The URL can be used to link to this page

Home My WebLink About025-08-13 ACHD Updated Staff Report Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner Patricia Nilsson,Commissioner Date: August 11, 2025 To: Laren Bailey Staff Contact: Kara Leigh Troyer, Planner Project Description: Rockwell Neighborhood Trip Generation: This development is estimated to generate 3,638 vehicle trips per day, 260 vehicle trips per hour in the PM peak hour based the traffic impact study. __m�roposed Development Traffic Impact Study Meets All • Policies Requires Revisions to meet • PoliciesACHID -s, is mitigation -•u i red Area Roadway Level of ACHD Planned Service Improvements D• area roadways -- . LOS Planning Thresh• • Yes • Livable Street Performance - es Area roads will meet • LOS Planning Thresholds in Pedestrian LTS 1 the future with planned • • Yes Is Transit Available? connecting you to more Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org Development Services Department 'ACHD connecting you to more Project/File: Rockwell Neighborhood / MPP24-0004/ H-2025-0002 This is an annexation and preliminary plat application for the development of 412 single-family homes on 51.15-acres. Lead Agency: City of Meridian Site address: North of McMillan Road west of SH-16 Staff Approval: August 11, 2025 Applicant: Laren Bailey, via email Conger Group 4824 W Fairview Avenue Boise, ID 83706 Representative: Same as above Staff Contact: KaraLeigh Troyer, Planner Phone: 208-387-6391 E-mail: ktroyer(a)-achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................3 B. Vicinity Map.................................................................6 C. Site Plan ......................................................................7 D. Traffic Impact Study— Summary and Findings.............8 E. Findings for Consideration.........................................13 F. Policy.........................................................................18 G. Attachments...............................................................27 H. Standard Conditions of Approval ...............................28 I. Conclusions of Law....................................................28 Request for Appeal of Staff Decision ................................29 1 Rockwell Neighborhood / MPP24-0004 / H- 2025-0002 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • The intersection of McMillan Road and Black Cat Road is scheduled in the FYP to be reconstructed as a multi-lane roundabout with 2-lanes on the north leg,2-lanes on the south, 1-lane east, and 1-lane on the west leg in 2029. • McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to McDermott Road between 2036 and 2040. • McMillan Road is listed in the CIP to be widened to 3-lanes from McDermott Road to Black Cat Road between 2036 and 2040. • Star Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan Road between 2031 and 2035. • Star Road is listed in the CIP to be widened to 5-lanes from McMillan Road to Chinden Boulevard (US 20/26) between 2031 and 2035. • The intersection of McMillan Road and Star Road is listed in the CIP to be constructed as a multi-lane roundabout with 4-lanes on the north leg, 4-lanes on the south, 2-lanes east, and 2-lanes on the west leg, and signalized between 2031 and 2035. Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service **State Highway 2 088-feet Expressway N/A N/A 16 McMillan Road 901-feet Minor Arterial 386 Better than "E" McDermott Road 0-feet Collector 100 Better than "D" **Ersatz Place 2,621-feet ITD Local N/A N/A Access Road * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). * Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). * Acceptable level of service for a two-lane collector is "D" (425 VPH). ** ACHD does not set level of service thresholds for ITD roadways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of McDermott Road was 6,747 on January 25, 2024. • The average daily traffic count for McDermott Road north of McMillan Road was 1,609 on February 10, 2022. 2 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 A. Site Specific Conditions of Approval 1. Provide written documentation from ITD that the use of Ersatz Place to access the development prior to the roadway being accepted into ACHD's public street inventory is allowed. ITD may have additional conditions or limitations on use of the roadway while SH-16 is under construction. 2. Final plat up to 300 single family building lots prior to secondary public street access becoming available. After 200 single family building lots have been final platted, construct a temporary access road onto McMillan Road located at the site's east property line. The temporary access road is restricted to a maximum width of 24 to 30-feet and shall be paved from the edge of pavement of McMillan Road into the site. The temporary access road will encumber a building lot; a temporary right-of-way easement is required. 3. When Ersatz Place is under ACHD's jurisdiction, construct the roadway as half of a 36-foot street section with vertical curb, gutter, and 5-foot wide detached concrete sidewalks with an 8-foot wide planter strip abutting the site. If a 10-foot wide multi-use pathway is required by the City of Meridan, then half of a 26-foot wide street section shall be constructed with vertical curb, gutter, an 8-foot wide planter strip, and a 10-foot wide multi-use pathway. Provide an additional 12-feet of pavement widening on the west side of the roadway if not already provided. 