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Mayor Tammy de Weerd City Council Members: EC�wl IANDI�- Keith Bird Joe Borton Luke Cavener Genesis Milam Charlie Rountree David Zaremba IDAHO TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: Jaycee Holman, City Clerk, by: July 10, 2014 Transmittal Date: June 20, 2014 File No.: CUP 14-009 Hearing Date: July 17, 2014 Request: Public Hearing: Conditional Use Permit approval for a multi -family development consisting of 190 dwelling units (11 multi -family structures) on approximately 8.67 acres in the C -G zoning district for Overland Park Apartments By: Derk Pardoe Location of Property or Project: north side of W. Overland Road and west of S. Stoddard Road Joe Marshall (No FP) Scott Freeman (No FP) Steven Yearsley (No FP) Patrick Oliver (No FP) Macy Miller (No FP) Tammy de Weerd, Mayor City Council Sanitary Services (No VAR, VAC, FP) Building Department/ Rick Jackson Fire Department Police Department City Attorney City Public Works City Planner Parks Department Economic Dev. Your Concise Remarks: Meridian School District (No FP) Meridian Post Office (FP/PP/SHP only) Ada County Highway District Ada County Development Services Central District Health COMPASS (Comp Plan only) Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,CUP/SHP only) Qwest (FP/PP/SHP only) Intermountain Gas (FP/PP/SHP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline New York Irrigation District Boise -Kung Irrigation District Boise Project Board of Control/Tim Page City Clerk's Office • 33 E. Broadway Avenue, Meridian, ID 83642 Phone 208-888-4433 • Fax 208-888-4218 • www.meridiancity.org C ��_ E IDIAT*,--Planning Division IAHO COMMISSION & COUNCIL REVIEW APPLICATION Type of Review Requested (check all that apply) ❑ Alternative Compliance ❑ Annexation and Zoning ❑ Comprehensive Plan Map Amendment ❑ Comprehensive Plan Text Amendment X3 Conditional Use Permit ❑ Conditional Use Permit Modification STAFF USE ONLY: ❑ Development Agreement Modification File number(s): it to -1 t! q ❑ Final Plat ❑ Final Plat Modification ❑Planned Unit DevelopmenttOaLr k ❑ Preliminary Plat ❑ Private Street Project name: Date filed: 5 ' 1 y Date com llete:0 Rezone . �� ❑ Short plat ❑ Time Extension (Commission or Council) Assigned Planner: �� /w5ons Related files: M/A — !l' 00 3 ° t✓ ' 07 4 36 ❑ UDC Text Amendment YQ ^ � N 34IQ ri C� ❑ Vacation (Council) ❑ Variance - Hearing date:—��% _ ommission Council ❑ Other Applicant Information Applicant name: Wendy Shrief/ Horrocks Phone: 4 63 -4197 Fax: Applicant address: 5700 E Franklin Rd ste 160?ip: 83687 E-mail: wendys@horrocks.com Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned 130ther Engineer Owner name: S.A.N.C. Investments LLC Owneraddress: 3454 Stone Mountain Lane Agent name (e.g., architect, engineer, developer, representative) Firm name: Horrocks Engineers Address: 5700 E Franklin Rd ste 160 Phone:801-808-23p7: Zip: 84092 E-mail: Wendy Shrief —Phone: 4 6 3 - 419 7 Fax: .Zip: 83687 E-mail: wendys@horrocks.com Primary contact is: LN Applicant ❑ Owner ❑ Agent ❑ Other Contact name: Wendy S hr i e f Phone: 463-4197 Fax: 4 6 3- 7 5 61 Contactaddress: 5700 E Franklin Rd Ste 160 Zip: 83687 E-mail: wendysQhorrocks . com Subject Property Information Location/street address: W Overland and Tech Lane Assessor's parcel number(s): R4885160020, 30, 40, 50, 62, 70, 80, 90 Township, range, section: 3N 1W 13 Total acreage: 14.818 Current land use: Vacant Current zoning district: CG 33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 1 (Rev. 02/08/2013) Project Description Project/subdivisionname: Overland Park Apartments General description of proposed project/request: Proposed zoning district(s): _ 190 multi -family apartment units Acres of each zone proposed: Apartments 8.67 acre s Type of use proposed (check all that apply): 12F Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? Subdivision Which irrigation district does this property lie within? Nampa & Meridian Irrigation District Primary irrigation source: Kennedy Commericial Sg;ndary: City of Meridian Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): 0% Residential Project Summary (if applicable) Number of residential units: 190 Number of building lots: 11 Building Number of common lots: N/A Number of other lots: N/A Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 76 2- 3 bedrooms: 81- 2, 3 3- 3 4 or more bedrooms: Minimum square footage of structure(s) (excl. garage): Proposed building height: 451011 to Ridge Minimum property size (s.f): 378,056/8.67 Acres Average property size (s.f.): Gross density (DU/acre-total land): 22 Units /Acre Net density (DU/acre-excluding roads & alleys): Percentage of open space provided: 28% Acreage of open space: 2 .5 a c Percentage of qualified open space acreage: 15 ° (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Landscaping, Common area Amenities provided with this development (if applicable): Clubhouse & Pool, picnic area, play area Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhomes ❑ Duplexes 12[Multi-family ❑ Other Non-residential Project Summary (if applicable) Number of building lots: Other lots: Gross floor area proposed: Hours of operation (days and hours): Percentage of site/project devoted to the following: Landscaping: Total number of employees: Total number of parking spaces provided Authorization Print applicant name: Wendy Shr Applicant signature: Building: Existing (if applicable): Building height: Paving: Number and ages of students/children (if applicable): Number of compact spaces provided: Date: 33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 2 (Rev. 02/0812013) 5700 East Franklin Road, Suite 160 Idaho Office Nampa, Idaho 83687 H O RRO C K S Tel: 208.463.4197 www.horrocks.com 11111 Fax: 208.463.7561 E N G I N E E R S June 4, 2014 Bill Parsons, AICP City of Meridian Planning Division Subject: Conditional Use Permit Overland Park Apartments Dear Mr. Parsons: On behalf of SANC Investments, we are submitting a Conditional Use Permit application for the Overland Park Apartments. A site plan showing building footprints, open space, amenities, and parking areas is attached. The Overland Park Apartments have been designed as an upscale residential community made up of 190 apartment homes. The community will feature attached garages, carports, 2.5 acres of open space, a pool and clubhouse, picnic areas and two playgrounds. The developer's RiverWalk multi -family project in Midvale, Utah recently won the award of Utah's Multi -family Project of the Year. Proposed elevations are attached; the developer is proposing both high quality design and construction for the Overland Park Apartments development. Conditional Use Permit The subject property is designated as "CG" (General Commercial) and located on Overland Road in the Kennedy Commercial Subdivision. The University of Phoenix is located to the east of the proposed apartment project. The owner of the subject property also owns the Kennedy Commercial lots located to the west of South Tech Lane; the developer is planning to construct office and retail buildings to the north and south of the proposed multi -family development in the future. Page 2 Meridian's Unified Development Code allows multi -family development as a Conditional Use in the CG zoning district. The proposed multi -family project meets or exceeds all City of Meridian design standards. 353 parking stalls are required for the project; 386 parking stalls are proposed. 114 enclosed garages are proposed for residents in addition to 60 covered parking stalls and 212 open parking stalls 2.5 acres of open space are proposed for the development; this makes up 28% of the property. 15% of the open space qualifies as active, usable open space per City of Meridian code standards. 1.04 acres of the allotted open space meet the 50' width requirement for usable open space (10% of gross land area) and 1.63 acres of the open space meet the 20' width requirement for common open space (based on 157 one and two bedroom units and 33 three bedroom units.) The proposed project exceeds Meridian standards for open space. A clubhouse, pool, and hot tub are proposed along with picnic and playground areas. The picnic area will designed as an active area for family gatherings; a fire pit, picnic tables, and barbeques are proposed. Utilities Urban services are readily available for the subject property. Sewer is located on Overland Road and there is adequate capacity to serve the proposed development. Water has been extended to South Tech Lane to serve Kennedy Commercial Subdivision. The existing lift station in the Kennedy Commercial Subdivision will be upgraded to accommodate the proposed 190 unit multi -family development. Horrocks staff is coordinating with City of Meridian Engineering staff on proposed infrastructure improvements for the project. Page 3 Thank you for your consideration of this project. Horrocks Engineers has worked closely with City of Merdian staff, public agencies and neighboring property owners to ensure that the Overland Park Apartments will be a positive addition to the City of Meridian If you have any questions regarding this submittal, please contact Wendy Shrief at (208) 463- 4197. We appreciate working with you on this project. Sincerely, Horrocks Engineers Wendy Kirkpatrick Shrief, AICP cny OF MERMIAN PLANNING DEPARTMENT STAFF REPORT FOR THE SWUNG DATE OF SEP`MME t 23, 2008 4. Legal Description & Exh%it Map for PmQeriy proposed to be R=omed C -G 9"tla11MY011181AIfm som mAttamns4w 9aex Plied No: 07041 Date: Jams 11, 2MI Papa; I of 1 WMEMNA" t=dDamdpftn—FarRsZhftftpmmafPmposedKamwVCbmimadedtester s del win A pmW athud food iadm SB 1M of the SW M of Boolon 13. Tamddp3 Nai, R=pI WiKDdNUmbib%AdiLComty.idslta�damdaeMom COMUMMataftmod 5W alar madding the 8w& 1/4 oamor of add ballon D. Baan WM& a Rmmd IW mine mul<tog do now common to andloss 13.14,23 ad 24 boom N.89"0M-W.. 2654 62 Sea; *am% slM do eou6mly go of mid 8aeda n 13 (oe Wbm of W. Ovndmd Read), A.)N.SiP MaW.. 577.77Ima to tba POW OFBIGUMM, U map, eaatlauiogg 1) NS907'ZM,750A7tbe<toAas wtnerddMSB1/4ofda5W1M adeeld Beddon 13; dw=% along dm Hae of said SB M od9re SW .t4. 