadway geometry, the intersection would operate at an overall LOS B. • Under the existing traffic volumes, ,__~,_ .,_..._,_._a n _,.a - -a Locust Grove Road operates at an arterial LOS of A with volume-to-capacity ratios of less than 0.35 during peak hoar conditions. • The Year 2020 traffic forecast of 18,000 vehicles per day for Overland Road indicates the need to widen the roadway from two to five lanes. The widening is desirable from an operational and safety standpoint and is required within 500 feet of the Eagle Road intersection. • The Year 2020 traffic forecast of 8,700 vehicles per day for Locust Grove Road does not indicate the need to add capacity. • The forecast traffic volumes at the Locust Grove Road intersection with Overland Road justify a traffic signal under existing plus project traffic volumes. The applicant should be required to provide 25-percent of the cost for the traffic signal, which is $37,500.00. The District will construct the traffic signal when it is warrarited. • The site driveways on Overland Road are expected to have traffic volumes low enough that traffic signals are not needed. • The new public street intersection on Overland Road is expected to have traffic volumes that warrant a traffic signal The applicant should be required to provide 75-percent of the cost to construct the traffic signal, which is $112,500.00 (total cost is $ 150,000). The District will construct the traffic signal when it is wan•anted. • The site driveway intersections on Locust Grove Road are expected to have traffic volumes low enough that traffic signals are not needed, however, all the intersections on Locust Grove Road will require the construction of a center turn lane. • All the intersections on Overland Road will require the construction of a center turn lane. Due to the locations of the intersections and the taper lengths required for the turn lanes, the applicant would be required to add another traffic lane on Overland Road abtltting the el1tlre Slte. • The consultant was not aware of ACHD's project to widen the Overland Road/Eagle Road intersection when the TIS was performed. The Eagle Road/Overland Road intersection was identiFed to operate at Level of Service (LOS) F under existing and build out conditions. The District is adding turn-lanes at the intersection this fiscal year, Resolution Subdi~•ision Pace 4 T ~ i which will improve the operations of the intersection to an adequate Level of Service D (LOS D). Overland Road is scheduled for reconstntction from two to five lanes in FY 2004. When the roadway is reconstructed to five lanes, the intersection will operate at an adequate Level of Service C (LOS C). H. The applicant is proposing a stub street to the sottth property line located 1,000-feet west of the east property line. District Staff supports the location of the stub street. The applicant should provide a paved temporary turnaround at the end of the stub street with a temporary easement provided to the District. The applicant should be required to install a sign at the terminus of the roadway stating that; "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. The applicant is proposing a stub street to the east property line located 400-feet south of Overland Road. District Staff supports the location of the stub street. The applicant should provide a paved temporary turnaround at the end of the stub street with a temporary easement provided to the District. The applicant should be required to install a sign at the terminus of the roadway stating that; "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. The improvement of Overland Road abutting this development is included in the District's current Five Year Work Program. District policy requires the applicant to provide a $52,800.00 deposit to the Public Rights-of--Way Trust Fund for the cost of constntcting a 5-foot wide concrete sidewalk on Overland Road abutting the parcel (approximately 2,640-feet) prior to District approval of a final plat, whichever occurs first. K. The improvement of Locust Grove Road abutting this development is not included in the District's current Five Year Work Program. District policy requires the applicant to constrict a 5-foot wide concrete sidewalk on Locust Grove Road abutting the parcel prior to District approval of a final plat. The sidewalk should be located two feet within the new right-of--way of Locust Grove Road. Coordinate the location and elevation of the sidewalk with District staff. L. The applicant is proposing two driveways on Locust Grove Road. The driveways are located as follows: • The northern driveway is proposed to be located 440-feet south of Overland Road. • The southern driveway is proposed to be located 690-feet south of Overland Road. Peacock Street intersects Locust Grove Road from the west approximately X50-feet south of Overland Road and Labrador Street approximately 1,100-feet south of Overland Road. District policy requires the applicant to locate driveways on Locust Grove Road a minimum of 440-feet south of Overland Road and 220-feet from the streets on the west side of Locust Grove Road. The applicant's proposed driveways do not meet the required offset from Peacock Street on the west side of Locust Grove Road. The applicant should be required to locate the