4. The applicant may submit plans for review and approval but permits to work in the right-of-way will not be issued until Ersatz Place has been accepted by ACHD. 5. If building permits are desired prior to ACHD's acceptance of Ersatz Place is, then the City of Meridian or ACHD should hold a financial surety for the roadway improvements. The amount of the surety will be determined by ACHD as part of the plan review process. 6. Construct the entry portions of Levenberg Street and Gem Prep Street with two 21-foot wide street section with an 8-foot wide center landscape island. Plat the islands as right-of-way under the jurisdiction of ACHD. Provide written fire department approval for use of the reduced street section and enter into license agreement for an landscaping proposed within the center landscape island. 7. Construct all internal local streets as 27-foot wide street sections with rolled curb, gutter, and 5- foot wide attached or detached concrete sidewalk, with the exception of the local streets noted in site specific condition 9. Provide written fire department approval for use of reduced street section. 8. Parking is prohibited on one side of a 27-foot wide local street section. The applicant should be required to coordinate a signage program with District Development review staff. 9. Construct the following roadways as 33-foot wide local street sections with curb, gutter, and 5-foot wide concrete sidewalks. • Snow Currant • Gem Prep • Gallson —Avilla to Gem Prep • Riverdale— Gem Prep to Double Rock • Double Rock - Gallson to Riverdale • Avilla - Gallson to Riverdale • Riverdale—Avilla to Levenberg • Riverdale — Levenberg to Apgar Creek 3 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 As an alternative to constructing the roadway listed above as 33-foot wide local streets the applicant may submit a trip generation and distribution analysis for review to demonstrate which roadways are anticipated to have an ADT of 1,000 trips per day. 10. For all streets under ACHD's jurisdiction: for attached sidewalks, the right-of-way shall extend 2- feet behind the back of the sidewalk and where detached sidewalks are proposed, right-of-way may be reduced to 2-feet behind back of curb and a permanent right-of-way easement shall be provided from 2-feet behind back of curb to 2-feet behind back of sidewalk. For detached sidewalk, the applicant should be required to construct a minimum 8-foot wide planter strip behind back of curb. 11. Dedicate additional right-of-way to total 50-feet from centerline of McMillan Road abutting the site. 12. Construct a 10-foot wide multi-use pathway on McMillan Road located a minimum of 38-feet from centerline of McMillan Road abutting the site. 13. Construct a center left turn lane and dedicated right turn lane on McMillan Road at Ersatz Place. 14. If allowed by ITD, construct Levenberg Street located 766-feet north of McMillan Road, Gem Prep Street located 1,999-feet north of McMillan Road, and Snow Currant Street located 2,512-feet north of McMillan Road to intersect Ersatz Place. If ITD does not allow intersections, then wait to construct the intersections until ACHD has jurisdiction of Ersatz Place. 15. Construct one stub street to the east, Snow Currant Street, located 119-feet south of the site's north property line. Install a sign at the terminus of the stub street which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 16. Construct one stub street to the north to parcel No. S0429140010. Install a sign at the terminus of the stub street which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 17. If any of the stub streets extended greater than 150-feet in length, then a temporary cul-de-sac turnaround shall be provided. The temporary cul-de-sac turnaround shall be paved and constructed with a minimum 50-foot wide turning radius. If a temporary turnaround extends beyond the dedicated right-of-way, then temporary turnaround easements shall be provided on the adjacent lots. If those lots will be buildable lots, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 18. Redesign the roadways listed below to be less than 750-feet in length or provide traffic calming including the use of passive design elements approved by ACHD Traffic Services. • Gem Prep Street • Riverdale Avenue • Camp Creek Avenue • Gallson Avenue • Alameda Creek Way • Riverdale Way Speed humps/bumps, valley gutters, stop signs, and cross drains are not an acceptable tool for traffic calming on new streets and will not be accepted as traffic calming. 4 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 19. Provide a road trust deposit in the amount of$25,000.00 to pay for future traffic calming on Ersatz Place. OR as an alternative to providing the road trust deposit, redesign the site to include traffic calming measures that could be implemented on Ersatz Place once the roadway is under the jurisdiction of ACHD. 20. Direct lot access to McMillan Road and Ersatz Place is prohibited and shall be noted on the final plat. 21. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 22. There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 23. Comply with all Standard Conditions of Approval. 