2) NA0°31'SM. 3 M.83 halo a bmd SIB"rebo raatbe moadsdy d saafra" Hae of Imemb lltglmmsy H4; deoo % Aft odd waft* d000kw lbo; 3) U9234WIL,132737 Beat to a Smad918" tabor oa the aa** doeofeabl BB 1J4 of Oa SW Lr4; tomos, don add doe. 4) SAO'3049°W.. SSM ftib a tib SW war. tttmm, 5) NA94MNV.. 578.55 fo to a imad SW nebms; 6umm 6) 8.00°aS92°W., 542.66 fd�to tlm 1tOR�iT OF (G. COVTARIM 27.17 sores, moo aim S17 U= TOs AH Caremm% RIB* RkbmdLWiW. Bade of Raoad ad amt► smMdMumft Exhibit A- 5 I Oq, a( %45ol Recording Requested By and When Recorded Return to: Peter F. Ziblatt Wells Fargo Bank, National Association 333 Market Street, l 7th Floor San Francisco, CA 94105 ADA COUNTY RECORDER Christopher D. Rich AMOUNT 22.00 5 BOISE IDAHO 12/24/2013 08:50 AM DEPUTY Gail Garrett Simpti ED -RE is Recording I IIIIII Iilli IIID IIIIII IIIIII VIII VIII IIII IIIIII III VIII IIII IIQ RECORR DED -REQUEST OF u FIRST AMERICAN TITLE AND ESCRO 113136531 ELECTRONICALLY RECORDED - DO NOT REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OFTHE ORIGINAL DOCUMENT SPACE ABOVE THIS LINE FOR RECORDER'S USE ONLY SPECIAL WARRANTY DEED THE GRANTOR, Wells Fargo Bank, National Association, for and in consideration of Ten Dollars ($10.00) and other valuable consideration in hand paid, grants, bargains, sells and conveys to S.A.N.C. Investments, L.L.C., a Utah limited liability company, Grantee, whose address is 3454 Stone Mountain Lane, Sandy, Utah 84092, the real-estate and all appurtenances, easements and rights thereto (the "Property"), situated in the County of Ada, State of Idaho, and described in Exhibit A annexed hereto and incorporated herein. GRANTOR, for itself and its successors in interest, does by these presents expressly limit the covenants of this deed to these herein expressed, and excludes all covenants arising or to arise by statutory or other implication, and does hereby covenant that against all persons whomever lawfully claiming or to claim by, through or under Grantor and not otherwise, Grantor will forever warrant and defend such described Property, subject to the matters described on Schedule 1 attached hereto. DATED this � day of December, 2013. WELLS FARGO BANK, National Association By: eter F. Zi t, Vice President [Notary acknowledgment on followingpage.] SPECIAL WARRANTY DEED - I 5 10 Recording Requested By and When Recorded Return to: Peter F. Ziblatt Wells Fargo Bank, National Association 333 Market Street, 17th Floor San Francisco, CA 94105 ILECTRONMLY RECORDED - DO NOT REMOVE THE COUNTY STAMPED FIRST RPORATED AS AWOFTHE ORI E AS IT IS NOWIGIM OOWMEW SPACE ABOVE THIS LINE FOR RECORDER'S USE ONLY SPECIAL WARRANTY DEED THE GRANTOR, Wells Fargo Bank, National Association, for and in consideration of Ten Dollars ($10.00) and other valuable consideration in hand paid, grants, bargains, sells and conveys to S.A.N.C. Investments, L.L.C., a Utah limited liability company, Grantee, whose address is 3454 Stone Mountain Lane, Sandy, Utah 84092, the real- estate and all appurtenances, easements and rights thereto (the "Property"), situated in the County of Ada, State of Idaho, and described in Exhibit A annexed hereto and incorporated herein. GRANTOR, for itself and its successors in interest, does by these presents expressly limit the covenants of this deed to those herein expressed, and excludes all covenants arising or to arise by statutory or other implication, and does hereby covenant that against all persons whomever lawfully claiming or to claim by, through or under Grantor and not otherwise, Grantor will forever warrant and defend such described Property, subject to the matters described on Schedule 1 attached hereto. DATED this � day of December, 2013. WELLS FARGO BANK, National Association By eter F. Zi tt, Vice President [Notary acknowledgment on following page.] SPECIAL WARRANTY DEED - 1 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 STATE OF California COUNTY OF �'YAAI'? 0 ) ss. ,L r On elW it I � 20-11-, before me, A /T� �P Date .-CN I , , 1 9 , Here Insert N e and Title of Officer personally appeared Pg�. `•� • .. fga. Place Notary Seal Above Name(s) of Signer(s) and who proved to me that he/she executed the same in his/her authorized capacity and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my --------------------------------------------------- OPTIONAL Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of thisform to an unintended document. Description of Attached Document Title of Type of Document: Special Warranty Deed Number of Pages: Signer(s) Other Than Named Above: Capacity Claimed by Signer(s) Signer's Name: ❑ Corporate Officer — Title(s): ❑ Partner — ❑ Limited ❑ General ❑ Individual ❑ Attorney in Fact ❑ Trustee ❑ Guardian or conservator ❑ Other: Signer Is Representing: ® 2013 National Notary Association SPECIAL WARRANTY DEED - 2 Document Date: .201 Exhibit A to Special Warranty Deed Legal Description LEGAL DESCRIPTION: Real property in the County of Ada, State of Idaho, described as follows: PARCEL A: A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 13, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho and more particularly described as follows: COMMENCING at an iron pin marking the South Quarter corner of said Section 13; thence along the South boundary of said Section 13, which is also the centerline of West Overland Road; North 89026'27" West 1327.84 feet to an iron pin marking the Southwest corner of said Southeast Quarter of the Southwest Quarter of Section 13; thence leaving said South boundary along the West boundary of said Southeast Quarter Southwest Quarter of Section 13 North 0001311911 East, formerly North 00°06'51" East 48.00 feet to an iron pin on the North right of way line of said West Overland Road, said point being the POINT OF BEGINNING; thence continuing North 00013'19" East 1075.98 feet to an iron pin on the South right of way line of Interstate Highway I-84; thence along said South right of way line South 89052'52" East 1327.40 feet, formerly South 89°53'39" East 1325.21 feet to an iron pin on the East boundary of said Southeast Quarter of the Southwest Quarter of Section 13; thence leaving said South right of way line along said East boundary of the Southeast Quarter of the Southwest Quarter of Section 13 South 00°12'01" West, formerly South 00°00'00" West 585.98 feet to an iron pin; thence leaving said East boundary South 90°00'00" West 578.50 feet to an iron pin; thence South 00°06'51" West 494.56 feet to an iron pin on said North right of way line of West Overland Road; thence along said North right of way line North 89026'27" West 750.07 feet to the POINT OF BEGINNING. The above described parcel of land is now described as All Lots in Block 1 of Kennedy Commercial Center Subdivision, according to the plat thereof, filed in Book 101 of Plats at Pages 13409-13412, Ada County Records. LESS AND EXCEPTING: Lots 1, 6, 10, 11, 12 and 13 in Block 1 of Kennedy Commercial Center Subdivision, according to the plat thereof, filed in Book 101 of Plats at Pages 13409-13412, Ada County Records. PARCEL B: Parcel B of Record of Survey 8610, recorded August 12, 2009, as Instrument No. 109094159, being a parcel of land situated in the Southeast Quarter of the Southwest Quarter of Section 13, Township 3 North, Range 1 West, Boise Meridian, being all of Lot 6 in Block 1 and a portion of Lot 10 in Block 1 of KENNEDY COMMERCIAL CENTER SUBDIVISION, recorded in Book 101 of Plats at Pages 13409-13412, Records of Ada County, Idaho, more particularly described as follows: BEGINNING at the Northwest corner of Lot 10 in Block 1 of said subdivision; thence, along the northerly line of said Lot 10, South 89°3429" East, 5.00 feet; thence, parallel with the westerly line of said Lot 10, South 00031150" West, 251.56 feet; thence, South 89028'10" East, 341.54 feet to the easterly line of said Lot 10; thence, along the easterly line of said Lot 10 and Lot 6, South 00°26'33" West, 560.32 feet to the Southeast corner of said Lot 6; thence, along the southerly line of said Lot 6, North 89007'53" West, 347.41 feet to the Southwest corner of said Lot 6; thence, along the westerly line of said Lot 6 and Lot 10, North 00°31'50" East, 809.82 feet to the POINT OF BEGINNING. Schedule 1 to Special Warranty Deed This conveyance is made and accepted subject to all restrictions, reservations, covenants, and exceptions appearing of record in the official public records of real property (and related and, predecessor Property records) of the County in which the Property is located, to the extent such matters are applicable to the Property, including