northern driveway to align with Peacock Street to west, and the southern driveway should be located 75- feet north of the south property line. The driveways should be constructed 30 to 35-foot wide Resolution Subdivision Pa~~e ~ 4 !f 1 with l~-foot radii pavement tapers abutting the roadway. The applicant should be required to provide 100-feet of stacking for both the inbound and out-bound travel lanes for the driveway. .Coordinate the design of the driveways with District staff. M. The applicant is proposing three driveways on Overland Road. The driveways are located as follows: • 480-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required. to provide a minimum of 50-feet of stacking for this driveway. • 930-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 50-feet of stacking for this driveway. • 1,280-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 100-feet of stacking for this driveway. All the driveways align with existing driveways on the north side of the road, which meets District policy. The driveways should be constntcted 30 to 35-feet wide with 15-foot radii pavement tapers abutting the existing roadway edge. N. The applicant is proposing to constrict two public roads off Overland Road. The roads are proposed to be located: • 320-feet west of the east property line: based on the submitted traffic study the applicant should be required to locate driveways off this public street a minimum of 100-feet south of Overland Road. The roadway should be constructed as a 40-foot street section with curbs gutters and 5-foot wide concrete sidewalks within 58-feet of right-of-~vay. • 850-feet west of the east property line: based on the submitted traffic study this roadway should be signalized and driveways on this roadway should be located a minimum of 175-feet south of Overland Road and consecutive driveways should be required to align or offset a minimum of 150-feet. The roadway should be constructed as a 46-foot street section with curbs, gutters, and a 5-foot wide concrete sidewalk within 64-feet ofright-of--way. This road should be signalized. The applicant should be required to construct a signal for the new intersection. Coordinate the design of the signalized intersection with District staff. The District should provide 25-percent of the cost of the signal. • The applicant is proposing an east/west road located 400-feet south of Overland Road: the applicant should be required to locate driveways on the new roadway a minimum of 50-feet from a public street intersection. The applicant is proposing a traffic circles within the roadway. The street section around the traffic circle should be constructed 29-feet wide. A YIELD sign should be installed at all approaches into the islands and directional islands should be constructed in the street approaches to the traffic circles to guide motorists in the proper direction. The pedestrian crossings shall be located at the intersection to Resolution Subdivision Pa~~e 6 .-_ improve pedestrian/vehicular recognition and safety. Coordinate the traffic control plan and location of the pedestrian crossings with District staff. In order to provide safe turning movements into the driveways and streets on Overland Road and avoid a continuous meandering travel path a continuous turning lane is required from Locust Grove Road to the east property line. The design will provide turning movement at all driveways and streets through and including Locust Grove and new east-west street. O. 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. P. 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 Pat Nelson at 387-6160. Q. 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. R. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison beriveen businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, 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 ACHD Commuteride Office. S. 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 among the lots within the proposed subdivision for use to access the public streets prior to issuance of a building pernlit (or other required permits). T. The applicant should be required to construct a center turn lane on Locust Grove Road abutting the entire site. Coordinate the design of the turn lane with District staff. U. The applicant should be required to construct a center turn lane on Overland Road abutting the entire site. Coordinate the design of the turn lane with District staff. V. Graveled driveways abutting public streets create maintenance problems c?~_~° t~ ~~1-_~~:~e! b~~~n; tracked onto the roadway. In accordance with past action by the District the applicant should be required to pave all driveways their full width and at least 30-feet into the site beyond the edge of Resolution Subdivision Page 7 ' I , 13. As required by District policy, restrictions on the width, number and locations of driveways, shall be placed on future development of this parcel. 1~1. Constntct a center turn lane on Overland Road abutting the entire site. 1 ~. In accordance with District policy, stub streets to the school parcel abutting this site should be extended upon review of a fittttre application for this site. 16. Other than the access points specifically approved with this application, direct lot or parcel access to Overland Road and Locust Grove Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: A request for modification, variance or waiver of any requirement or policy otttlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identify each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISP~VC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify al] improvement plans. 