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HomeMy WebLinkAbout2025-10-21 ACHD NW Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /oa� Patricia Nilsson,Commissioner Date: October 21s', 2025 To: Ethan Mansfield, Hawkins Companies Staff Contact: Matt Pak, Planner Project Description: Syringa Crossing Mixed Use (NW) Trip Generation: This development is estimated to generate 10,366 vehicle trips per day, 1,166 vehicle trip per hour in the PM peak hour, based on the traffic impact study. —Proposed Development Traffic Impact Study Meets All ACHD Policies Requires Revisions to meet • ACH D Policies -s, is mitigation required PlannedArea Roadway Level of ACHD Service Improvements D• area •.• Thresholds? • Livable Street • - Measures Area •.• -- • LOS Planning Thresholds in Pedestrian LTS 1 the future with planned • • Is Transit • - • 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 ACED connecting you to more Project/File: Syringa Crossing Mixed Use (NW) / MPP25-0009 / H-2025-0007 This is an annexation and rezone application to allow for the future development of a mixed-use project which is anticipated to consist of 10 commercial lots and 86 multi- family residential units on 30.67 acres. This application also includes the annexation and rezoning of three adjacent parcels that comprise of an existing church, office space and natural gas infrastructure on 1.95 acres. This additional acreage to be annexed is not a part of the proposed development. Lead Agency: City of Meridian Site address: 320 W Amity Rd Staff Approval: October 21 It, 2025 Applicant: Ethan Mansfield Hawkins Companies 855 W Broad St Boise, ID 83702 Staff Contact: Matt Pak Phone: 208-387-6171 E-mail: mpak(a)achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................3 A. Site Specific Conditions of Approval ............................4 B. Vicinity Map.................................................................5 C. Site Plan ......................................................................6 D. Traffic Impact Study— Summary and Findings.............7 E. Findings for Consideration.........................................11 F. Policy.........................................................................18 G. Attachment 1 .............................................................26 H. Attachment 2 .............................................................34 I. Standard Conditions of Approval ...............................35 J. Conclusions of Law....................................................35 Request for Appeal of Staff Decision ................................36 1 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Amity Road is scheduled in the FYP as the Amity Corridor A project to be widened to 5-lanes from SH-69 (Meridian Road) to Locust Grove Road with a construction year yet to be determined. • Victory Road is scheduled in the FYP as the Victory Corridor A project to be widened to either 3-lanes or 5-lanes from SH-69 (Meridian Road) to Locust Grove road with a construction year yet to be determined. • The intersection of Amity Road and Margaret Avenue is scheduled in the FYP as part of the Amity Corridor A project to be improved with a pedestrian crossing with a construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the FYP to be reconstructed as a multi-lane roundabout with 1-lane on the north leg, 1-lane on the south, 2- lanes east, and 2-lanes on the west leg with a construction year yet to be determined. • Victory Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road between 2031 and 2035. • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Linder Road to SH-69 (Meridian Road) between 2036 and 2040. • Linder Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. • Linder Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2036 and 2040. • The intersection of Amity Road and SH-69 (Meridian Road) is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and re-signalized between 2031 and 2035. • The intersection of Amity Road and Linder Road is listed in the CIP to be reconstructed as a single lane roundabout 4-lanes on the north leg, 4-lanes on the south, 2-lanes east, and 2- lanes on the west leg between 2036 and 2040. • The intersection of Lake Hazel Road and SH-69 (Meridian Road) is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and re-signalized between 2036 and 2040. 2 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 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 I Traffic Count Level of Service *** SH-69 (Meridian 1,219-feet Principal Arterial 1,561 N/A Road) * Amity Road 1,169-feet Minor Arterial 347 Better than "E" ** Lyra Street 450-feet Collector N/A N/A * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). ** Acceptable level of service for a two-lane collector is "D" (425 VPH). *** ACHD does not set level of service thresholds for State Highways. 