without limitation: all restrictions, reservations, covenants, and exceptions listed in the commitment for title insurance issued in connection with this Deed. This conveyance is also made and accepted subject to the following, but only to the extent that they are still in effect and affect the Property: (1) existing deed restrictions and restrictive covenants affecting the Property; (2) discrepancies, conflicts and shortages in area or boundary lines, or any encroachments or any overlapping of improvements; (3) taxes for the current year and subsequent years and subsequent assessments for prior years due to change in land usage or ownership; (4) existing building and zoning restrictions and ordinances; (5) easements or roads, easements visible upon the ground, easements of record; (6) liens created or assumed as security for the purchase price; (7) rights or privileges of public service companies and utility easements of record or common'to any platted subdivision of which the Property is a part; (8) reservations or other exceptions of record or known to the Grantee; (9) the terms and provisions of any declaration, by-laws and rules and regulations of any condominium regime or homeowner's association pertaining to the Property, as amended, including the platted easements and assessments set out therein; (10) the terms of any ground rent, ground lease or similar agreements, if any; (11) any matters that would be reflected on a current survey of the Property, (12) any other liens, encumbrances, easements, covenants or restrictions of record or known to the Grantee; (13) rights of parties in possession; (14) any and all other restrictions and zoning laws, regulations and ordinances of municipal and/or other governmental authorities. Grantee and its agents having completed a full inspection of the Property and any improvements located thereon, there is no warranty, express or implied, made or given by Grantor. except as to title as herein given and limited; the Property is conveyed "AS -IS," "WHERE IS," and no warranty or representation of any kind, express or implied, is made as to the condition of the Property, whether improvements or fixtures, sub -soil conditions, or natural or man-made conditions on or under the Property or otherwise; GRANTEE DOES HEREBY WAIVE, AND GRANTOR DOES HEREBY DISCLAIM, ALL REPRESENTATIONS AND WARRANTIES, EXPRESS OR IMPLIED, OF ANY KIND, NATURE OR TYPE WHATSOEVER WITH RESPECT TO THE PROPERTY, including by way of description but not limitation, those of CONDITION, CHARACTERISTICS, MERCHANTABILITY, TENANTABILITY, HABITABILITY, SUITABILITY, and FITNESS FOR A PARTICULAR PURPOSE OR USE, and Grantee releases Grantor from any claim, cause of action or other assertion of right with regard thereto. 65594252 AFFIDAVIT OF LEGAL INTEREST bf7l� STATE OF IDAi ) COUNTY OF ADA) �"' f Gc1= l , 1- rf' LC 5- tv N E' V yl a (name) (address) (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: k rye"� 5706 Fro. C(',h (address) to submit the accompanying application(s) pertaining to that property. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this day of Feb 1--&0 l , 20-1 Y (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. ,••T+., JORDAN PAVUSIN Notary Public State of Utah My Commission Expires on: ti+$ July 19, 2016 Comm. Number, 637290 (Notary Public for ) U�ti-1 Residingat: UT My Commission Expires 33 E Broadway Suite 210 • Meridian, Idaho 83642 Phone: (208) 884-5533 0 Facsimile: (208) 888-6678 • Website: www.meridiancity.org c Ed)vd) oUww.-,-- a) 0 a)0 (i ai O C W a1 O CC G p�N a) N U> C N C r O o a c a N CO N QI O.. T_N Rrn EE o 0 N V (0.1 d O C O N y O � C E � C N N N 0:3m 'w O Q c � c c 3 N C O y O O._ ai N L a N ; C_ a1 L C m a1 O M N C f0 U (7 U E O C U C 0 m 5.0 0 '� O C ? a ca v E (D 'C: C O F�> ou�a� CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: .11"we . C. 1D kot_e_cf Applicant(s)/Contact(s): ".e,, 1-;,4 City Staff: J 'k Location: //p /- .4o F O a �icnc� Comprehensive Plan Future Land Use Map Designation Design Guidelines Development Context: Proposed Use: '0u 4'.." '.. /9 Existing Use: -7;c -a-4 Surrounding Uses: ate, V us n Street Buffer(s) and/or Land Use Buffers): 25 Open Space/Amenities/Pathways: /o o s Access/Stub Streets/Street System: a Sewer & Water Service: Topography/Hydrology/Floodplain Issues: Canals/Ditc s/Irri ation/Hazards: History: P-��-o� 3 a F —v7— D -i Additional Meeting Notes: 4,' /CPKs f e aw elf Date: Co.ft..nrz"-C . Q / Size of Property: -A� $•. Y -s Proposed Zoning: Existing Zoning: O i?*s•Le "C -;a / — 0 S%Oo p a W,0, Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ Other Agencies/Departments to Contact: ❑ Ada County Highway District ❑ Idaho Transportation Department ❑ Sanitary Services Company ❑ Central District Health Department ❑ Nampa Meridian Irrigation District ❑ Settler's Irrigation District ❑ Police Department ❑ Fire Department ❑ ❑ ❑ ❑ Public Works Department Building Department Parks Department Other: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment - Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment - Text ❑ Preliminary Plat ❑ Variance Conditional Use Permiti36Q,va ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. 5700 East Franklin Road, Suite 160 Idaho Office Nampa, Idaho 83687 H O RRO C K S Tel: 208.463.4197 www.horrocks.com Fax: 208.463.75617561 E N G I N E E R S June 6, 2014 Subject: Neighborhood Meeting Notice Dear Property Owner: A Neighborhood Meeting to discuss a proposed multi -family project will be held: June 11, 2014 at 6:00 p.m. The meeting will be held on the site of the proposed project at: Intersection of W. Overland Road and Tech Lane in Meridian, ID (next to Univ. of Phoenix) A vicinity map showing the subject property and the Neighborhood Meeting location is attached. Please feel free to contact us with any questions regarding the proposed project. Sincerely, Horrocks Enginee►fs W Wendyrief, AICP COMNIITNIENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had,been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. Applicant/agent signature Date 33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.nieridiancity.org E IDIAN--- Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 Community Development 208.887.2211 Department Parcel Verification Date: 1/23/14 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Kennedy Commercial Center Development Agreement Modification Parcel Numbers: R4885160020 (0.825 Acres) R4885160030 (0.862 Acres) R4885160040 (0.862 Acres) R4885160050 (0.861 Acres) R4885160062 (4.484 Acres) R4885160070 (0.840 Acres) R4885160080 (0.840 Acres) R4885160090 (5.244 Acres) T/R/S: 3N 1W 13 Property Owner: Wells Fargo Bank NA Trustee 333 Market St., FL 17 San Francisco, CA 94105 Address Verification Rev: 04/23/12 A Iii o -A r O Jgg J C Yt: ��- a� F�Fj•'� -- ��N����� III � >o-ar y 1. 'Y 10 UNPLATTEpI ?"� — ----- -- _—N00'31'S0'E_1075.65----—----__—__ W31'30' -it• � 10.00 } • . --------1 i33S.03'E 1i 1 0 �; IF •o.��A I � a� me I a =i 0 1 t= � A b r y lip Q £ 0 m z o e s W ' m�F i ai nl N in ----------- -___ ---------- _---_ ------ ------------------- '--____ -- - _— ;- 500'2532'W 494.86 1_____________________--_- _____ _____ _ o �xc--� Oi ',�Ir •• 1 W 1� 1� til- Szz � g ms c f! � Ll . D .y.Kwlw–pi ,• I o j O \ y b ' ,=_===__------------------------ --- :;1 Oti _�1-1-1ir ' S. STODDAIRD IC4 `-' 1 -----•lcw/s _ � - �dA�i--� --- ,1r�v�v�srsie----:96•s9s" �si:or.00s------�- �. 1� ocws aauvgdNn W O ~ s rqr r A 1 r ? A g$s 91;1 o IN4R R. 1. F �~g 11 l R $ll $`9 11 R gig I fro, ORTXj 's 1a T 9 9 N' J al-F 1 II-1 Wendy Shrief From: Mindy Wallace <Mwallace@achdidaho.org> Sent: Tuesday, June 10, 2014 1:53 PM To: Wendy Shrief Cc: John Dorny Subject: Pardoe Apartmentments TIS Wendy, The traffic impact study for Pardoe apartments has been deemed complete and will move on to be review by our Traffic Services staff. Please let me know if you have any questions. Mindy Mindy Wallace, AICP Planner III Ada County Highway District (208) 387-6178 "We drive quality transportation for all Ada County -- Anytime... Anywhere!" f"'HD ,Alr%-- iNALOW", (/Oriwwara to 54v Pi Pardoe Apartment Traffic Impact Study Pardoe Apartments Meridian, Idaho ti I p, { s¢. - of � t x A 4 5 p � a C 1 s, H v � At i r qI N I it June 4, 2014 Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Table of Contents ReportSummary.............................................................................................................................................................. 1 ProposedDevelopment.............................................................................................................................................. 1 Proposed Mitigation for 2018 (Build -out) Background Traffic................................................................................. 1 Proposed Mitigation for 2018 (Build -out) Site Plus Background Traffic.................................................................. 1 ProposedDevelopment.................................................................................................................................................. 2 ProjectDescription..................................................................................................................................................... 