5 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 B. Vicinity Map � P�ea•trr�.4r rrwtirrfi �r 1 I ' I - C , W ti13i•W I iirrrtl wtrr 4' .i,r 4f W FILIFrrt � i IL411 i W" raIKr W Lr_iNlirie-�I��r •i 4v 1k�rr,.rf[.rye UT = Oil Alto, . i �1' � •�4iYf y W Fr.,r,•tif FMW r lruNIt a"t -rPs � ' 4� Nkfzjr Wilt 7y OMMS1110 ty4'Plarn.rii,, r�rrrrrnrrrf ra .� b IL SAWMbi� 6 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 C. Site Plan l4'I ILII LJ S M C { 5 4 { o l4'ii}M I'H}Pwl' K f � y � � x a � x I'd 54 :H}LIit1E RL%:K i C. — 4� k N t F h F W.AYII.L:S:•I x � F W.ti{}PRAW75l'. W.L},y'MHF34titi'l. � Jy S - F T � 71.AK AR CREEK ti I I W WN RD 7 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 D. Traffic Impact Study - Summary and Findings 1. Traffic Impact Study Kimley-Horn and Associates prepared a traffic impact study (TIS) for the proposed Rockwell Neighborhood. An executive summary of the findings as presented by Kimley-Horn and Associates can be found as an attachment. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the TIS. Staff comments and recommendations on the submitted traffic impact study can be found below. a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Five Year Plan (FYP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the FYP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the hour prior to after the determined peak hour within the two-hour peak period, (sometime analyzed as hour before or after peak period) and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour, the applicant may suggest feasible alternative mitigation measures beyond improvements from District policy, such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District's future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic 8 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. TIS Findings: Staff has reviewed the submitted traffic impact study (TIS) 2024 Existing Traffic Intersections All study intersections are anticipated to operate at acceptable levels of service except for the westbound left, through, and right movements during the AM peak hour at McDermott Road and McMillan Road. The TIS recommends a dedicated westbound right-turn lane for this intersection. Roadway Segments All roadway segments are anticipated to operate at acceptable levels of service. 2030 Background Traffic Intersections All study intersections are anticipated to operate at acceptable levels of service except for movements at the McDermott Road and McMillan Road intersection and the Owyhee Storm Avenue and McMillan Road intersection. At the McDermott Road and McMillan Road intersection, the eastbound left/through and westbound left/through movements are anticipated to fail. The TIS recommends dedicated protected left-turn lanes for each approach and shared through/right turn lanes for each approach. At the Owyhee Storm Avenue and McMillan Road intersection the overall intersection, eastbound through/right, and westbound left movements are anticipated to fail. The TIS recommends dedicated northbound, eastbound, and southbound right-turn lanes, permissive/overlap phasing for the eastbound right-turn, and permissive phasing for northbound and southbound right-turns. Roadway Segments All roadway segments are anticipated to operate at acceptable levels of service except for movements on McMillan Road from both Owyhee Storm Avenue to Ersatz Place and Ersatz Place to McDermott Road. McMillan Road from Owyhee Storm Avenue to Ersatz Place exceeds ACHD minor arterial 2- lane LOS standard in the AM peak hour with the eastbound volume and in the PM peak hour with the westbound volume. The westbound volume on McMillan Road from Ersatz Place to McDermott Road exceeds ACHD minor arterial 2-lane LOS standard in the AM peak hour. The TIS recommends the construction of a 5-lane minor arterial with an unrestricted median and continuous left-turn lane as mitigation for McMillan Road from Owyhee Storm Avenue to Ersatz Place and from Ersatz Place to McDermott Road. 2030 Plus Project Traffic Intersections All study intersections are anticipated to exceed acceptable thresholds. The TIS analyzed three mitigation scenarios detailed below. 9 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 Mitigation Scenario 1 Ersatz Place and McMillan Road were analyzed as right-in/right-out/left-in accesses same as the previous scenarios. Under scenario 1, the following was determined: • The McDermott Road and McMillan Road intersection can achieve acceptable LOS with the addition of a dedicated permissive eastbound right-turn lane. • The Ersatz Place and McMillan Road intersection will exceed an acceptable LOS for the southbound right-turn movement in the AM peak hour if right-in/-right-out/left-in access is maintained. • The Owyhee Storm Avenue and McMillan Road intersection can achieve acceptable LOS through the following: o Conversion of the eastbound and westbound left-turn phasing to protected o Addition of an additional westbound left-turn lane o Addition of an additional southbound receiving lane to Owyhee Storm Avenue Mitigation Scenario 2 Ersatz Place and McMillan Road were analyzed as full-movement accesses. The following was determined: • The McDermott Road and McMillan Road intersection can achieve acceptable LOS with a dedicated permissive eastbound right-turn lane, same