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 SH-69 (Meridian Road) south of Victory Road was 33,588 on October 7th, 2021. • The average daily traffic count for Amity Road between Linder Road and SH-69 (Meridian Road) was 7,602 between October 16th and November 21st, 2024. • There are no current traffic counts available for Lyra Street. 3 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 A. Site Specific Conditions of Approval This application is for annexation and rezone only. Site specific conditions of approval will be established as part of the future development application. 1. 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. 2. 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. 3. Comply with all Standard Conditions of Approval. 4 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 B. Vicinity Map rr c, ti `fir}�t ro'd. 'cif irhity Rd. — w �E,Liberator Ct��� I 1 E ..... ra.. - t 5 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 C. Site Plan n? I LCTrl ! I 1 _ 91AIX2 ___ __' - —_ I 1 ! 3O.17 ACA ES _ W.LVRA AREET I I LOT W �lf'• — - �P.'• 414 ACRES _ I 'E w a fax. J :� k-.:,�,+F .xj.. <e•:Y i.{, u�. ����' wiz.. a� � I I i I I r 5 C, I SWmp '"'ifg£:µ^uCs."-4°i 1 3 Pp 1 PAO l PAO K PAO L J � I I I I I I � � I I I I y yi s: i=.a.e3e'1T:F:`"�=',Y:e..._ �i"r.'.il'�.a.-r.Pi�:. -- .�5�'sc�� 3�I� V• "`1 :'� I I I I I ! I I f .?i y N ti:i"� �� aY �••7r I I I I I h � ,I.� d•5 ea 81 '^ A_'k'•�i^<'....'f�i% ;j� f'�VSIj cc I I I I I �E'c PAD Ai I 1 1 1 � � � .oz.�.ay`.x_Y;:;cie�<cla;p_��::;�c.<_.r:�m�M:�;3 t�;,;•,. _e.s -aaFti...__"Is.yx; ,.y v.Y.:- !`._:>,.F•- r.3. cn ..:"e.-....:.irreiaF's•:'" _ —— —, — ——` —— — —————————— _ W.AhAITYRQp ' `— —— W"IMR'I Raw 6 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 D. Traffic Impact Study - Summary and Findings 1. Traffic Impact Study Kittleson & Associates prepared a traffic impact study (TIS) for the proposed Syringa Crossing Mixed Use Development (Meridian Amity Mixed-Use Development). Staff has reviewed the submitted traffic impact studies 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. The TIS evaluates both the north and south sides of the proposed Syringa Crossing Mixed Use project, however, the north side is only proceeding with an annexation and rezone application which is the subject of this report. An executive summary of the findings as presented by Kittleson & Associates can be found as attachment 1. 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 7 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 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 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. Staff Comments on Trip Capture: Throughout the traffic impact study review process, ACHD staff raised concerns regarding the internal trip capture used in the analysis. The original study noted a trip capture rate of 30 to 50% and a revised study included a trip capture rate of 13- 20% (depending on the land use). The applicant's engineer did correctly use the methodology established in NCHRP 684, however, does not accept the presented trip capture rate. The applicant has indicated that site is multi-use and that contributes to trip capture rate. While there are a mix of uses proposed on the site plan they are not integrated, as the multi-family is stand alone and separated from the commercial uses by parking lots with no clear vehicular access via drive aisles or dedicated pedestrian facilities. The commercial uses are oriented towards SH-69 and include auto oriented uses (fast-food with drive-thru, drive-thru coffee shop, gas station, etc.). Because of the mix of uses, the layout of the site plan and parking lots, and prior experience with trip capture, ACHD will not be accepting any trip capture for this development. c. Staff Comments/Recommendations: After reviewing the information provided in the traffic impact study and ACHD's own analysis the improvements necessary to mitigate the impact of the proposed Syringa Crossing Mixed Use Subdivision are noted below. The recommended mitigation is as follows: (XX%) = percent of site generated traffic on off-site roadways at buildout. Intersections SH/69 (Meridian Rd) /Amity Rd Intersection 08%): The traffic impact study notes that to operate at an acceptable level of service planning threshold the SH-69/Meridian Road/Amity Road intersection should be improved as a 7 x 9 intersection when the site generates 378 trips in the PM peak. However, it was determined that the construction of the above-mentioned improvements to the east leg of the intersection is infeasible due to the existing right-of-way constraints. Additionally, the site's frontage on Amity Road does not provide adequate length to taper the roadway from the 7-lanes on the west leg of the intersection to the existing 2-lanes to the west of the site. Therefore, the applicant should be required to improve the west leg of the intersection to 5-lanes, with 2 receiving