2 StudyApproach............................................................................................................................................................... 3 InitialMeeting/Staff Direction.................................................................................................................................... 3 StudyArea................................................................................................................................................................... 3 StudyPeriod................................................................................................................................................................ 3 Analysis of Existing Traffic Conditions............................................................................................................................ 4 RoadwayNetwork....................................................................................................................................................... 4 TransitService............................................................................................................................................................. 4 Bicycle and Pedestrian Facilities................................................................................................................................. 4 TrafficVolumes...........................................................................................................................................................4 Levelof Service........................................................................................................................................................... 7 RoadwaySegment LOS............................................................................................................................................ 7 IntersectionLOS...................................................................................................................................................... 9 ExistingTraffic Mitigation......................................................................................................................................... 10 Analysis of 2018 Background Traffic Conditions.......................................................................................................... 11 RoadwayNetwork..................................................................................................................................................... 11 TransitService........................................................................................................................................................... 11 Bicycleand Pedestrian Facilities............................................................................................................................... 11 TrafficVolumes......................................................................................................................................................... 11 Off -Site Development............................................................................................................................................... 11 Analysis of 2018 (Build -out) Background Traffic Conditions........................................................................................ 12 RoadwayNetwork..................................................................................................................................................... 12 TransitService........................................................................................................................................................... 12 Bicycle and Pedestrian Facilities............................................................................................................................... 12 TrafficVolumes......................................................................................................................................................... 12 i I Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Off -Site Development............................................................................................................................................... 12 PhasedDevelopment................................................................................................................................................ 12 Levelof Service......................................................................................................................................................... 13 RoadwaySegment LOS.......................................................................................................................................... 13 IntersectionLOS.................................................................................................................................................... 13 2018 (Build -out) Background Traffic Mitigation...................................................................................................... 15 Analysis of 2018 (Build -out) Site Plus Background Traffic Conditions.......................................................................... 16 TripGeneration......................................................................................................................................................... 16 TripCapture.............................................................................................................................................................. 16 Pass -By Trips............................................................................................................................................................. 16 TripDistribution and Assignment............................................................................................................................ 16 SitePlus Background Traffic..................................................................................................................................... 16 Levelof Service......................................................................................................................................................... 19 RoadwaySegment LOS.......................................................................................................................................... 19 IntersectionLOS.................................................................................................................................................... 19 Site Access and Internal Site Circulation....................................................................................................................... 21 SiteAccess Intersections.......................................................................................................................................... 21 TurnLane Analysis................................................................................................................................................. 21 Operation.............................................................................................................................................................. 21 InternalSite Circulation............................................................................................................................................ 21 Summaryof Results....................................................................................................................................................... 23 ExistingTraffic Conditions........................................................................................................................................ 23 2018 (Build -out) Background Traffic Conditions..................................................................................................... 23 2018 (Build -out) Site Plus Background Traffic Conditions....................................................................................... 23 ii I Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 List of Tables Table 1. ACHD LOS standards for roadway segments................................................................................................... 7 Table 2. Roadway segment LOS — 2014 existing traffic................................................................................................. 9 Table 3. Intersection MOEs — 2014 existing traffic...................................................................................................... 10 Table 4. Intersection lane group v/c ratios — 2014 existing traffic.............................................................................10 Table 5. Roadway segment LOS — 2018 (Build -out) background traffic..................................................................... 13 Table 6. Intersection MOEs — 2018 (Build -out) background traffic............................................................................14 Table 7. Intersection lane group v/c ratios — 2018 (Build -out) background traffic .................................................... 14 Table 8. Mitigated Intersection lane group v/c ratios — 2018 (Build -out) background traffic...................................15 Table9: Trip Generation............................................................................................................................................... 16 Table 10. Roadway segment LOS — 2018 (Build -out) site plus background traffic ..................................................... 