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. Resolution Subdivision Pa~,e 1 I o • improve pedestrian/vehicular recognition and safety. Coordinate the traffic control plan and location of the pedestrian crossings with District staff. In order to provide safe turning movements into the driveways and streets on Overland Road and avoid a continuous meandering travel path a continuous turning lane is required from Locust Grove Road to the east property line. The design will provide turning movement at all driveways and streets through and including Locust Grove and new east-west street. O. 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. P. 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. Q. 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. R. A Transportation Management Associatio ;(TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison beriveen businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, 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 ACHD Commuteride Office. S. District policy states that direct access to arterials and collectors is nornlally 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 among the lots within the proposed subdivision for use to access the public streets prior to issuance of a building permit (or other required pernlits). T. The applicant should be required to construct a center turn lane on Locust Grove Road abutting the entire site. Coordinate the design of the turn lane with District staff. U. The applicant should be required to construct a center turn lane on Overland Road abutting the entire site. Coordinate the design of the turn lane with District staff. V. Graveled driveways abutting public streets create maintenance problems d~~° t~., ~Tra•:~;'; L°~;~~ tracked onto the roadway. In accordance with past action by the District the applicant should be required to pave all driveways their full width and at least 30-feet into the site beyond the edge of Resolution Subdivision Pa~~e 7 pavement of Overland Road and Locttst Grove Road and install pavement tapers with 1 ~-foot radii abutting the existing roadway edge. W. In accordance with District policy, stub streets to the undeveloped parcels abutting this site may be required upon review of a future application for this site. X. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on fiihu-e development of this parcel. Y. In accordance with District policy, stub streets to the school parcel abutting this site should be extended upon review of a firture application for this site. Z. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will require improvement in order to accommodate the additional traffic generated by this proposed development. The Overland Road/Meridian Road intersection currently operates at deficient Level of Service F (LOS F), and is listed as one of the 100 critical intersections in Ada County. The reconstniction of the intersection by the District is not listed in ACHD's Five year Work Program. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Special Recommendation to City of Meridian: 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 Ms Pat Nelson at 387-6160. 2. 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. 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. ~. The transportation system will require improvement in order to accommodate the additional traffic generated by additional development. The Overland Road/Meridian Road intersection currently operates at a deficient Level of Service F (LOS F), and is listed as one of 100 critical intersections in Ada County. Additional traffic will exacerbate the traffic problems at the intersection. The reconsh•uction of the Overland Road/Meridian Road Street intersection is not currently listed in ACHD's Five year Work Program. Resolution Subdivision Page S t ~ 9. Locate two driveways on Locust Grove Road as follows: • The northern driveway shall be located 550-feet south of Overland Road to align with Peacock Street to the west. • The southern driveway shall be located 75-feet north of the south property line. The driveways shall be constructed 30 to 35-foot wide with 15-foot radii pavement tapers abutting the roadway. Provide 100-Feet of stacking for both the inbound and out-bound travel lanes for the driveways. Coordinate the desig~l of the driveways with District staff. 