Bellevue Ranch Master Development Plan (MDP) Table 6.1
Major Infrastructure Phasing
(Revised & Adopted by City Council on June 21, 2004)
(Revision & Adopted by Planning Staff on August 17, 2005) (Revision & Adopted by Planning Commission on June 18, 2008) (Revision to be presented to Planning Commission and City Cou
ncil Fall of 2023)
The following table shows the same circulation and major infrastructure improvements listed in the MDP Table
6.1,adopted by the City Council May 15, 1995, in the columns for contiguous and non-contiguous improvements. Two new columns have been added to show the village interior improvements as well as concurrent construction phasing.
This table indicates when certain improvements are warranted by Sub- Phase development. It does not address funding sources or the timing of available funding. In general, each Developer shall be responsible for construction of the warranted improvements, with the exception of wells, which the City will construct.
The Sub-Phases have been reorganized to show the order in which the Villages are now expected to be developed by Crosswinds and Woodside, for the area south of Bellevue Road. North of Bellevue Road the order shown in the adopted Table 6.1 shall be maintained except as noted. MDP Villages 6, 11, 13 and 19 have been excluded from this proposed sequence due to floodplain constraints.
The “Clarification Revision” of August 2008 to the 6- 18-08 version of Table 6.1 clarifies inconsistencies presented by Notes #1 and #2. These notes referred to recommended improvements of the Fehr & Peers memorandum of 12- 2-04. The notes stated that certain improvements were “revised” as recommended in said traffic report. However, the text within Table 6.1 did not reflect those changes. To view these referenced changes, one needs to look at Table 6 of the 12-2-04 memorandum. The August 2008 Table 6.1 presented here reconciles the inconsistencies by showing where modification to text in Table 6.1 would have to be made in order to be consistent with Staff accepted portions of Table 6 of the 12-2-04 memorandum.
NOTE: Table 6.1 was not officially amended to include these “clarifications.” This document is prepared to show Staff’s interpretation and affect of the 12-2-08 traffic study.
Color Coding of Responsible Areas:
Red Bold=Bellevue Ranch East Improvements (Crosswinds)
Green Bold=North Merced Major Roadway Improvement Impact Fee Blue Underlined=Bellevue R anch West Improvements (Woodside) Black Bold=Bellevue Ranch Improvements, joint responsibility in Village 22 Black=Bellevue Ranch Improvements, North of Bellevue Road (unchanged since May 15, 1995). [Phases are as noted on Minor Phasing Diagram in Master Development Plan—page 60 and Attachment B of Planning Commission Staff Report #04-13 2nd Addendum] ATTACHMENT 7
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Sub-
Phase
(Village)
Contiguous
Improvements
Non-Contiguous
Improvements
Interior Improvements Villages Able to
Construct out of
sequence with this
sub-phase
BIIP I None • M St (Barclay Rd. to
Lehigh)(1/2 street)
• M St Cottonwood
Creek Bridge (1/2
Street)
• Well Site (G St/
Cardella Rd)
• BIIP I Collectors
• Sewer, Drain and
Water
• Detention Basins
DB-P, T and U
• Storm Drain and
Sewer Pump
Stations Outfalls
• Village 15, 16,
8A, 14 and 9
8A None None • V-8A streets and
utilities
• Concurrent with
BIIP I
15 None • Fire Station
Dedication
• Village-15 streets
and utilities
• Concurrent with
BIIP I
1 • M St: Lehigh
to
Cottonwood
Ck (1/2
Street)
• M St:
Cottonwood
• M St: Cottonwood Ck
to Cardella Rd
intersection (1/2 street)
• V-1 streets and
utilities
• None
Note: Sub-Phase
(Village) 1 is not
dependent on Sub-
Phases BBIP I, 8A,
and 15.
Bridge (1/2
street) and
bike crossing
9 None None • V-9 streets and
utilities
• Concurrent with
BIIP I
3 • Cardella
Road: M St to
Bancroft Dr
(1/2 street)
• Cottonwood
Ck bike
path/imp.
• Cardella Rd
(Bancroft Dr
to G St) (1/2
street)
None
• Cardella Rd/Bancroft
Signal (as part of the
development of the
commercial site).
• V-3 streets and
utilities
• V-11 drainage basin
• Village 2
Note: Sub-Phase
(Village) 3 is not
dependent on Sub-
Phases BBIP I, 8A, 9,
and 15.
2 • Cottonwood
Ck bike
path/improve
ments
None • V-2 streets and
utilities
• Concurrent with
Village 3
5 • Cardella: (M
St to Round
Hill Dr
(Freemark)) (4
lanes total)
• Well site
(Cardella
Rd/Fahrens
Ck.)