19 Table 11. Intersection MOEs — 2018 (Build -out) site plus background traffic............................................................ 20 Table 12. Intersection lane group v/c ratios — 2018 (Build -out) site plus background traffic ................................... 20 List of Figures Figure1. Site Plan........................................................................................................................................................... 2 Figure 2. AM Peak Hour Traffic Volumes....................................................................................................................... 5 Figure3. PM Peak Hour Traffic Volumes....................................................................................................................... 6 Figure4. Road Segment Volumes.................................................................................................................................. 8 Figure 5. 2018 AM Peak Hour Volumes....................................................................................................................... 17 Figure 6. 2018 PM Peak Hour Volumes........................................................................................................................ 18 Figure7. Site Circulation............................................................................................................................................... 22 iii I Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Report Summary This study was prepared in compliance with the Ada County Highway District's (ACHD's) requirements for Traffic Impact Studies listed in Section 7106 of the current ACHD Policy Manual. It evaluates the traffic impacts generated by the proposed Pardoe Apartments. The study area, scope and specific analysis parameters and requirements were established by discussions with ACHD and travel model feedback from Compass. Proposed Development 1. Pardoe Apartments is 190 -unit apartment complex located within the Meridian city limits in Ada County 2. The development isplanned to be constructed in one phase. Housing units will be built as utilities and construction logistics allow. 3. Pardoe Apartments is located within the area bounded by the following roads: • Overland Road • Tech Lane • 1-84 4. One full access approach for the development is proposed. The approach forms a T -intersection with the existing roadway and is stop -controlled. Proposed Mitigation for Existing Traffic 5. For the existing traffic conditions analyzed with the existing roadway lane configuration, all study area roadways meet ACHD's minimum operational thresholds. No roadway improvements are needed to mitigate the existing traffic. 6. For the existing traffic conditions analyzed with the existing intersection control and lane configuration, all study area intersections meet ACHD's minimum operational thresholds. No intersection improvements are needed to mitigate the existing traffic. Proposed Mitigation for 2018 (Build -out) Background Traffic 11. For the 2018 background traffic conditions analyzed with the existing roadway lane configuration. Based on the Compass traffic model growth through 2018, the Overland/Meridian intersection will have a few movements that are over capacity. Mitigation includes adding a southbound right turn pocket and a westbound second left turn lane. Proposed Mitigation for 2018 (Build -out) Site Plus Background Traffic 13. For the 2018 site plus background traffic conditions analyzed with the existing lane configuration. After adding project traffic to background traffic. The Meridian/Overland intersection operates at the same level as the 2018 background traffic. Mitigation measures detailed in #11 above are still required. 11 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Proposed Development Project Description Pardoe Apartments is a proposed 190 -unit apartment complex located in the Meridian City bounded by the following section line roads: • Overland Road • Tech Lane • 1-84 Figure 1 shows the site plan on an aerial photo. Includes is the internal circulation and site access to the existing roadway system. The site is currently undeveloped land. One full -access approach for the development is proposed. The approach forms a T—intersection with the existing roadway and is stop -controlled. Figure 1. Site Plan 21 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Study Approach This Traffic Impact Study is required by AND as part of the development approval process and follows the requirements for Traffic Impact Studies listed in Section 7106 of the current ACHD Policy Manual. Initial Meeting/Staff Direction An Initial Meeting was held with ACHD staff and the applicant to review the proposed development and establish the specific parameters and requirements for the study. Staff also directed the study area per the Compass travel model output. Study Area The following external study area roadway segments and intersections for the traffic impact analysis were identified by ACHD: • Study area roadway segments: Overland Road (between Stoddard Road and Meridian Road) • Study area intersections: Tech lane and Overland Road Overland Road and Meridian Road (U.S. SR -69) Study Period The study periods identified include: • Existing (2014) • 2018 The following time intervals were identified for analysis: • Weekday AM peak hour • Weekday PM peak hour Due to the land use type (residential) a weekend peak hour analysis isnot required. 31 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Analysis of Existing Traffic Conditions Roadway Network A site and roadway visit was performed to verify and document the existing study roadways and intersections conditions. Figures 2 and3showthe existing roadway network, intersection control, and roadway volumes at the study intersections and road segments. The roadway functional classification is based on the 2040 Compass Functional Classification Map. Overland Road between Meridian Road and Stoddard Road is classified as a principal arterial with a posted speed limit of 40 mph. It is an east -west roadway and has two lanes in each direction with a two-way left turn lane in the study area. On -street bike lanes are also striped in both directions with no on -street parking. The Tech Lane/Overland Road intersection is a stop -controlled "T" intersection that has a cul-de-sac at its northern termini at 1-84. The Meridian Road/Overland Road intersection is a four-way signalized intersection with 1-84 interchange access just north of Overland Road. Transit Service There is no existing transit service directly on Overland Road in the study area. However, there is a park -n -ride on Meridian Road just north of Overland Road. Bicycle and Pedestrian Facilities There are bike lines striped along Overland Road in the study area. All cross -walks north/south across Overland Road are at signalized intersections in the study area with an existing connecting sidewalk system in the study area. Traffic Volumes The existing average daily traffic (ADT) and peak hour traffic volumes were collected in February 2014. Traffic was collected over a 48-hour period mid -week, between Wednesday to Thursday. The peak hour turning movement counts were collected on a weekday for 2 -hours between 7:00 and 9:00 AM and 4:00 to 6:00 PM. Traffic counts are included in the Appendix. 41 Page — Interstate ---- Proposed Interstate —'— Expressway ---- Proposed Expressway --- Prncipal Artenal - - -- Proposed Principal Arterial — Minor Arterial .... Proposed Mina Arterial Future Interchanges Type New Interchenye New overpass HORROCKS E v G I M E E K s Study Intersection 1O AM PEAK HOUR Existing 445-6-118 Project Study Intersection AM PEAK HOUR / mr \ G v m 271 A ! — 209 324 108 D le N N 20 0 22 y 0 � r Existing Plus Project N011 0 0 O O ! 1-84 209 445— —118 (266� 742 r .D0O' � N N Project Location 0 3i J Intersection Count Intersection Count C, a d ao� V � 48 -Hour Count Location \ 30(8:00 AM) Overland Rd 446(AM) 351(5:00_PM) 446(AM) f 4336(ADT) 5 Lanes 599(PM) 599 PM 132(8:00 AM) 239(5:00 PM) J � J N M V C L WalMart Lowes N ^' W -0 ca C p CD N — Interstate ---- Proposed Interstate —'— Expressway ---- Proposed Expressway --- Prncipal Artenal - - -- Proposed Principal Arterial — Minor Arterial .... Proposed Mina Arterial Future Interchanges Type New Interchenye New overpass HORROCKS E v G I M E E K s Study Intersection 1O AM PEAK HOUR Existing 445-6-118 Project Study Intersection AM PEAK HOUR / mr \ G v m 271 A ! — 209 324 108 D le N N 20 0 22 y 0 � r Existing Plus Project N011 0 0 O O Pardoe Apartments Traffic Impact Study NIA AM Peak Hour Traffic Volumes FIGURE #2 . ;.4 ! 