10. Locate three driveways on Overland Road as follows: • 480-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking for this driveway. • 930-feet east of Loct.tst Grove Road: provide a minimum of 50-feet of stacking for this driveway. • 1,280-feet east of Locust Grove Road: provide a minimum of 100-feet of stacking for this driveway. The driveways shall be constructed 30 to 35-feet wide with 15-foot radii pavement tapers abutting the existing roadway edge. 11. Locate two public roads as follows: • off Overland Road 320-feet west of the east property line: locate driveways off this public street a minimum of 100-feet south of Overland Road. The roadway shall be constructed as a 40-foot street section with curbs gutters and 5-foot wide concrete sidewalks within 58-feet ofright-of--way. • off Overland Road 850-feet west of the east property line: driveways off this roadway shall be located a minimum of 175-feet south of Overland Road and consecutive driveways are required to align or offset a minimum of 150-feet. The roadway shall be constructed as a 46-foot street section with curbs, gutters, and a 5-foot wide concrete sidewalk within 64-feet ofright-of--way. The applicant shall be required to construct a signal for the roadway/Overland Road intersection. Coordinate the design of the signalized intersection with District staff. 12. Locate an east/west road 400-feet south of Overland Road: locate driveways on the east/west roadway a minimum of 50-feet from a public street intersection. The traffic circle within the roadway shall be constructed to provide a minimum of 29-feet wide street section around the traffic circle. A YIELD sign shall be installed at all approaches into the island and a directional island shall be constructed in the street approaches to the traffic circle to guide motorists in the proper direction. The pedestrian crossings shall be located at the ittersection to improve pedestrian/vehicular recognition and safety. Coordinate the design of the buffer circle, the traffic control plan and location of the pedestrian crossings with District staff. Resolution Subdivision Pa~~e 10 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACRD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two frill business days prior to breaking ground within ACRD 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 constriction. 8. No change in the terns and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all Hiles, 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. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted bv: Commission Action: Planning and Development Staff May 3, 2000 Resolution Subdivision Page 12 ,. , ~, ~ ~,ECEIVE~ ;:i L~iU ADA COUNTY HIGHWAY DISTRICT CITY OF MERIDIAN Planning and Development Division CITY CLERK OFFICE Development Application Report Preliminary Plat -Resolution Business Park / Locust Grove Rd/Overland Road MAZ00-004/MCUP00-015/MCUP00-016/ MCUP00-017 An application for a preliminary plat has been submitted to the City of Meridian fora 17-lot residential and commercial subdivision on 107.06-acres. The applicant is also requesting conditional use and rezone approval. The City has forwarded the application to ACRD for review and comment. The site is located at the southeast corner of Overland Road and Locust Grove Road. This development is estimated to generate 9,430 additional vehicle trips per day based on the submitted traffic study. Roads impacted by this development: Locust Grove Road Overland Road ACRD Commission Date -May 3, 2000 - 12:00 p.m. } ~" ~ Facts and Findings: A. General Information Owner Applicant R-4, RT L-O,C-G 107.06 17 - G.I. Voigt - Same - Existing zoning - Requested zoning - Acres - Proposed lots 200 -Proposed multi-family dwelling units 346,000 -Square feet of proposed building 125,000-square feet of Office building 145,000-square feet of Retail building 57,000-square feet of an Ice Rink 19,000-square feet of Day Care Center Meridian High School 2,300 -Total lineal feet of proposed public streets 286 -Traffic Analysis Zone (TAZ) West Ada -Impact Fee Service Area Meridian -Impact Fee Assessment District Locust Grove Road Minor arterial with bike lane designation Traffic count 3,552 on 7-16-99 A-Existing Level of Service C-Existing plus project build-out Level of Service 950-feet of frontage 50 to 70-feet existing right-of--way (25-feet from centerline) 96-feet required right-of--way (48-feet from centerline) Locust Grove Road is improved with two lanes with no curb, gutter or sidewalk. The segment of Locust Grove Road abutting the site is not listed in the current Five Year Work Program for reconstruction. Overland Road Minor arterial with bike lane designation Traffic count 11,422 on 11-30-99 (west of Eagle Road) Traffic count 9,916 on 11-23-99 (west of Locust Grove Road) D-Existing Level of Service E-Existing plus project build-out Level of Service 2,640-feet of frontage 50 to 70-feet existing right-of--way (25-feet from centerline) 96-feet required right-of--way (48-feet from centerline) Resolution Subdivision Pave ~. Overland Rod is improved with two lanes with no curb, gutter or sidewakc. The segment of Overland Road abutting the site is listed in the current Five-Year Work Program for reconstruction to 5-lane in FY (2004). Blue Tick Street/Brand~s Jewel Street Local streets with no bike lane designation No traffic count available 50-feet of frontage SO-feet existing right-of--way (25-feet from centerline) 50-feet required right-of--way for their extensions Blue Tick Street and Brandys Jewel Street aze improved as 37-foot street section with curb, gutter and sidewalk. B. On March 27, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On Mazch 31, 2000, the staffmet as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Locust Grove Road has 3,522 existing vehicle trips per day, which is a Level of Service A (LOS A). An