through-lanes, 1 left-turn lane, 1 through-lane and 1 shared through/right-turn lane. The applicant is also required to adjust the striping on the east leg to reflect this configuration and make any necessary modifications to the existing signal. Although not required, it is recommended that the applicant also improve/widen the east leg to 5-lanes to match the west leg. The applicant should be required to obtain plan approval and enter into a signal agreement with ACHD for the intersection modifications. The signal agreement should include requirements that the intersection is designed with 2 receiving lanes, 1 left-turn lane, 1 through lane and one through/right-turn lane on the west leg and any modifications to the east leg of the intersection. Additional improvement may be required by ITD on the north and south legs of the intersection and would need to be included as part of the agreement. The agreement should also note that the applicant is responsible for 8 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 all costs associated with the design, and installation of the signal modifications, hardware, and that improvements are not eligible for reimbursement by ACHD. In order to ensure the intersection will be improved when warranted, the applicant should be required to modify the existing signal prior to the final plat or development applications which generate the equivalent of 350 PM peak hour trips. The following items must be in place prior to plan approval for the final plat or development application which generates 350 PM peak hour trips. • Signal Agreement • Full design and approved plans for the intersection. The applicant should be required to coordinate with ITD for the mitigation on the north and south legs of the SH-69/Meridian Road and Amity Road intersection. If the applicant is unable to make the modifications to the signal when the site generates 350 PM peak hour trips, the development will need to be put on hold until the signal modifications are in place. Linder Road /Amity Road (15%): The traffic impact study notes that to operate at an acceptable level of service planning threshold the Linder Road and Amity Road intersection should be improved with the construction of a single-lane roundabout or as a 3 x 3 signalized intersection. However, it was determined that the construction of a signal or roundabout at the intersection is infeasible due to right-of-way constraints. Additionally, this intersection is programmed and funded in the CIP to be reconstructed as a single lane roundabout between 2036 and 2040. Therefore, consistent with ACHD's Alternative Mitigation policy, 7106.7.3, no mitigation is required. Hematite Avenue /Amity Road: Although it is not explicitly included as part of the Mitigation Timing & Threshold Evaluation on page 80 of the traffic impact study, the need for a signal at the Hematite Avenue/Amity Road intersection (site access C) is noted throughout the traffic impact study. Because the traffic impact study did not include a threshold for when the intersection should be signalized, the applicant should be required to submit a signal warrant analysis for the Hematite Avenue/Amity Road intersection when Hematite is extended to intersect Amity Road, and the site generates 425 PM peak hour trips. If it is determined that the signal is warranted, then the applicant should be required to install the signal at that time. The applicant should be required to construct the Hematite Avenue/Amity Road intersection of as a signalized 3 X 4 intersection with 3-lanes on the north/south legs and 4-lanes on the west/east legs, as described below. • Northbound and southbound approaches — one left-turn and one shared through/right- turn lane • Westbound and eastbound approaches—one left-turn, two through, and one dedicated right-turn lane The applicant should be required to enter into a signal agreement with ACHD to ensure that the traffic signal is installed when it is warranted. The signal agreement should note that the applicant is responsible for all costs associated with the hardware, design, and installation of the traffic signal, and that this improvement is not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. 