24 15 209 445— —118 (266� 742 r .D0O' � N N Pardoe Apartments Traffic Impact Study NIA AM Peak Hour Traffic Volumes FIGURE #2 . ;.4 - Interstate .... proposed interstate --- Expressway ... Proposed Expressway PrMpal Artenal .... Proposed Principal Arterial Minor Arterial •... Proposed Mew Arterial Future IMerehangs 7YM CO Now InWchwW O Now overpass Study Intersection PM PEAK HOUR Existing O) J 1 11 J-30 188 —� f 569 Project Study Intersection PM PEAK HOUR N N N N / \ 1,1' 226 A 1-84 184 579 122 353 /oWo�o Project Location m Intersection Count a C 3i J Intersection Count — — F p a U 48 -Hour Count Location o� J \ N 30(8:00_AM) Overland Rd 446(AM) 351(5:00_PM) �— 4336(ADT) 446AM)( 5 Lanes 599(PM) 599PM 132(8:00 AM) c 239(5:00 PM) J -0 p v —see N '0 WalMart L Lowes J N L I;1j C !v "0 2 O J U) N - Interstate .... proposed interstate --- Expressway ... Proposed Expressway PrMpal Artenal .... Proposed Principal Arterial Minor Arterial •... Proposed Mew Arterial Future IMerehangs 7YM CO Now InWchwW O Now overpass Study Intersection PM PEAK HOUR Existing O) J 1 11 J-30 188 —� f 569 Project Study Intersection PM PEAK HOUR N N N N / \ 1,1' 226 A 557 184 579 122 353 /oWo�o Existing Plus Project N M OCD N N N LL— L 42 � 76 (226F:=1-- 557 188 �-569 —608 � 353 r 08���� �M� HI Pardoe Apartments Traffic Impact Study I aE` E v O I IN N e E K s PM Peak Hour Traffic Volumes FIGURE #3 emu Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Level of Service Roadway Segment LOS AND has developed level of service (LOS) standards for roadway segments based on directional peak hour volumes for various roadway functional classifications, number of lanes and left -turn treatments. Based on the current ACHD Policy Manual, the minimum acceptable level of service for a roadway segment is LOS E for principal arterials and LOS D for minor arterials. Table 1 summarizes ACHD's LOS standards for roadway segments. Table 1. ACHD LOS standards for roadway segments »' 4f Sz q4,✓p b F Y 4{ ,q' f Ri' I V r Principal Arterial No Left -Turn Lanes 1 550 690 1 750 880 Continuous Center Left -Turn Lane 2 1,600 1,770 3 2,440 2,660 1 790 920 Median -Control, Channelized Left- 2 1,680 1,860 Turn Lanes at Major Intersection 3 2,560 2,790 Minor Arterial No Left -Turn Lanes 1 550 690 1 720 880 Unrestricted Median, 2 1,540 1,770 Continuous Left -Turn Lane 3 2,370 2,660 1 760 920 Median -Control, Channelized Left- 2 1,620 1,860 Turn Lanes at Major Intersection 3 1 2,490 1 2,790 Collector No Left -Turn Lanes 1 425 525 Unrestricted Median, Continuous 1 530 660 Center Left -Turn Lane 2 1,080 1,250 ACHD Policy Manual, Section 7106.4.1, Table 2 71 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Roadway segment volumes were obtained on Overland Road by gathering 48 hours of data over two typical weekdays. These counts are used to estimate ADT and AM and PM peak hour during the peak hour of commute times. Intersection counts were also obtained at Tech Land and Meridian Road, on Overland Road. These counts also show peak hour trips on Overland Road, but closer to the study intersections than the "mid -block" 48 hour count performed. As shown in Figure X, the peak hour volumes vary greatly. Therefore, our roadway segment analysis includes peak hour counts at all three locations. Figure 4. Peak Hour Road Segment Volumes Table 2 summarizes the existing LOS for roadway segments along the study roadway. The study roadway segment currently has sufficient capacity to operate at acceptable LOS Dor better during AM and PM peak hours with the existing number of lanes. No roadway improvements are needed to mitigate the existing traffic. 81 Page 1-84 Pn� loaian C htas ' Court tttrsadon Cant J 48 -Hour count lxaam U N 30(A) ) ) 3 433500r) a2 Overland Rd n 41e3(Adr) -�- 132(AM) MOM Principal Arterial 0 Table 2 summarizes the existing LOS for roadway segments along the study roadway. The study roadway segment currently has sufficient capacity to operate at acceptable LOS Dor better during AM and PM peak hours with the existing number of lanes. No roadway improvements are needed to mitigate the existing traffic. 81 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 TahlP 2_ Roadwav segment LOS — 2014 existine traffic y,n F) )fG yC T1,01 S 48 -Hour Automated Traffic Count Between Stoddard Road and Meridian Road Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 132 < D 351 < D Arterial Meridian Peak Hour Manual Intersection Count on Overland Road West of Meridian Road (Based on peak hour turning movement count) Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 624 < D 908 < D Arterial Meridian Peak Hour Manual Intersection Count on Overland Road East of Tech Lane (Based on peak hour turning movement count) Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 446 < D 599 < D Arterial Meridian Intersection LOS For signalized, unsignalized and roundabout intersections, ACHD utilizes the Transportation Research Board's 2010 Highway Capacity Manual (HCM) methodologies to determine the level of service. Intersection LOS ratings are based on the average control delay per vehicle and the intersection volume to capacity (v/c) ratio. The maximum overall intersection v/c ratio is 0.90 for signalized intersections. The intersection v/c ratio for roundabouts and unsignalized intersections is undefined by the 2010 HCM. The maximum lane group v/c ratio for the signalized and unsignalized intersections is 1.0. The existing traffic operations were analyzed using Synchro 8, which utilizes the 2010 HCM methodologies. The intersections were evaluated with the existing intersection control, lane configuration and peak hour volumes. All parameters used in the analysis were based on existing data when available or default values as recommended in Section 7106.6.2 of the ACHD Policy Manual, when not available. Synchro reports of the existing traffic analysis are included in the Appendix. Table 3 and Table 4 summarize the intersection measures of effectiveness (MOEs) during the AM and PM peak hour traffic conditions. All study intersections currently operate at LOS E or better with a v/c ratio of 0.91 or less for all lane groups during the AM and PM peak hour traffic conditions. The v/c ratios for a Principal Arterial allow for LOS E. However, the intersection is approaching capacity the southbound right movement. This is due to the lack of a dedicated southbound right turn lane. 91 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Table 3. Intersection MOEs - 2014 existing traffic LOS A B Tech Lane/ Overland Road TmRuLEFT --wTHRWUMHT T�m - --TWU Delay (sec) 9.5 12.4 Intersection v/c N/A N/A Max Lane Group v/c 0.01 (EBL) 0.03 (SBL) 0.69 0.26 0.26 0.40 LOS D E Delay (sec) 43.3 60.2 Meridian Rd/ Overland Rd I ii' �_ n+Ru 7, = T► NOW Vf- LIEFT EB 0.68 Intersection v/c 0.61 0.77 Max Lane Group v/c 0.82 (NBT) 0.91 (SBR) Source: HCM 2010 using Sychro Software, ACHD's Policy Manual Table 4. Intersection lane group We ratios - 2014 existing traffic Existing Traffic Mitigation No roadway improvements or intersection improvements are needed to mitigate the existing traffic. Improvements aren't required per the Policy Manual, but these possible improvements should be noted. 101 Page 0.76 0.72 0.20 NB 0.46 0.82 0.32 SB 0.69 0.26 0.26 0.40 0.89 MI Meridian Rd/ Overland Rd EB 0.68 0.55 0.09 0.81 0.43 0.63 WB 0.53 0.33 0.58 0.71 0.88 0.88 Existing Traffic Mitigation No roadway improvements or intersection improvements are needed to mitigate the existing traffic. Improvements aren't required per the Policy Manual, but these possible improvements should be noted. 101 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Analysis of 2018 Background Traffic Conditions Roadway Network The 2018 roadway network in the study area remains the same as existing. There are no planned improvements for the study roadways and intersections according to the current ACHD Five -Year Work Plan (FYWP) and ACHD Capital Improvements Plan (CIP). Transit Service No short-term or long-term plans identify transit service within the study area by year 2018. Bicycle and Pedestrian Facilities The existing bike lanes along Overland Road will likely remain in place in the 2018 traffic condition. Traffic Volumes The COMPASS travel demand model was utilized to estimate 2018 background traffic. COMPASS provided 2013 and 2018 PM peak traffic forecasts for the roadways in the study area. The changes in traffic volumes The COMPASS travel demand forecast models are not calibrated for AM peak hour conditions. As a result, the 2018 AM peak hour background approach volumes were estimated from the 2018 background ADT using the existing AM peak hour k -factors. The 2015 AM peak and PM peak approach volumes were used to estimate turning movement traffic at the intersection as described below. The peak hour intersection turning movement traffic was initially estimated using the existing intersection turning movement percentages, adjusted to estimate future travel demand and to balance the entering and departing traffic at the intersection. Off -Site Development No off-site development was recommended to be included in this analysis. 