as scenario 1. • The Ersatz Place and McMillan Road intersection can achieve an acceptable LOS with the following configuration: o Dedicated protected left-turn lanes for each approach o Maintaining the dedicated westbound right-turn lanes that have permissive phasing. The proposed mitigation for Ersatz Place and McMillan Road would not meet District policy 7205.,4.2 for the optimum spacing between signalized intersection along arterials. Due to this, this mitigation was not considered to be a viable option per the TIS. • The Owyhee Storm Avenue and McMillan Road intersection can achieve acceptable LOS through the improvements detailed in the mitigation 2030 background scenario. Mitigation Scenario 3 Ersatz Place and McMillan Road were analyzed to be full-movement accesses. The following was determined: • The McDermott Road and McMillan Road intersection can achieve acceptable LOS with a dedicated permissive eastbound right-turn lane, same as scenario 1. • The Ersatz Place and McMillan Road intersection can achieve an acceptable LOS with the following configuration: o A single approach lane for the northbound, westbound, and southbound approaches. o A dedicated left-turn lane and through/right-turn lane for the eastbound approach. A single receiving lane for each approach. 10 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 • The Owyhee Storm Avenue and McMillan Road intersection can achieve acceptable LOS through the improvements detailed in the mitigation 2030 background scenario. Roadway Segments Two scenarios were analyzed for the 2030 plus project roadway segments. Ersatz Place and McMillan Road were analyzed as right-in/right-out/left-in accesses for scenario 1 and as full- movement accesses for scenario 2. Mitigations that were identified under previous scenarios were applicant and all roadway segments were anticipated to operate at an acceptable LOS. However, these mitigation do not align with the ACHD project programmed in the Capital Improvements Plan (CIP)for McMillan Road to be widened to 3-lanes between 2036 and 2040. Alternative Mitigation Analysis The TIS determined that if the Ersatz Place and McMillan Road intersection is limited to right- in/right-out/left-in then McMillan Road would need to be widened to 5-lanes for the roadways segments of McMillan Road both from Owyhee Strom Avenue to Ersatz Place and from Ersatz Place to McDermott Road to meet ACHD operating standards by traditional mitigations. Due to this and District policy 7106.7.3, which states that alternative mitigation may be recommended if traditional mitigations are determined as infeasible by the District, then the TIS may analyze alternative mitigation measures. If the impacted roadway segments and/or intersections are programmed in the Five Year Plan (FYP) and CIP; no alternative mitigation is required. If the impacted roadway segments and/or intersections are not programmed in either the FYP or the CIP; the applicant may analyze the shoulder hour and provide a safety analysis to determine alternative mitigation requirements. A shoulder hour analysis for both of the access scenarios in the previous section was taken to determine if they exceed the 3-lane ACHD minor arterial operational standard: • Access Scenario 1 — Right-in/right-out/left-in access at Ersatz Place & McMillan Road All roadway segments are anticipated to operate at an acceptable LOS except: o McMillan Road from Ersatz Place to McDermott Road in the AM peak hour as one way, westbound volume exceeds the LOS for a 3-lane minor arterial • Access Scenario 2 — Full-movement at Ersatz Place & McMillan Road All roadway segments are anticipated to operate at an acceptable LOS for a 3-lane minor arterial cross section. Turn Lane Analysis Ersatz Place & McMillan Road A westbound right-turn lane was excluded from analysis as it has already been recommended through the report for Cole Valley Christian School. Additionally, left-turn lane warrants and the minor road approach road turn lane warrant were excluded as the intersection was limited to right-in/right-out/left-in consistent with the Cole Valley Christian School staff report. No other warrants were applicable and warrants for the following were not met in any scenario: • Ersatz Place & Access A • Ersatz Place & Access B • Ersatz Place & Access C Traffic Signal Warrant Analyses McDermott Road & McMillan Road 11 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 A traffic signal is warranted at this intersection based on the four-hour and peak hour vehicle volume warrants in 2030 background and project plus scenarios. Ersatz Place & McMillan Road The Ersatz Place and McMillan Road intersection was analyzed as full-access for the traffic signal warrant analysis. A traffic signal was warranted based on the four-hour and peak hour volume warrants in the 2030 background and project plus scenarios. c. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. Intersections McDermott Road & McMillan Road The TIS recommends that the McDermott Road and McMillan Road be signalized. However, there is not enough right-of-way to construct a signal at this intersection making this improvement infeasible. Additionally, staff does not recommend signalization of this intersection as part of this application, as traffic patterns are anticipated to change once SH-16 is constructed and open for public use. Therefore, no mitigation is required. Ersatz Place & McMillan Road The TIS recommends that Ersatz Place be full access at its intersection with McMillan Road. Staff is supportive of this proposal as Ersatz Place was constructed by ITD to align with Glassford Avenue on the south side of McMillan Road across from the site. The applicant should be required to construct a center left turn lane and dedicated right turn lane on McMillan Road at Ersatz Place. Owyhee Storm Avenue & McMillan Road To achieve acceptable LOS, the TIS recommends adding additional turn lanes and modifying the signal timing as follows: • Dedicated northbound, eastbound, westbound, and southbound right-turn lanes • Permissive/overlap phasing for the eastbound right-turn • Permissive phasing for northbound, westbound, and southbound right-turns There is not enough right-of-way at the intersection to construct the recommended turn lanes making this improvement infeasible. ACHD will evaluate any modifications to the signal timing in this area after SH-16 is constructed and open to the public. Therefore, no mitigation is required. Roadway Segments McMillan Road, Owyhee Storm Avenue to McDermott Road The TIS recommends widening of McMillan Road to 5-lanes between Owyhee Storm and McDermott Road. The widening of these segments of McMillan Road is infeasible due to limited right-of-way. Additionally, these roadway segments are listed as funded improvements in ACHD's CIP. Therefore, consistent with ACHD's Alternative Mitigation policies, no mitigation is required. 12 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 E. Findings for Consideration 1. State Highway SH-16 SH-16 is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant(s), City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-16. 2. Ersatz Place a. Existing Conditions: Ersatz Place was constructed abutting the site as part of the Idaho Transportation Department's (ITD) State Highway 16 (SH-16) extension project. This roadway was constructed to maintain public street access previously provided by McDermott Road, which no longer abuts these parcels as the newly constructed SH-16 has been constructed abutting the site. ITD has constructed the entrance of Ersatz Place with 3-lanes and the remainder of Ersatz Place as a 2-lane rural street section with 24-feet of pavement and no curb, gutter, or sidewalk. ITD will dedicate this roadway to ACHD when completed and accepted by ACHD. To-date, this roadway has not yet been accepted by ACHD as a public roadway. Because Ersatz Place has not been accepted as an ACHD roadway at this time. ACHD has no jurisdiction over this roadway. b. Applicant Proposal: The applicant is proposing to construct Ersatz Place as '/2 of a 36-foot wide 2-lane residential collector with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk abutting majority of the site from the site's north property line to Ersatz Place's widening to 3-lanes past the intersection of Levenberg Street. c. Staff Comments/Recommendations: The applicant should be required to obtain permission/permits (written documentation) from ITD to use Ersatz Place to access the development prior to the roadway being accepted into ACHD's public street inventory. ITD may have additional conditions or limitations on use of the roadway while SH-16 is under construction. The applicant's proposal meets District policy and should be approved, as proposed. Ersatz Place should be improved once the roadway is under the jurisdiction of ACHD. The curb should be constructed as vertical curb. If a 10-foot wide multi-use pathway is required by the City of Meridian, then half of a 26-foot wide street section may be constructed with vertical curb, gutter, and a minimum 8-foot wide planter strip between back of curb and the multi-use pathway. To provide an adequate street section, the applicant should be required to provide an additional 12-feet of pavement widening on the west side of the roadway if not already provided. The applicant may submit plans for review and approval but permits to work in the right-of-way will not be issued until Ersatz Place has been accepted by ACHD. If building permits are desired prior to ACHD's acceptance of the roadway then ACHD should hold a financial surety for the roadway improvements. The amount of the surety would be determined by ACHD as part of the plan review process. 3. Maximum Traffic on One Access — Ersatz Place a. Staff Comments/Recommendations: Ersatz Place is currently an ITD roadway and to-date has not been deeded to ACHD. Ersatz Place is proposed to provide sole public street access to the site. The proposed/approved Cole Valley Christian School will take access off of Ersatz Place and also off of Owyhee Storm Avenue. The TIS indicates that this development is estimated to generate 3,638 trips per day. The TIS and trip distribution for Cole Valley Christian School estimates 1,777 daily vehicle trips on 13 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 Ersatz Place. District Policy for collectors limits traffic on one access to 3,000 average daily trips (ADT). Based on this, the TIS notes that the Rockwell Subdivision should be limited to 1,223 trips per day, which is equivalent to 139 dwelling units. To allow for additional lots to be platted, the applicant has