acceptable Level of Service for this segment of roadway is D (LOS D) or 14,000 vehicle trips per day. The proposed application will add approximately 3,000 vehicle trips per day on Locust Grove Road. D. Current traffic counts indicate that Overland Road carries 11,422 vehicle trips per day (VTD). The planning threshold for Overland Road is 14, 000 VDT with its current configuration. When Overland Road is rebuilt to five lanes, the planning threshold for Overland Road will be 33,000 VTD. The proposed application will add approximately 6,000 vehicle trips per day on Overland Road, therefore the existing, plus project traffic exceeds the planning threshold of Overland Road with its current configuration. When Overland Road is rebuilt to five-lanes, the roadway will be adequate to accommodate the traffic generated from this site. E. The Eagle Road/Overland Road intersection operates at a Level of Service E/F threshold, and is listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will exacerbate the traffic problems at the intersection. The District has already initiated a project (to be started within the next few months) to provide additional turn lanes and make other capacity enhancements to improve the intersections' operating chazacteristics. The improvement plans have not been finalized but the anticipation is for a substantial increase in capacity. F. The Meridian Road/Overland Road intersection operates at a Level of Service F (LOS F), and is listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will exacerbate the traffic problems at the intersection. G. A traffic study was submitted for the Resolution Subdivision site development plan. The key findings of the traffic study include the following: 11. 3 • The proposed development is expected to generate 12,495 total daily vehicle trips. An estimated 3,045 trips are pass-by trips, leaving 9,430 new daily vehicle trips added to the adjacent roadway system. • The Meridian Road/Overland Road intersection currently operates at Level of Service (LOS) F. Because Meridian Road is a principal arterial, LOS E is acceptable under current District policy. The intersection exceeds the allowable Level of Service. • Under "existing plus project" traffic volumes (Year 2005), the Meridian Road/Overland Road intersection is expected to operate at Level of Service (LOS) F. The District has currently programmed a project to upgrade Overland Road to create additional capacity. The design and magnitude of the improvements have not yet been determined. Because Meridian Road is a principal arterial, LOS E is acceptable under current District policy. • The Locust Grove Road/Overland Road intersection currently operates at an overall Level of Service (LOS) A. The intersection is STOP controlled only on the two Locust Grove Road approaches. Left turns from northbound Locust Grove onto westbound Overland Road operate at an LOS F condition. If a traffic signal were constructed with the existing traffic volumes and roadway geometry, the intersection would operate at an overall LOS B. • Under the existing traffic volumes, Locust Grove Road operates at an arterial LOS of A with volume-to-capacity ratios of less than 0.35 during peak hour conditions. • The Year 2020 traffic forecast of 18,000 vehicles per day for Overland Road indicates the need to widen the roadway from two to five lanes. The widening is desirable from an operational and safety standpoint and is required within 500 feet of the Eagle Road intersection. • The Year 2020 traffic forecast of 8,700 vehicles per day for Locust Grove Road does not indicate the need to add capacity. • The forecast traffic volumes at the Locust Grove Road intersection with Overland Road justify a traffic signal under existing plus project traffic volumes. The applicant should be required to provide 25-percent of the cost for the traffic signal, which is $37,500.00. The District will construct the traffic signal when it is warranted. • The site driveways on Overland Road are expected to have traffic volumes low enough that traffic signals are not needed. • The new public street intersection on Overland Road is expected to have traffic volumes that warrant a traffic signal. The applicant should be required to provide 75-percent of the cost to construct the traffic signal, which is $112,500.00 (total cost is $150,000). The District will construct the traffic signal when it is warranted. • The site driveway intersections on Locust Grove Road are expected to have traffic volumes low enough that traffic signals are not needed, however, all the intersections on Locust Grove Road will require the construction of a center turn lane. • All the intersections on Overland Road will require the construction of a center turn lane. Due to the locations of the intersections and the taper lengths required for the turn lanes, the applicant would be required to add another traffic lane on Overland Road abutting the entire site. ,,, s a • The consultant was not aware of ACHD's project to widen the Overland Road/Eagle Road intersection when the TIS was performed. The Eagle Road/Overland Road intersection was identified to operate at Level of Service (LOS) F under existing and build out conditions. The District is adding turn-lanes at the intersection this fiscal year, which