TIA Executive Summary

115th Avenue and Happy Valley 
Traffic Impact Analysis 
fdensity 
Broadstone Arrowhead 
Glendale, Arizona 
Traffic Impact Analysis 
January 2025 
Prepared for: 
ALLIANCE RESIDENTIAL 
For Submittal to: 
CITY OF GLENDALE 
ARIZONA DEPARTMENT OF TRANSPORTATION 
Prepared by: 
Paul E. Basha, PE, PTOE 
Kayla Amado 
Theint Nwe 
Office: 480.505.3931 
pbasha@summitlandmgmt.com 
SUMMIT LAND MANAGEMENT 
7144 E Stetson Drive Suite 300 
Scottsdale Arizona 85251 
Approved for Transportation
by Becca Fastje 2/18/25

Broadstone Arrowhead 
Traffic Impact Analysis 
 
 
Page 1 
Executive Summary 
Introduction 
Alliance Residential is planning to develop 370 multi-family homes on approximately 19 acres adjacent to 
and south of Rose Garden Lane, and west of 75th Avenue in the City of Glendale. 
Results 
The proposed Broadstone Arrowhead is anticipated to generate; as a total of both directions; 2,494 daily; 
148 morning peak hourly; and 189 evening peak hourly vehicles. Per the City of Glendale policy, the 
opening year and five (5) years into the future must be analyzed.  
The 2026 and 2031 ambient traffic volumes were determined by a 3% annual increase, based upon recent 
historic 75th Avenue, south of Deer Valley Road, traffic counts on the City of Glendale website. 
Table 1 summarizes the signalized intersection level-of-service results for 2026 and 2031; without and with 
Broadstone Arrowhead. The signalized intersections are 75th / Rose Garden, 75th / Aspera, 75th / SR-101 
WB, and 75th / SR-101 EB. This table indicates the number of intersections, approaches, and turning 
movements at each level-of-service for each condition. Their purpose is a convenient comparison between 
the different years, without and with Broadstone Arrowhead. Detailed delay and level-of-service by 
individual intersection and by individual turning movement are provided late in this Executive Summary. 
Complete detailed delay and level-of-service printouts for all intersections are provided in Appendix D. 
Table 1: Level-of-Service Summary Signalized Intersections 
Morning Peak Hour 
 
 
 
 
 
 
 
 
Evening Peak Hour 
 
 
 
 
 
 
 
 
2024
2026
2031
EXISTING
AMBIENT
WITH SITE
AMBIENT
WITH SITE
A
12
11
11
11
10
B
8
12
12
6
8
C
20
20
19
14
14
D
9
6
7
15
11
E
0
0
0
1
6
F
0
0
0
2
0
ALL
49
49
49
49
49
2024
2026
2031
EXISTING
AMBIENT
WITH SITE
AMBIENT
WITH SITE
A
12
12
12
11
10
B
12
13
12
11
10
C
16
18
17
13
15
D
6
3
4
5
7
E
0
1
4
5
3
F
3
2
0
4
4
ALL
49
49
49
49
49

Broadstone Arrowhead 
Traffic Impact Analysis 
 
 
Page 2 
Table 2 summarizes the unsignalized intersection level-of-service results for 2026 and 2031; with 
Broadstone Arrowhead. The unsignalized intersections are the two Broadstone Arrowhead accesses: main 
access with Rose Garden Lane, and Joy Boulevard with Aspera Boulevard. These tables indicate the 
number of intersections, approaches, and turning movements at each level-of-service for each condition. 
Their purpose is a convenient comparison between 2026 and 2031. 
Table 2: Level-of-Service Summary Unsignalized Intersections 
 
 
 
 
 
 
 
 
 
 
Table 3 provides the summary of delays and levels-of-service by intersection, approach, and turning 
movement; for the intersections of 75th Avenue with Rose Garden Lane and with Aspera Boulevard for the 
morning peak hour. The yellow highlighting indicates those levels-of-service that are different from the 
previous condition. 
 
 
 
 
 
 
 
 
MORNING PEAK
EVENING PEAK HOUR
2026
2031
2026
2031
WITH SITE
WITH SITE
WITH SITE
WITH SITE
A
6
8
8
8
B
4
2
2
2
C
0
0
0
0
D
0
0
0
0
E
0
0
0
0
F
0
0
0
0
ALL
10
10
10
10

Broadstone Arrowhead 
Traffic Impact Analysis 
 
 
Page 3 
Table 3: Level-of-Service Detailed Summary 75th at Rose Garden and at Aspera – AM Peak Hour 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Table 4 provides the same information for the two (2) interchanges of 75th Avenue with State Route 101. 
 