proposed to construct a temporary access road onto McMillian Road at the east property line. Additional information was provided about sewer capacity/serviceability in the area. After reviewing the information provided by the applicant and the City of Meridian, staff recommends allowing 300 single family building lots to be final platted prior to secondary public street access becoming available. Future planning in the area should include an east- west public street between Ersatz Place and Owyhee Storm Avenue. Staff's recommendation is due to the fact that the applicant has proposed to construct a temporary access road onto McMillan Road to serve the site; and that this is last property that the City of Meridian is able to serve with sewer without the construction of a new lift station. Additionally, ACHD has previously approved additional building lots in subdivisions with similar scenarios in which a parcel has limited access to the public street network or a development has to wait for the construction of new public streets through adjacent developments (Hadler and Memory Ranch). The City of Meridian has indicated that the school site is unable to obtain sewer at this time and that may limit the timing of the full build out of the school site. Because of this staff recommends allowing 200 single family building lots to be final platted prior to the construction of the temporary access road onto McMillan Road. After construction of the temporary access road, the applicant will be able to final plat an additional 100 single family building lots, totaling 300 single family building lots. The temporary access road is restricted to a maximum width of 24 to 30-feet and should be paved from the edge of pavement of McMillan Road into the site. The access road should be located at the east property line as proposed; will encumber a building lot; and a temporary right-of-way easement will be required. Once secondary public street access becomes available the access road can be removed and the easement will be released on the lot. This development and the previously approved Cole Valley Christian School campus will take up all of the available capacity on Ersatz Place. Consistent with ACHD's Maximum Traffic on One Access policy ACHD will be unable to approve any additional development that will take sole access to Ersatz Place until secondary public street access becomes available. 4. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-3 travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for McMillan Road (26-feet from centerline). b. Applicant Proposal: The applicant is proposing to construct a 10-foot wide sidewalk located 26-feet from centerline of McMillan Road. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to dedicate right- of-way to total 50-feet from centerline of McMillan Road, consistent with the MSM and construct a 10-foot wide multi-use pathway located 38-feet from centerline of McMillan Road abutting the site. 5. Internal Local Streets a. Existing Conditions: There are no local roadways internal to or abutting the site. 14 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 b. Applicant Proposal: The applicant is proposing to construct the entry portions of Levenberg Street and Gem Prep Street with two 21-foot wide street section with an 8-foot wide center landscape median. The applicant is proposing to construct all internal local streets as 27-foot wide street sections with rolled curb, gutter, and 5-foot wide attached or detached concrete sidewalk within 38-feet of right-of-way. c. Staff Comments/Recommendations: The applicant's proposal for the entrances of Levenberg Street and Gem Prep Street meets District policy and should be approved, as proposed. The developer or homeowners association should enter into a license agreement if any landscaping is desired within the median. The applicant should provide written fire department approval for use of the reduced street section. Staff has concerns with the applicant's proposal for all of the internal local roadways to be constructed as reduced street sections. Per District policy 7207.5.2.2, reduced urban local streets (27-foot streets)with parking restricted on one side of the roadway are required to have traffic volumes (ADT) that do not exceed 1,000 vehicle trips per day. Per the traffic impact study, Rockwell Neighborhood is estimated to generate 3,638 trips per day. Due to this, staff believes that the ADT of some internal local streets will exceed 1,000 trips per day. Consistent with ACHD policy, the applicant should be required to construct the following roadways as 33-foot wide local street sections with curb, gutter, and 5-foot wide concrete sidewalk (sidewalk may be attached or detached). • Snow Currant • Gem Prep • Gallson —Avilla to Gem Prep • Riverdale — Gem Prep to Double Rock • Double Rock - Gallson to Riverdale • Avilla - Gallson to Riverdale • Riverdale —Avilla to Levenberg • Riverdale — Levenberg to Apgar Creek As an alternative to constructing the roadway listed above as 33-foot wide local streets the applicant may submit a trip generation and distribution analysis for review to demonstrate which roadways are anticipated to have an ADT of 1,000 trips per day. 6. Roadway Offsets a. Existing Conditions: There are no roadways existing internal to the