will improve the operations of the intersection to an adequate Level of Service D (LOS D). Overland Road is scheduled for reconstruction from two to five lanes in FY 2004. When the roadway is reconstructed to five lanes, the intersection will operate at an adequate Level of Service C (LOS C). H. The applicant is proposing a stub street to the south property line located 1,000-feet west of the east property line. District Staff supports the location of the stub street. The applicant should provide a paved temporary turnaround at the end of the stub street with a temporary easement provided to the District. The applicant should be required to install a sign at the terminus of the roadway stating that; "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. The applicant is proposing a stub street to the east property line located 400-feet south of Overland Road. District Staff supports the location of the stub street. The applicant should provide a paved temporary turnaround at the end of the stub street with a temporary easement provided to the District. The applicant should be required to install a sign at the terminus of the roadway stating that; "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. J. The improvement of Overland Road abutting this development is included in the District's current Five Year Work Program. District policy requires the applicant to provide a $52,800.00 deposit to the Public Rights-of--Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Overland Road abutting the parcel (approximately 2,640-feet) prior to District approval of a final plat, whichever occurs first. K. The improvement of Locust Grove Road abutting this development is not included in the District's current Five Year Work Program. District policy requires the applicant to construct a 5-foot wide concrete sidewalk on Locust Grove Road abutting the parcel prior to District approval of a final plat. The sidewalk should be located two feet within the new right-of--way of Locust Grove Road. Coordinate the location and elevation of the sidewalk with District staff. L. The applicant is proposing two driveways on Locust Grove Road. The driveways are located as follows: • The northern driveway is proposed to be located 440-feet south of Overland Road. • The southern driveway is proposed to be located 690-feet south of Overland Road. Peacock Street intersects Locust Grove Road from the west approximately 550-feet south of Overland Road and Labrador Street approximately 1,100-feet south of Overland Road. District policy requires the applicant to locate driveways on Locust Grove Road a minimum of 440-feet !u ._ 6 south of Overland Road and 220-feet from the streets on the west side of Locust Grove Road. The applicant's proposed driveways do not meet the required offset from Peacock Street on the west side of Locust Grove Road. The applicant should be required to locate the northern driveway to align with Peacock Street to west, and the southern driveway should be located 75- feet north of the south property line. The driveways should be constructed 30 to 35-foot wide with 15-foot radii pavement tapers abutting the roadway. The applicant should be required to provide 100-feet of stacking for both the inbound and out-bound travel lanes for the driveway. Coordinate the design of the driveways with District staff. M. The applicant is proposing three driveways on Overland Road. The driveways are located as follows: • 480-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 50-feet of stacking for this driveway. • 930-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 50-feet of stacking for this driveway. • 1,280-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 100-feet of stacking for this driveway. All the driveways align with existing driveways on the north side of the road, which meets District policy. The driveways should be constructed 30 to 35-feet wide with 15-foot radii pavement tapers abutting the existing roadway edge. N. The applicant is proposing to construct two public roads off Overland Road. The roads are proposed to be located: • 320-feet west of the east property line: based on the submitted traffic study the applicant should be required to locate driveways offthis public street a minimum of 100-feet south of Overland Road. The roadway should be constructed as a 40-foot street section with curbs gutters and 5-foot wide concrete sidewalks within 58-feet ofright-of--way. • 850-feet west of the east property line: based on the submitted traffic study this roadway should be signalized and driveways on this roadway should be located a minimum of 175-feet south of Overland Road and consecutive driveways should be required to align or offset a minimum of 150-feet. The roadway should be constructed as a 46-foot street section with curbs, gutters, and a 5-foot wide concrete sidewalk within 64-feet ofright-of--way. This road should be signalized. The applicant should be required to construct a signal for the new intersection. Coordinate the design of the signalized intersection with District staff. The District should provide 25-percent of the cost of the signal. • The applicant is proposing aneast/west road located 400-feet south of Overland Road: the applicant should be required to locate driveways on the new