 
 
 
 
 
 
 
EXISTING 2024
2026
2026 WITH SITE 
2031
2031 WITH SITE 
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
75th / ROSE GARDEN
29.9
C
24.0
C
24.2
C
29.6
C
41.7
D
Northbound
25.6
C
19.0
B
19.8
B
23.0
C
25.6
C
Left
53.7
D
25.8
C
31.4
C
36.3
D
38.9
D
Through
20.3
C
20.3
C
20.3
C
23.7
C
26.7
C
Right
3.2
A
5.0
A
5.0
A
7.9
A
6.7
A
Southbound
34.5
C
29.5
C
29.3
C
36.6
D
60.6
E
Left
12.5
B
12.7
B
12.7
B
14.2
B
16.4
B
Through
41.8
D
33.1
C
33.1
C
41.1
D
69.2
E
Right
5.3
A
1.8
A
2.6
A
2.3
A
3.0
A
Eastbound
27.9
C
17.3
B
19.8
B
21.7
C
21.2
C
Left
38.5
D
24.5
C
27.5
C
29.7
C
28.8
C
Through
34.1
C
29.2
C
29.7
C
32.4
C
29.3
C
Right
6.4
A
0.3
A
2.7
A
2.4
A
4.3
A
Westbound
24.7
C
15.8
B
16.0
B
21.4
C
18.9
B
Left
35.4
D
23.6
C
23.6
C
28.2
C
24.4
C
Through
34.2
C
28.9
C
29.0
C
32.4
C
29.2
C
Right
7.9
A
0.8
A
0.8
A
0.8
A
0.7
A
75th / ASPERA
12.3
B
12.9
B
13.2
B
14.3
B
13.5
B
Northbound
9.9
A
11.0
B
11.0
B
11.4
B
11.3
B
Left
25.3
C
29.3
C
29.1
C
31.3
C
32.0
C
Through
4.9
A
5.0
A
5.0
A
5.1
A
4.7
A
Southbound
14.8
B
15.0
B
15.6
B
17.5
B
15.9
B
Through
15.4
B
15.7
B
16.3
B
18.3
B
16.6
B
Right
3.5
A
3.4
A
3.4
A
3.2
A
3.0
A
Eastbound
8.7
A
9.0
A
8.8
A
9.2
A
10.0
B
Left
18.6
B
19.1
B
19.2
B
21.3
C
23.9
C
Right
5.6
A
5.6
A
5.6
A
5.8
A
6.4
A

Broadstone Arrowhead 
Traffic Impact Analysis 
 
 
Page 4 
Table 4: Level-of-Service Detailed Summary 75th & SR-101 – AM Peak Hour 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Table 5 and Table 6 provide the same information as Table 3 and Table 4 for the evening peak hour. 
 
 
 
 
 
 
 
 
 
 
 
 
EXISTING 2024
2026
2026 WITH SITE 
2031
2031 WITH SITE 
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
75th / SR-101 NORTH (WB) RAMP
31.6
C
32.3
C
34.2
C
51.4
D
47.7
D
Northbound
44.2
D
39.5
D
41.1
D
89.7
F
68.3
E
Left
23.7
C
23.0
C
23.1
C
39.9
D
31.0
C
Through
45.7
D
42.7
D
44.5
D
99.1
F
75.3
E
Southbound
32.3
C
35.3
D
38.2
D
42.5
D
47.6
D
Through
41.0
D
44.2
D
48.0
D
52.8
D
60.3
E
Right
7.5
A
7.4
A
7.4
A
9.9
A
7.3
A
Westbound
19.3
B
18.4
B
18.7
B
27.6
C
25.8
C
Left
44.3
D
42.4
D
42.9
D
66.6
E
63.2
E
Through
13.3
B
12.4
B
12.8
B
18.5
B
16.6
B
Right
8.0
A
8.1
A
8.0
A
9.1
A
9.0
A
75th / SR-101 SOUTH (EB) RAMP
27.0
C
27.6
C
28.9
C
40.4
D
37.7
D
Northbound
21.0
C
21.0
C
21.1
C
33.0
C
28.0
C
Through
22.6
C
22.2
C
22.0
C
31.5
C
27.1
C
Right
17.8
B
18.9
B
19.5
B
35.6
D
29.7
C
Southbound
28.7
C
29.4
C
32.7
C
45.3
D
42.8
D
Left
27.6
C
28.8
C
29.9
C
44.7
D
40.6
D
Through
30.7
C
30.5
C
37.6
D
46.4
D
46.8
D
Eastbound
29.3
C
29.9
C
28.4
C
37.9
D
36.5
D
Left
36.0
D
36.6
D
35.1
D
44.5
D
43.5
D
Through
30.8
C
31.0
C
29.4
C
40.3
D
38.5
D
Right
6.1
A
4.3
A
3.3
A
7.0
A
6.7
A