111 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Analysis of 2018 (Build -out) Background Traffic Conditions Roadway Network The 2018 roadway network in the study area is estimated to remain the same as in the existing condition. There are no planned improvements for the study roadways and intersections according to the current ACHD FYWP (February 22, 2012). Transit Service VRrs short-term and long-term plans do not identify transit service within the study area by year 2018. Bicycle and Pedestrian Facilities It is estimated that the on -street bike lanes will remain under the 2018 condition. Traffic Volumes The COMPASS travel demand model was utilized to estimate 2018 background traffic for this study. COMPASS provided the both 2013 and 2018 PM peak traffic forecasts for the roadways in the study area The COMPASS travel demand forecast models are not calibrated for AM peak hour conditions. As a result, the 2018 AM peak hour background approach volumes were estimated from the 2018 background PM peak hour using comparisons to the existing AM peak. The 2018 AM peak and PM peak approach volumes were used to estimate turning movement traffic at the study intersections Figure 5 displays the 2018 (Build -out) background traffic forecasts. The Compass model shows an average of 8% of annual traffic growth along Overland Road between 2013 and 2018. There was an average of annual 2% traffic growth on Meridian Road during the same period. Since some projects have been constructed since the 2013 model was established, and our counts are one year later, Horrocks used an annual growth rate of 5% on Overland Road. That equates to 25% growth over five years. A 2% annual traffic growth rate on Meridian Road was used, equating to 10% growth. Existing base traffic volumes were increased by these two factors (25% and 10%) for the 2018 (Build -out) Background Condition. Off -Site Development The high amount of annual traffic growth is meant to represent and include random off-site development per the Compass model. Phased Development There are no phases with the Pardoe Apartment project. 121 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Level of Service Roadway Segment LOS Table 5 summarizes the LOS for roadway segments in the study area with the 2018 background traffic. All study area roadway segments are projected to have sufficient capacity to operate at acceptable LOS Dor better during AM and PM peak hours with the existing number of lanes. No roadway improvements are needed to mitigate the 2018 background traffic. Table 5. Roadwav segment LOS — 2018 (Build -out) background traffic Intersection LOS The study area intersections were analyzed with the existing intersection control and lane configuration to determine the 2018 build -out background traffic impacts. Traffic analysis reports are included in the Appendix. Table 6 and Table 7 summarize the intersection performance measures with the 2018 hour background traffic. All intersections are projected to operate at LOS E or better with an intersection v/c of 0.92 with four lane groups with a v/c over 1.00. This includes 2018 background traffic with the existing intersection control and lane configuration. The southbound right turn movement from Meridian Road to Overland Road is not dedicated. The combined right and through movements during the PM peak hour is over 1,600 vehicles. These movements are highlighted in Tables 6 & 7 in yellow. 131 Page f" 48 -Hour Automated Traffic Count Between Stoddard Road and Meridian Road Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 165 < D 439 < D Arterial Meridian Peak Hour Manual Intersection Count on Overland Road West of Meridian Road (Based on peak hour turning movement count) Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 741 < D 1,136 < D Arterial Meridian Peak Hour Manual Intersection Count on Overland Road East of Tech Lane (Based on peak hour turning movement count) Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 557 <D 741 <D Arterial Meridian Intersection LOS The study area intersections were analyzed with the existing intersection control and lane configuration to determine the 2018 build -out background traffic impacts. Traffic analysis reports are included in the Appendix. Table 6 and Table 7 summarize the intersection performance measures with the 2018 hour background traffic. All intersections are projected to operate at LOS E or better with an intersection v/c of 0.92 with four lane groups with a v/c over 1.00. This includes 2018 background traffic with the existing intersection control and lane configuration. The southbound right turn movement from Meridian Road to Overland Road is not dedicated. The combined right and through movements during the PM peak hour is over 1,600 vehicles. These movements are highlighted in Tables 6 & 7 in yellow. 131 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Table 6. Intersection MOEs - 2018 (Build -out) background traffic i ; 9 f � a�'Y` %" � ,'.. �w ,� t a { - �,y a �, ; � sq �. �� < iQt '� 2vgN ' p •'W, }t Y LOS A B Delay (sec) 9.8 13.7 Tech Lane/ -� - ` " _TMS `w"` Intersection Overland Road :� N/A N/A 0.48 v/c 0.39 Max Lane 0.01 (EBL) 0.04 (SBL) 0.26 SB Group We 0.29 0.29 0.48 LOS D E Meridian Rd/ Delay (sec) 48.1 78.8 Meridian Rd/LM $_ EB Intersection 0.83 Overland Rd THRU _ -TM„ 1.04 NOW -- i It- UEFr v/c 0.69 0.83 WB 0.71 0.41 0.64 0.72 Max Lane 0.88 (NBT) 1.0 Group v/c Table 7. Intersection lane group v/c ratios - 2018 (Build -out) background traffic 141 Page NB 0.48 0.88 0.39 0.95 0.82 0.26 SB 0.86 0.29 0.29 0.48 1a_ 1.:,� Meridian Rd/ Overland Rd EB 0.83 0.87 0.13 1.04 0.59 0.77 WB 0.71 0.41 0.64 0.72 ":: 0.91 141 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 2018 (Build -out) Background Traffic Mitigation By adding lanes to the intersection, the lane groups with v/c ratios higher than 1.0 are mitigated to acceptable levels. The intersection LOS improves from 78.8 seconds of average delay to 55.2 seconds of average delay during the PM peak hour. Mitigation measures include: o Adding a dedicated southbound right turn lane Table 8 displays the results of the traffic analysis after adding the mitigation measures. Table 8. Mitigated Intersection lane group v/c ratios — 2018 (Build -out) background traffic 15 1 Page ,7 0.95 0.84 0.26 NB 0.48 0.88 0.39 SB 0.86 0.25 0.09 0.53 0.89 0.42 Meridian Rd/ EB 0.83 0.71 0.10 0.96 0.47 0.61 Overland Rd WB 0.67 0.41 0.64 0.72 0.93 0.91 15 1 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Analysis of 2018 (Build -out) Site Plus Background Traffic Conditions Trip Generation The number of trips generated by build -out of the Pardoe Apartments was estimated using the procedures recommended in the 9th Edition of the ITE Trip Generation Manual, shown in Table 9. At build -out, the development is projected to generate approximately 1,264 trips per day, 97 trips during the AM peak hour and 118 trips during the PM peak hour. Table 9: Trip Generation Source: ITE Trip Generation Manual, 9th Ed Trip Capture This development is not a multi -use development. Therefore, no internal trip capture was estimated as part of this project. Pass -By Trips The apartment land use does not have a pass -by element and was not considered in this analysis. Trip Distribution and Assignment Site traffic has only one access out to Overland Road, via Tech Lane. Due to the geometrics of the area, backing up against 1-84, and the lack of interconnectivity between parcels, Tech Lane is the only intersection usable by this project. The existing traffic shows that there is a 60%/40% directional split in traffic during the AM and PM peak hours. During the AM peak hour, 60% of the traffic is heading east on Overland Road. During the PM peak hour that percentage is reversed and 60% travels in the westbound direction. Project traffic was distributed using the same east/west distribution during the AM and PM peak hour, respectively. Site Plus Background Traffic Site traffic was added to the 2018 background to obtain the "site plus background traffic". Figures 5 & 6 displays the estimated 2018 (Build -out) "site plus background traffic." 161 Page — Interstate 1-84 Proposed Interstate — Expressway Proposed Expressway - Principal Arterial .... Proposed Principal Arterial --- Project Location .... Proposed Minor Arterial Future Interchanges Type C3New C J © New Overpass _ t m U `m L� N r Overland Rd 5Lanes N O J N � � J f�7 V N C -2 WalMart L Lowes �n to �_ 16 J — Interstate .... Proposed Interstate — Expressway Proposed Expressway - Principal Arterial .... Proposed Principal Arterial --- Mind Arterial .... Proposed Minor Arterial Future Interchanges Type C3New Interchange © New Overpass Study Intersection AM PEAK HOUR ?018- No Project Project 6 60 � v 11 AJ L� 8 0 �— 0 Study Intersection AM PEAK HOUR 298 411 26 / N O O 20 A L— 0 22 ~ � 0 � r NOO I 2018 - With Project 24 1 15 556— —148 eD �C� 318 = 230 428 819 � 'r O N N� HORROCKS I Pardoe Apartments Traffic Impact Study I VNAc onla nnn D—, I -l—, r—K.. v I .,oma FIGURE #5 . Study Intersection 1O Study Intersection PM PEAK HOUR PM PEAK HOUR 2018 - No Project �N(� 11 30 249 613 235 -y f 711 134 ~ r� 724 1 388 �. Interstate --- Proposed Interstate 04 Expressway CO - - - Proposed Expressway Project Principal Arterial ---- Proposed Pnncipal Arterial N m moo -- Minor Arterial -••• Proposed Minor Arterial t► Future lnIlerch 31 46 7 0 �s 0 — 'F- 0 3 � � 0 1Yw Now interchange I� f f I QNew Overpass m o 0 2018 - With Project O "M N � Cr7 42-1- -1-76 256 L 613 235 — —711 137 ~ � 753 388 O N O I-84 Project Location C J U^` J rW N (- Overland Rd 5Lanes W = N y J M yy _ � WalMart HORROCKS Pardoe Apartments Traffic Impact Study WA FIGURE #6 e v c 1 ~ e E: k s 2018 PM Peak Hour Traffic Volumes arr alan4 Lowes J � � Study Intersection 1O Study Intersection PM PEAK HOUR PM PEAK HOUR 2018 - No Project �N(� 11 30 249 613 235 -y f 711 134 ~ r� 724 1 388 �. Interstate --- Proposed Interstate 04 Expressway CO - - - Proposed Expressway Project Principal Arterial ---- Proposed Pnncipal Arterial N m moo -- Minor Arterial -••• Proposed Minor Arterial t► Future lnIlerch 31 46 7 0 �s 0 — 'F- 0 3 � � 0 1Yw Now interchange I� f f I QNew Overpass m o 0 2018 - With Project O "M N � Cr7 42-1- -1-76 256 L 613 235 — —711 137 ~ � 753 388 O