site. b. Applicant's Proposal: The applicant is proposing to construct all internal local streets to offset any other existing of proposed streets 125-feet. The applicant is proposing to construct the following roadways to intersect Ersatz Place, a collector roadway (measured centerline to centerline): • Levenberg Street 766-feet north of McMillan Road. • Gem Prep Street 1,999-feet north of McMillan Road. • Snow Currant Street 2,512-feet north of McMillan Road. 15 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. As noted above, Ersatz Place is currently under the jurisdiction of ITD. If the applicant wants to construct Levenberg Street and Gem Prep to intersect Ersatz Place prior to ACHD accepting the roadway into our inventory, then the applicant will need to obtain permits from ITD allowing the intersections. The City of Meridian has indicated that they may recommend that Levenberg Street be relocated south to align with a previously approved driveway for Cole Valley Christen School located approximately 525-feet north of McMillan Road. ACHD is not supportive of relocating Levenberg Street to the south, as the location of street as proposed meets District policy and moving the public street intersection closer to McMillan will add additional congestion during peak hours at the Ersatz Place/McMillian intersection. 7. Stub Streets a. Existing Conditions: There are no stub streets to or from the site. b. Applicant Proposal: The applicant is proposing to stub Snow Currant Street to the site's east property line 119-feet south of the site's north property line (measured centerline to property line). c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. To provide additional connectivity and access, the applicant should also be required to provide a stub street to parcel No. S0429140010 at the site's north property line. ACHD will support the construction of any additional stub streets required by the City of Meridian. If any of the stub streets extended greater than 150-feet in length, then a temporary cul-de-sac turnaround should be provided. The applicant should be required to construct a paved cul-de- sac turnaround with a minimum 50-foot wide turning radius. If a temporary turnaround extends beyond the dedicated right-of-way, then temporary turnaround easements should be provided on the adjacent lots. If those lots will be buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. The applicant should be required to install a sign at the terminus of each stub street stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 8. Driveways 8.1 McMillan Road a. Existing Conditions: There is an existing 15-foot wide unimproved driveway on McMillan Road located at the site's east property line. b. Applicant's Proposal: The applicant is proposing to close the existing driveway with sidewalk. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 9. Traffic Calming a. Applicant's Proposal: The applicant is proposing to construct the following roadways to a length greater than 750-feet: • Gem Prep Street • Riverdale Avenue • Camp Creek Avenue 16 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 • Gallson Avenue • Alameda Creek Way • Riverdale Way Ersatz Place is also long and straight and extends greater than 750-feet in length. b. Staff Comments/Recommendations: The applicant should be required to redesign the roadways listed above to be less than 750-feet in length or provide traffic calming including the use of passive design elements approved by ACHD Traffic Services. Speed humps/bumps, valley gutters, stop signs, and cross drains are not an acceptable tool for traffic calming on new streets and will not be accepted as traffic calming. Because Ersatz Place is under the jurisdiction of ITD, the applicant should be required to provide a road trust deposit in the amount of$25,000.00 to help pay for future traffic calming on Ersatz Place. As an alternative to providing the road trust deposit, the applicant may redesign the site to include traffic calming measures that could be implemented on Ersatz Place once the roadway is under the jurisdiction of ACHD. 10. Other Access McMillan Road is classified as a minor arterial roadway and once accepted by ACHD, Ersatz Place will be classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. 17 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 F. Policy 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. McMillan Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, and a continuous center left-turn lane, and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of pavement on both sides of the median is provided. 18 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 If a landscaped median is included in any of these cross sections, the landscaping shall be maintained by license agreement with the adjacent HOA, property owner, or by interagency agreement with the corresponding land use jurisdiction. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathway and buffers. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District's planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of- way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of McMillan Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 37-foot street section within 100-feet of right-of-way. 19 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 5. Ersatz Place Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right- of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a 20 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. 