Broadstone Arrowhead 
Traffic Impact Analysis 
 
 
Page 5 
Table 5: Level-of-Service Detailed Summary 75th at Rose Garden and at Aspera – PM Peak Hour 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
EXISTING 2024
2026
2026 WITH SITE 
2031
2031 WITH SITE 
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
75th / ROSE GARDEN
33.0
C
26.3
C
25.0
C
28.8
C
28.8
C
Northbound
47.1
D
30.6
C
27.7
C
33.6
C
33.9
C
Left
14.7
B
12.9
B
17.5
B
13.2
B
20.4
C
Through
54.8
D
34.1
C
31.1
C
37.8
D
37.8
D
Right
4.6
A
3.8
A
3.8
A
4.3
A
9.6
A
Southbound
28.6
C
25.6
C
26.0
C
26.6
C
26.4
C
Left
15.4
B
13.6
B
13.6
B
13.2
B
13.3
B
Through
30.6
C
27.0
C
28.6
C
28.2
C
28.8
C
Right
0.2
A
0.1
A
0.3
A
0.1
A
1.0
A
Eastbound
11.6
B
12.5
B
13.4
B
19.8
B
20.2
C
Left
16.5
B
16.8
B
18.5
B
23.7
C
25.4
C
Through
21.9
C
23.8
C
24.2
C
29.8
C
30.0
C
Right
0.2
A
0.1
A
0.2
A
0.2
A
0.2
A
Westbound
16.6
B
11.4
B
12.2
B
18.2
B
18.5
B
Left
22.9
C
17.6
B
18.3
B
24.8
C
24.8
C
Through
21.4
C
23.7
C
23.9
C
29.8
C
30.1
C
Right
5.2
A
0.5
A
0.6
A
2.5
A
2.5
A
75th / ASPERA
10.5
B
12.9
B
10.6
B
13.0
B
13.3
B
Northbound
8.2
A
11.0
B
8.4
A
11.3
B
11.6
B
Left
22.3
C
29.3
C
22.4
C
30.1
C
30.1
C
Through
5.3
A
5.0
A
5.9
A
8.0
A
8.3
A
Southbound
13.0
B
15.0
B
13.2
B
15.2
B
15.7
B
Through
13.6
B
15.7
B
13.7
B
15.7
B
16.3
B
Right
3.6
A
3.4
A
3.7
A
3.6
A
3.6
A
Eastbound
10.7
B
9.0
A
10.4
B
11.2
B
11.1
B
Left
18.9
B
19.1
B
18.8
B
19.3
B
19.4
B
Right
5.7
A
5.6
A
5.6
A
5.3
A
5.3
A