None • V-5 streets and
utilities
• Villages 4, 10, &
12 Note: Sub-Phase
(Village) 5 is not
dependent on Sub-
Phases BBIP I, 8A,
15 and 9.
14 None None • Village-14 streets
and utilities
• Concurrent with
BIIP I
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 2
Sub-
Phase
(Village)
Contiguous
Improvements
Non-Contiguous
Improvements
Interior Improvements Villages Able to
Construct out of
sequence with this
sub-phase
16 • Well Site (G
Street/Bellev
ue Road)
• M St: Cardella to
Barclay (remainder to
full improvements)
• Village-16 streets
and utilities
• Concurrent with
BIIP I
BIIP II None None • BIIP II Collector
Roadways
• Sewer, Drain and
Water
• Village 8B, 7 and
Lot Q
4 • Cottonwood
Ck pedestrian
bridge
None • V-4 streets and
utilities
• Concurrent with
Village 5
8B None None • V-8B streets and
utilities
• Concurrent with
BIIP II
7 • Cardella Rd
(M St to G
St)(1/2 street)
• C ardella
Road/G
Street signal
• V-7 streets and
utilities
• Concurrent with
BIIP II
10 None None • V-10 streets and
utilities
• Concurrent with
Villages 5 and
BBIP I (M Street
component only)
12 None • M St/Cardella Rd
signal1,
• V-12 streets and
utilities
• Concurrent with
Village 10
17 None • R St (Yosemite to
Cardella)(4 lanes total)
1, 8 10
• Cardella Rd (Round
Hill Dr (Freemark) to R
St) (4 lanes total)
1,8 10
• Fahrens Ck Bridge at
/Cardella Rd (4
lanes total) 1,8 14
• R St/Cardella Rd
Signal1 11
• V-17 streets and
utilities
• Villages 18 & 19
• Note: Sub-Phase
(Village) 17 is not
dependent on Sub-
Phases BBIP I,
8A, 15, 9, 14, 16,
BBIP II, 8B and 7.
Excepting “M”
Street portion
of BBIP I.
18 None • R Street: Cardella Rd to
Franciscan Dr (4 lanes
total)
1,8 10
• R Street: Franciscan Dr
(Arrow Wood) to
Bellevue Rd (4 lanes
total)1,8 10
• Cardella Rd/Bancroft
Signal
• F ranciscan Dr
(Arrow Wood)/R
St signal 1,8 11
• R St/Bellevue Rd
Signal1 11
• Cardella Rd/Round Hill
Dr (Freemark) signal
• V-18 streets and
utilities
• Concurrent with
Village 17
•
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 3
Sub-
Phase
(Village)
Contiguous
Improvements
Non-Contiguous
Improvements
Interior Improvements Villages Able to
Construct out of
sequence with this
sub-phase
19 None
Bellevue Road
Frontage
• Franciscan Dr
(Arrow Wood)
(Freemark Ave to R
St)
1,8 10
• Fahrens Creek Bridge at
Franciscan Dr (Arrow
Wood) 8 10
• V-19 streets and
utilities
• Concurrent with
Village 17
Lot Q None • None • Lot Q streets &
utilities
• Concurrent with
BIIP II
22-East6
(MFR)
• M Street
(Barclay
Drive to
Bellevue
Road) (2
lanes) on east
side including
Transit
Circle w/ V-
21 segments
,
8 • Bellevue/G Signal1, 8,
• Bellevue Rd: M St to
G St (3 lanes)8, 9
None None
22-West
(MFR)
• M Street
(Barclay
Drive to
Bellevue
Road) (2
lanes) on
west side
including
Transit
Circle w/ V-
21 segments
,
8 • Well site (Bellevue/R
St)7, 8
• Bellevue Rd: R St to
M St (3 lanes)8, 9
None None
216
(Comm)
• M & Bellevue Signal1 11,,
• G St: Bellevue to
Merced College (4
lanes total)3 10, or
Measure V Funds
• G & F oothill (Harvest)
Signal1 12
• Fahrens Creek Bridge
at Bellevue Rd(3
lanes)
8 13
• Cardella Rd/Round Hill
Dr (Freemark) signal (at
time western portion of
V-21 is developed.
None
Above
Bellevue
Road
Same as adopted in
the MDP, 5/15/95
(see below)
Non-Contiguous
Improvements
Each village’s streets and
utilities
20 • Fahrens Creek
Bypass
(Drainage
Phase 3)
• Fahrens Creek
Bypass (Phase 3)
• V. 20 streets and
utilities
23 None None • V. 23 streets and
utilities
24 • Well Site No. 6
• Old Lake Rd
(Nevada
Street) (2
lanes)
None • V. 24 streets and
utilities
25 • Collector
St./Fahrens Cr.