6. Internal Local Streets Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of-curb to back- of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. In some cases, this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities.Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Design Condition #2: Parking is allowed on both sides of a reduced width street when the street layout has the qualities of a road grid system. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be met: • The street is in a residential area. 21 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The block length of the street shall not exceed 500-feet, measured between centerlines. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. • A minimum of two street connections shall be provided to each end of the street with the reduced width. The two connecting streets shall each connect to the larger street system to provide the intended alternate routes of access. A street system that has one street connection to the larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. Design Condition #3: Parking is allowed on both sides of a reduced width residential street with passing pockets that are created when two driveways are constructed near the same property line, where a 50-foot segment will not have on—street parking on the side of the street with the driveways. This provides fire trucks and other vehicles areas to move to the side of the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • Driveway locations are predetermined with curb cuts for the driveways to be installed when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be paired with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be paired. Each pair of lots shall locate its driveway 5-feet from the shared lot line of the pair. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • The lots cannot abut an alley. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local streets, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 22 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. 23 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a"hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. 7. Roadway Offsets Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). 8. Stub Streets Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul- de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 24 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 9. Driveways 9.1 McMillan Road Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660- feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table la, requires driveways located on minor arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 9.2 Internal Local Streets Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. 25 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 10. Traffic Calming Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 11. Tree Planters Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 12. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 13. Pathway Crossings United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 26 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 G. Attachments iml ) Horn '449 1. EXE UTI E SUMMARY 1,1. Project Doscription The proposed Rockwell Greeds facillity includes 337 single-family detached hcusGng lots and 79 single-famlay attachad housing lots. Access to the slte wIlt be provIded by three access points along a planned north-south cannector :aka Ersatz Place) along the western edge of the site. connecting to McIVIlilan Road. The development is located west of'McDermott Road, between US 2W2&Chinden Boulevard and McMillan Road. in the Clty of Merldlan. Idaho. The project rs anticipated to be completed in 03a_ The purpose of this traffic impact study Is to identify trip generation characteristics ofthe proposed development_ evaluate traffic relwe-d impacts on the adjacent street system, ane recommend -measures to mikiga#e impacts. Bludy area intersections and roa vay segrnenls are shaxn in Figure ES-1. 1.2. Findings and Recommendations 1.2.1. Trip Generation Build-out of the proposed deve'opment is estimated to generate 3,633 daily trips, with 260 occurrFng in the.AM peak hour and 354 occurring irl the Phi peak flour on a typical '5veekday. 1.2.2, Analysis Findings and Mitigartion Recornmendatioris Operational afialysis results are shown in Table ES-1 and Tattle ES-2. Analysss findings and miligation recommendations are presented in Takla ES-3_ 27 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 H. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD requirements. The applicant's engineer should provide documentation of compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number)for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled)are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property, which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. I. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 28 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002 Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 29 Rockwell Neighborhood / MPP24-0004 / H-2025- 0002