Broadstone Arrowhead 
Traffic Impact Analysis 
 
 
Page 6 
Table 6: Level-of-Service Detailed Summary 75th & SR-101 – PM Peak Hour 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
At the four (4) signalized study intersections, only the 75th / SR-101 interchange ramps experience level-
of-service “E” or “F”. These are the northbound, southbound, and westbound approaches and left turns. 
This is typical of urban freeway interchange ramps during peak traffic periods. With the Broadstone 
Arrowhead multi-family homes, the average delay increases by less than five (5) seconds – too minimal to 
be noticeable by drivers. 
At the 75th / Rose Garden intersection, during the morning peak hour, all movements are acceptable at 
level-of-service “C” or better. In 2031, without or with the Broadstone Arrowhead homes, three (3) 
movements (northbound left, southbound left, and southbound approach) are at level-of-service “D” in the 
morning peak hour and one (1) movement (northbound through) is at “D” in the evening peak hour. On the 
eastbound approach of Rose Garden Lane at 75th Avenue, all movements experience an average delay of 
30 seconds or less in both peak periods, through 2031, without and with Broadstone Arrowhead. 
The 75th Avenue interchange with State Route 101, westbound ramp, is anticipated to experience some 
levels-of-service “E” and “F” in 2031 without the Broadstone Arrowhead apartments, during both the 
morning and evening peak hours. The 75th Avenue interchange with State Route 101, westbound ramp, is 
anticipated to experience some levels-of-service “E” and “F” in 2026 with the Broadstone Arrowhead 
apartments, during both the morning and evening peak hours. 
Table 7 provides the delays and levels-of-service by intersection, approach, and turning movement for the 
two (2) accesses of Broadstone Arrowhead. The main access is with Rose Garden Lane, and the 
secondary access is via Joy Boulevard to Aspera Boulevard. 
EXISTING 2024
2026
2026 WITH SITE 
2031
2031 WITH SITE 
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
75th / SR-101 NORTH (WB) RAMP
49.4
D
44.3
D
49.2
D
67.7
E
68.8
E
Northbound
81.8
F
71.7
E
65.2
E
94.7
F
92.9
F
Left
33.8
C
28.6
C
35.4
D
55.4
E
55.4
E
Through
94.6
F
81.1
F
71.5
E
104.1
F
101.5
F
Southbound
33.5
C
33.2
C
50.0
D
63.5
E
67.2
E
Through
42.5
D
41.8
D
64.0
E
81.8
F
86.5
F
Right
9.6
A
7.7
A
8.8
A
9.6
A
10.3
B
Westbound
38.8
D
34.1
C
34.3
C
49.4
D
49.9
D
Left
87.5
F
80.1
F
76.9
E
106.8
F
110.4
F
Through
29.2
C
24.4
C
27.0
C
42.5
D
42.1
D
Right
8.3
A
8.2
A
8.2
A
8.3
A
8.4
A
75th / SR-101 SOUTH (EB) RAMP
22.8
C
24.2
C
24.7
C
38.4
D
31.5
C
Northbound
14.4
B
14.9
B
15.1
B
16.5
B
17.7
B
Through
14.4
B
19.9
B
20.1
C
21.8
C
23.7
C
Right
5.8
A
5.3
A
5.3
A
5.8
A
5.5
A
Southbound
26.8
C
28.5
C
29.1
C
57.4
E
40.2
D
Left
25.5
C
28.8
C
29.5
C
62.5
E
39.8
D
Through
28.5
C
28.1
C
28.7
C
51.8
D
40.6
D
Eastbound
25.4
C
27.1
C
28.1
C
23.6
C
30.6
C
Left
36.8
D
37.7
D
39.6
D
32.3
C
42.8
D
Through
20.2
C
22.7
C
22.9
C
20.5
C
25.4
C
Right
0.6
A
1.1
A
1.1
A
2.0
A
3.2
A

Broadstone Arrowhead 
Traffic Impact Analysis 
 
 
Page 7 
Table 7: Level-of-Service Detailed Summary Site Accesses – AM and PM Peak Hours 
 
 
 
 
 
 
 
 
 
 
 
 
The two (2) unsignalized accesses to Broadstone Arrowhead will operate at level-of-service “A” or “B” 
during peak traffic periods. 
There are no collision patterns that suggest intersection configuration or traffic control modifications at the 
two (2) intersections or near the interchange vicinity. 
Recommendations without Broadstone Arrowhead 
No improvements to the lane configuration or traffic signal operation are recommended at any of the four 
(4) study intersections in 2026 or 2031 without the development of the Broadstone Arrowhead multi-family 
homes. 
Recommendations with Broadstone Arrowhead 
No improvements to the lane configuration or traffic signal operation are recommended at any of the four 
(4) study intersections in 2026 or 2031 with the development of the Broadstone Arrowhead multi-family 
homes. 
 
MORNING PEAK HOUR
EVENING PEAK HOUR
2026 WITH SITE 
2031 WITH SITE 
2026 WITH SITE 
2031 WITH SITE 
DELAY
LOS
DELAY
LOS
DELAY
LOS
DELAY
LOS
MAIN ACCESS / ROSE GARDEN
2.1
A
2.8
A
3.4
A
2.8
A
Northbound
10.5
B
9.8
A
9.5
A
9.8
A
Right
10.5
B
9.8
A
9.5
A
9.8
A
Westbound
0.9
A
3.3
A
4.2
A
3.3
A
Left
7.9
A
7.9
A
7.8
A
7.9
A
JOY BOULEVARD / ASPERA
0.2
A
0.1
A
0.2
A
0.1
A
Southbound
14.7
B
14.2
B
12.8
B
14.2
B
Left
14.7
B
14.2
B
12.8
B
14.2
B
Westbound
0.0
A
0.0
A
0.0
A
0.0
A
Right
0.0
A
0.0
A
0.0
A
0.0
A