Bridge (near
Phase 23/24)
(omit)
• Collector St
(Farmland
Avenue)
/Fahrens Cr.
Bridge (near
Phase 20)
None • V. 25 streets and
utilities
26 • Old Lake Rd: 2
lanes (omit)
• Old Lake
Rd/Fahrens
Creek Bridge
(omit)
• G St: 2 lanes Old
Lake Rd to Bellevue
Rd (4 lanes total)
• G St/Collector St
Traffic Signal (near
Phase 20/23)
(complete)
• V. 26 streets and
utilities
27 • M St: 2 lane
ultimate section
• Collector St/Fahrens
Cr. Bridge (near
Phase 20/23)
• N/S
Collector/Bellevue
Signal
• V. 27 streets and
utilities
28 None None • V. 28 streets and
utilities
29 • M St: 2 lane
ultimate section
• N/S
Collector/Fahrens
Creek Bridge
(between M & R Sts.)
(omit)
• M St: 2 lanes (So. To
Bellevue)
• M St/Fahrens Creek
Bridge
• V. 29 streets and
utilities
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 4
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 5
30 • R St: 2 lanes
• Fire Station
• R St: 2 lanes ½ mile
north of Bellevue to
Bellevue Rd 10
• R St: 2 lanes
Bellevue to ½ mile
south of Bellevue (4
lanes total) 10
• R St
Bellevue/Fahrens
Creek Bridge: 2
lanes (4 lanes
total)13
• R St/Collector St
• V. 30 streets and
utilities
Traffic Signal (near
Phases 13/18)
31 None None • V. 31 streets and
utilities
32 None None • V. 32 streets and
utilities
33 • R St: 2 lanes
• Old Lake Rd: 2
lanes
• Old Lake Rd: 2 lanes
(in Phase 35)
• V. 33 streets and
utilities
34 None None • V. 34 streets and
utilities
35 None None • V. 35 streets and
utilities
36 None None • V. 36 streets and
utilities
Notes:
1A. The R Street improvements as well as the staging of signal improvements, including the specified lane configurations throughout the plan area have been revised as recommended by in Table 6 of the memorandum dated December 2, 2004 entitled “Timing of off -site roadway improvements for Bellevue Ranch” prepared by Fehr & Peers, except that: (a) the signal at “M” Street and Cardella Road will remain as a requirement of Phase 12; (b) the signal at “G” Street and Bellevue will remain a Village 22 -“East” requirement; (c) “G” Street road widening between Bellevue Road and Merced College will remain a Village 21 requirement; and the signal at Cardella Road and “G” Street will remain a Village 7 requirement.
1B. “R” Street will be constructed as shown in Table 6.1, not the Fehr & Peers memo dated 12-2-04.
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2. Not used. “R” Street will be constructed as shown in Table 6.1; the Fehr & Peers memo dated 12-2-0 4 did not change the timing of this improvement.
3. The G Street improvements have not been revised as recommended by in Table 6 of the memorandum dated December 2, 2004 entitled “Timing of off-site roadway improvements for Bellevue Ranch” prepared by Fehr & Peers.
4. Projects revised due to lack of Corps of Engineers drainage projects:
a. Cottonwood Creek Bypass (Drainage Phase 1, 2): By Bellevue Ranch West, Villages 1-3. b. Fahrens Creek Bypass (Drainage Phase 1, 2, 3): deleted
5. Project moved to a later phase: Bellevue Rd : M to R (last 1 of 6 lanes) is moved into Phase 3/4.
6. The timing and responsibility (Crosswinds or Woodside) for these improvements in Village 21 (commercial) will be determined at the time of conditional use permit approval for this village.
7. Well site may be required sooner if deemed necessary by the City Engineer.
8. Improvements shall be completed prior to occupancy of any unit in this village.
9. Frontage improvements per Table B (Attachment H) of PC Staff Report #07-32 – 3rd Addendum.
10. North Merced Major Roadway Improvement Impact Fee (NMMRIIF)
11. To be installed at the time intersection improvements are made. PFFP Eligible.
12. To be installed as “warranted” per Traffic Study prepared by Traffic Engineering Consultant. PFFP Eligible.
13. City of Merced Capital Improvement Project PFFP Funds and Fees collected with Bellevue Ranch building permits.
14. City of Merced Capital Improvement Project utilizing PFFP funds.
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 7