N O I-84 Project Location C J U^` J rW N (- Overland Rd 5Lanes W = N y J M yy _ � WalMart HORROCKS Pardoe Apartments Traffic Impact Study WA FIGURE #6 e v c 1 ~ e E: k s 2018 PM Peak Hour Traffic Volumes arr alan4 Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Level of Service Roadway Segment LOS Table 10 summarizes the LOS for roadway segments in the study area for the expected 2018 site plus background peak hour traffic conditions. Based on the road segment analysis along Overland Road, the AM and PM peak hour traffic remains below the threshold for LOS D at all three spot study locations. Table 10. Roadway segment LOS — 2018 (Build -out) site plus background traffic ,� v k 5 48 -Hour Automated Traffic Count Between Stoddard Road and Meridian Road Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 212 < D 439 < D Arterial Meridian Peak Hour Manual Intersection Count on Overland Road West of Meridian Road (Based on peak hour turning movement count) Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 782 < D 1,182 < D Arterial Meridian Peak Hour Manual Intersection Count on Overland Road East of Tech Lane (Based on peak hour turning movement count) Overland Road Principal Stoddard to 2 TWLT 1,600 1,770 604 < D 787 < D Arterial Meridian Intersection LOS The study area intersections were analyzed with the existing intersection control and lane configuration and assumed that the 2018 "without project" improvements needed to obtain a v/c ratio below 1.00 were included. The one improvement included a southbound right turn lane at Meridian Road and Overland Road. Based on this analysis, all land groups and intersections operate at acceptable levels as shown in Tables 11 and 12. 191 Page Pardoe Apartments TRAFFIC IMPACT STUDY June 4, 2014 Table 11. Intersection MOEs — 2018 (Build -out) site plus background traffic Southbound right turn at Meridian includes a dedicated right turn lane Table 12. Intersection lane group v/c ratios — 2018 (Build -out) site plus background traffic 201 Page r LOS B C s Delay (sec) 12.9 17.4 Tech Lane/ Overland Road - —�� T""�'TIM = TMRu Intersection v/c N/A N/A Max Lane Group v/c 0.11 (SBL) 0.09 (SBL) LOS D E Meridian Rd/ � ii� �_ Delay (sec) 47.6 56.2 Intersection v/c 0.66 0.81 Overland Rd ,Nein � ZNT i� r i►,— �' Max Lane Group v/c 0.87 (NBT) 0.94 (WBT) Southbound right turn at Meridian includes a dedicated right turn lane Table 12. Intersection lane group v/c ratios — 2018 (Build -out) site plus background traffic 201 Page Site Access and Internal Site Circulation Site Access Intersections The Pardoe Apartments project will access the existing roadway, Tech Lane, which accesses Overland Road directly. Turn Lane Analysis There is an existing left turn lane on Overland Drive so a left turn lane analysis is not needed. The right turn lane analysis includes 711 through vehicles and 76 right turning vehicles in the PM peak hour. Based on these two values, at 40 m ph, the right turn warrant per the AND Policy Manual, is not met. Operation The site acces on Tech lane has minimal conflicts since it is a dead-end cul-de-sac. There are 3 vehicles exiting the site in the AM peak hour and 20 in the PM peak hour. These vehicles will conflict over the course of the peak hours at the project access on Tech Lane but all volumes along tech lane are minimal and the access will operate at acceptable levels. Internal Site Circulation Based on the site plan, traffic will be able to circulate in a "figure 8" type layout. There is an outer loop road that is bisected by two other drive aisles, providing adequate circulation on the site. 211 Page Figure 7: Site Circulation I Ir . _._....—_..�..... _ --•.•.. n I•�.�m i r - - -._ I I. tt k 4 i _ Y31- 22 1 Page Summary of Results The study's key findings are summarized below. Existing Traffic Conditions For the existing traffic conditions analyzed with the existing roadway lane configuration, all study area roadways meet ACHD's minimum operational thresholds. No roadway improvements are needed to mitigate the existing traffic. For the existing traffic conditions analyzed with the existing intersection control and lane configuration, all study area intersections meet ACHD's minimum operational thresholds. No intersection improvements are needed to mitigate the existing traffic. 2018 (Build -out) Background Traffic Conditions There are no planned improvements to the study roadways or intersections by 2018 according to ACHD's current FYWP. For the 2018 background traffic conditions analyzed with existing roadway lane configurations, the study area roadway meets ACHD's minimum operational thresholds. No roadway improvements are needed to mitigate the 2018 background traffic. For the 2018 background traffic conditions analyzed with the existing intersection control and lane configuration there were v/c ratios over 1.0. However, with the proposed improvements to Meridian Road (southbound right pocket at Overland Road) all v/c ratios above 1.0 are mitigated and will meet ACHD's minimum operational thresholds. 2018 (Build -out) Site Plus Background Traffic Conditions 16. Build -out of the following remaining land uses for the development are planned to be constructed by 2018: 190 apartments The development isestimated to generate approximately 1,264 trips per day, 97 trips during the AM peak hour and 118 trips during the PM peak hour at build -out in year 2018. The development isestimated to retain approximately no trips internally and no pass -by trips. For the 2018 site plus background traffic conditions analyzed with the existing lane configuration, no improvements are needed so long as the ones suggest in the 2018 background conditions are met. 231 Page Appendix 24 1 Page d � E x S g U S# I E S S t �d 1'I 3n4q N�31 \ Vi � N "•:.� -. W J Q^ a- W w W cn 0- U r a CD - --- LL Hill 09 A R CM fy n -Lu 1i n 1 ��0W M. 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SSS PH aIIW ua m 6' 1 69£ 6SE PHaIIW ual 4 � t f m 0 D h o>v < co ti ry ? KT N c0 .0 n h Nova � y — Lo p`f co m N I a o a p 0 in 0 \O a G y O Area of influence model run for a proposed 190 multi -family unit development is located in TAZ 1074 which is west of State Highway 69 (Meridian Road) and north of Overland Road. This proposed development has a projected build -out by 2018. See figure 1. — 1020J �i� V 1024 1026 84 lJMw1®A++►8n1 HH 19p l V► I Jobs HH 1074 i, 1073 214 1901 261 0 1 361 12 � I Ovedsed 11 3 1079 1077 Davanowt Table 1 provides the existing demographics for TAZ 1074 as well as the demographics used for the area of influence model run. Tnhha 1 Table 2 summarizes the demographics in the surrounding TAZs. See figure 2 below for a map of these TAZs. TAM,- 7 2010 2018 + Proposal 2040 TAZ 1074 HH Jobs HH I Jobs HH I Jobs 01 214 1901 261 0 1 361 Table 2 summarizes the demographics in the surrounding TAZs. See figure 2 below for a map of these TAZs. TAM,- 7 POP 2010 HH Jobs POP 2040 HH Jobs 1056 8 4 0 12 6 800 1059 11 3 0 1,194 551 300 1073 0 0 720 0 0 820 1077 10 2 8 484 221 208 1079 108 34 137 146 49 340 Total 137 43 8651 1,836 8271 2,468 1� The area of influence results are shown in figures 2 through 4. Figure 5 shows the difference in peak hour demand due to adding 190 housing units to TAZ 1074. Figure 3: Area of influence, TAZ 1074 Peak hour demand contribution to the total peak hour demand for 2018 19 1.3 1� 9 2-g 1�71�ap :2.9 a 17" DIMOJOR"*d 11.4 8 24.9 17 10.3 3.1 1066 1074 190 MUW-f +* units 1073 a'I Y a adwd ,' sa 1070 tee 1077 1Q69 EJ* Amadcw -- Caldswvoad Cadenvood `i h � Q,ristad' r " 10761 1076 Aspaw Caws, Kava 0._ 1067 _ -I aF Kafdr The area of influence results are shown in figures 2 through 4. Figure 5 shows the difference in peak hour demand due to adding 190 housing units to TAZ 1074. Figure 3: Area of influence, TAZ 1074 Peak hour demand contribution to the total peak hour demand for 2018 19 1.3 1� 9 2-g 1�71�ap :2.9 a 17" 11.4 8 24.9 17 10.3 3.1 F12.3 12 Di3S v V C � 11 N "A bl Ilew (Wi4 "1 69 0 119 ca -T p ou tocirt %536 536 zin 0 Qcv 429 lei 587.77. .. � ° k z ms I I I I yA 'L 7C Ix..` A,,. . I S m x r m o z "ZIP o x � I ra-- L r 0 I `'� ► ` �ly I � � yl , I I � Cm. { v� �0 I R -I C7 '1 I 0 r bio o i ;I� zx RI., I x � I m " ��m I I � �,� �isi:�i I I m m Nlo I 1. I. Z D ;� \ z------ .. ------------------------ 9 �----------- �— (n .2-UNPLATTED- I zo I � m °5 i I � 2 i i it - ' s `s I I 4a � 5p a & A� P �YkEJI= ff �i I zo I � m °5 i I � 2 i i it - ' s `s I I z < _ vim, '� _ _ _ �.. _. �'._ � •. t .1 1 J y n IL 17 TT m - mf, r I+ _ + + PAI� W4., I D - D z 1 _ . II m .. + + + } cn— — — — Tech IXlve tiq �L SE z�z g 4 P �oR P k ~F °s'�V �8 z8It z9� i o 3�� e o « m o = 0 0 0 0 0 0 Q O li HR w� �A gia�' �D5 � � � n > Ip6\�.L✓TVII`IVApII F �A Fig,MP HM s �g�� �s qg 3g3 Rg3� €� k �� i i tt 3 3 p tie i� ii ii ii i� i! i i i i i i i i i i i i .til! � i i i i i i i �Y �Y i i i i i i i i i i i i i i �O {�Y� 1� �� �i{'Y �� Y� �� �� �8 11AF-ri 40011-- 4 11 W"R t$^\o AL. V* Hearing Date: July 17, 2014 File No.: CUP -14-009 Project Name: Overland Park Apartments Request: Request for a conditional use permit for a multi -family development consisting of 190 dwelling units (11 multi -family structures) on approximately 8.67 acres in the GG zoning district, by Derk Pardoe. Location: The site is located on the north side of W. Overland Road; west of S. Stoddard Road, in the SW '/4 of Section 13, Township 3N., Range 1 W.