roadway a minimum of 50-feet from a public street intersection. The applicant is proposing Resolution Subdivision Paee 6 ,~ a traffic circles within the roadway. The street section around the traffic circle should be constructed 29-feet wide. A YIELD sign should be installed at all approaches into the islands and directional islands should be constructed in the street approaches to the traffic circles to guide motorists in the proper direction. The pedestrian crossings shall be located at the intersection to improve pedestrian/vehiculaz recognition and safety. Coordinate the traffic control plan and location of the pedestrian crossings with District staff. In order to provide safe turning movements into the driveways and streets on Overland Road and avoid a continuous meandering travel path a continuous turning lane is required from Locust Grove Road to the east property line. The design will provide turning movement at all driveways and streets through and including Locust Grove and new east-west street. O. ACHD's Pazk & Ride Division Staff have indicated the need for a pazk and ride location at the applicant's site. The District requests that applicant grant the District an easement fora 10 to 12- space Pazk & Ride area at this site. Commuteride staff will contact the applicant to coordinate the location of the Park & Ride area. P. 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 Pat Nelson at 387-6160. Q. 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. R. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking enhancements). An annual survey will be required of the TMA/TMO to monitor participation in alternative transportation programs and forwazded to the ACRD Commuteride Office. S. 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 among the lots within the proposed subdivision for use to access the public streets prior to issuance of a building permit (or other required permits). T. The applicant should be required to construct a center turn lane on Locust Grove Road abutting the entire site. Coordinate the design of the turn lane with District staff. Resolution Subdivision n..,.,. ~ q J' ~ U. The applicant should be required to construct a center turn lane on Overland Road abutting the entire site. Coordinate the design of the turn lane with District staff. V. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with past action by the District the applicant should be required to pave all driveways their full width and at least 30-feet into the site beyond the edge of pavement of Overland Road and Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. W. In accordance with.District policy, stub streets to the undeveloped parcels abutting this site may be required upon review of a future application for this site. X. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on future development of this parcel. Y. In accordance with District policy, stub streets to the school parcel abutting this site should be extended upon review of a future application for this site. z. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will require improvement in order to accommodate the additional traffic generated by this proposed development. The Overland Road/Meridian Road intersection currently operates at deficient Level of Service F (LOS F), and is listed as one of the 100 critical intersections in Ada County. The reconstruction of the intersection by the District is not listed in ACHD's Five year Work Program. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Special Recommendation to City of Meridian: 1. 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 Ms Pat Nelson at 387-6160. 2. 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. 3. ACHD's Park & Ride Division Staffhave 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. Resolution Subdivision Page 8 ~ ~ ~ 4. The transportation system will require improvement in order to accommodate the additional traffic generated by additional development. The Overland Road/Meridian Road intersection currently operates at a deficient Level of Service F (LOS F), and is listed as one of 100 critical intersections in Ada County. Additional traffic will exacerbate the traffic problems at the intersection. The reconstruction of the Overland Road/Meridian Road Street intersection is not currently listed in ACHD's Five year Work Program. Site Specific Requirements: 1. Dedicate 48-feet ofright-of--way from the centerline of Overland Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The owner will be 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 # 193. 2. Dedicate 48-feet ofright-of--way from the centerline of Locust Grove Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The owner will be 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 ACHI) Ordinance #193. 3. Provide a stub street to the south property line located 1,000-feet west of the east property line. Provide a paved temporary turnaround at the end of the stub with a temporary easement provided to the District. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED ]N THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 4. Provide a stub street to the east property line located 400-feet south of Overland Road. Provide a paved temporary turnaround at the end of the stub with a temporary easement provided to the District. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 5. Provide a $112,500.00 deposit to the Public Rights-of--Way Trust Fund for 75-percent of the cost to construct a traffic signal on Overland Road for the new collector roadway. The District will construct the signal when it is warranted: 6. Provide a $37,500.00 deposit to the Public Rights-of--Way Trust Fund for 25-percent of the cost of constructing a traffic signal at the Overland Road/Locust Grove Road intersection. The District will construct the signal when it is warranted. ~ ? r 7. Provide a $52,800.00 deposit to the Public Rights-of--Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Overland Road abutting the parcel (approximately 2,640-feet) prior to District approval of a final plat, whichever occurs first. 8. Construct a 5-foot wide concrete sidewallc on Locust Grove Road abutting the parcel prior to District approval of a final plat. Locate the sidewalk two feet within the new right-of--way of Locust Grove Road. Coordinate the location and elevation of the sidewalk with District staff. 9. Locate two driveways on Locust Grove Road as follows: • The northern driveway shall be located 550-feet south of Overland Road to align with Peacock Street to the west. • The southern driveway shall be located 75-feet north of the south property line. The driveways shall be constructed 30 to 35-foot wide with 15-foot radu pavement tapers abutting the roadway. Provide 100-feet of stacking for both the inbound and out-bound travel lanes for the driveways. Coordinate the design of the driveways with District staff. 10. Locate three driveways on Overland Road as follows: • 480-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking for this driveway. • 930-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking for this driveway. • 1,280-feet east of Locust Grove Road: provide a minimum of 100-feet of stacking for this driveway. The driveways shall be constructed 30 to 35-feet wide with 15-foot radii pavement tapers abutting the existing roadway edge. 11. Locate two public roads as follows: • off Overland Road 320-feet west of the east property line: locate driveways off this public street a minimum of 100-feet south of Overland Road. The roadway shall be constructed as a 40-foot street section with curbs gutters and 5-foot wide concrete sidewalks within 58-feet ofright-of--way. • off Overland Road 850-feet west of the east property line: driveways off this roadway shall be located a minimum of 175-feet south of Overland Road and consecutive driveways are required to align or offset a minimum of 150-feet. The roadway shall be constructed as a 46-foot street section with curbs, gutters, and a 5-foot wide concrete sidewalk within 64-feet ofright-of--way. The applicant shall be required to construct a signal for the roadway/Overland Road intersection. Coordinate the design of the signalized intersection with District staff. r ~ %~ 12. Locate aneast/west road 400-feet south of Overland Road: locate driveways on the east/west roadway a minimum of 50-feet from a public street intersection. The traffic circle within the roadway shall be constructed to provide a minimum of 29-feet wide street section azound the traffic circle. A YIELD sign shall be installed at all approaches into the island and a directional island shall be constructed in the street approaches to the traffic circle to guide motorists in the proper direction. The pedestrian crossings shall be located at the intersection to improve pedestrian/vehiculaz recognition and safety. Coordinate the design of the buffer circle, the traffic control plan and location of the pedestrian crossings with District staff. 13. As required by District policy, restrictions on the width, number and locations of driveways, shall be placed on future development of this pazcel. 14. Construct a center turn lane on Overland Road and Locust-Grove Road abutting the entire site. 15. In accordance with District policy, stub streets to the school parcel abutting this site should be extended upon review of a future application for this site. 16. Other than the access points specifically approved with this application, direct lot or pazcel access to Overland Road and Locust Grove Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACRD Planning and Development Supervisor. The request shall specifically ident' , each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship br inequity. The written reauest shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACRD 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 staffto 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 ACRD Commission action, any request for reconsideration ofthe Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identify each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heazd 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 heazd: Resolution Subdivision Pave 1 1 Y~ ~ ~~ 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD 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. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless 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. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted bv: Commission Action: Planning and Development Staff May 3, 2000