9 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 To ensure that the traffic signal is constructed with the lane configuration as described above, the following items must be in place prior to plan approval for the final plat or development application which generates 425 PM peak hour trips. • Signal Agreement • Full design and approved plans for the intersection The Hematite Avenue/Amity Road intersection is located off site and will be constructed through an adjacent development, Storyrock Subdivision. If the intersection is not constructed when the Syringa SW development generates 425 PM peak hour trips, then the applicant should be required to provide a road trust deposit in the amount of$85,000 for the cost of 1/3 of the signal. See finding 4 and 5 for information on Hematite Avenue. Roadway Segments Amity Road — Hematite Avenue to SH-69/Meridian Road (40%): The traffic impact study notes that Amity Road between the new collector, Hermatite Avenue, and SH-69/Meridian Road is anticipated to exceed ACHD's acceptable level of service planning thresholds when the site generates 830 PM peak hour trips. The recommended mitigation is widening Amity Road to 5-lanes between Hermatite Avenue and SH-69/Meridian Road. The intersection of Amity Road and SH-69/Meridian Road will need to be widened when the site generates 378 PM peak hour trips, sooner than when the roadway segment widening is recommended. However, intersection improvements will take a significant portion of the site's frontage on Amity Road. To reduce construction impacts to the traveling public (road closures and detours) and on future residents and tenants of this development it is recommended that the widening of Amity Road be done at the same time as the intersection improvements, when the site generates 350 PM peak hour trips. Site Access Analysis Site Accesses D & E onto Amity Road: The applicant has proposed to construct two driveways from the site onto Amity Road. Through the pre-application process, staff raised concerns regarding the number of driveways proposed on Amity Road. ACHD Number of Driveways on Arterials policy limits the number of driveways onto an arterial roadway to those that are warranted or necessary to serve the development. The need for two driveways onto Amity Road was not demonstrated though the traffic impact study. Additionally, the applicant is proposing to construct Hermatite Avenue, a public collector roadway, to provide access to Amity Road. ACHD's Access Management policy states that if a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. Therefore, only one driveway from the site onto Amity Road should be approved. The driveway should be located minimum of 660-feet west of the Amity Road/SH-69 intersection to provide greater queue length storage at the adjacent intersections. Staff recommend that this driveway be approved as a temporary full access driveway and be restricted to left-in/right-in/right-out when the Hermatite Avenue/Amity Road intersection is signalized. The applicant should provide a road trust deposit to restrict the driveway to left- in/right-in/right-out. The amount of the road trust deposit will be determined during plan review. This driveway may be further restricted in the future as traffic conditions warrant, as determined by ACHD or if the west leg of the Amity Road/SH-69/Meridian Road intersection is widened beyond 5 lanes. 10 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 E. Findings for Consideration This application is for annexation and rezone only. Listed below are some of the findings for consideration that the District may identify when it reviews future development application(s). The District may add additional findings for consideration when it reviews a specific redevelopment application. ACHD does not require frontage improvements as part of this type of development application. 1. State Highway SH-69 (Meridian Road) SH-69 (Meridian Road) is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant(s), the City of Meridian, and ITD should work together to determine if additional right-of- way or improvements are necessary on SH-69 (Meridian Road). At the time of this staff report ITD has not provided comments on this development application. 2. SH-69 (Meridian Road)/Amity Road Intersection a. Existing Conditions: The Amity Road/SH-69/Meridian Road intersection is improved as a signalized 3 X 5 intersection with 3-lanes on the east and west legs and 5-lanes on the north and south legs. b. Applicant Proposal: The applicant is proposing to widen and modify the existing signalized intersection with 7-lanes on the east leg, 3-lanes on the west leg, 7-lanes on the north leg and 6-lanes on the south leg as part of the Syringa Crossing Mixed Use SW application. Staff Comments/Recommendations: The applicant's proposal is consistent with the CIP for the west approach of the intersection, which is planned for 7-lanes. However staff does not recommending the widening of the west approach of the intersection to 7-lanes as part of this application. It was determined that the applicant's proposal is infeasible due to right-of-way constraints and taper lengths needed to accommodate the proposed widening. Consistent with finding and recommendations of the traffic impact study, the applicant should be required to widen the west leg of the intersection to 5-lanes, with 2 receiving through-lanes, 1 left-turn lane, 1 through-lane and 1 shared through/right-turn lane. This will require adjustments the striping on the east leg to reflect this configuration and the applicant should make any necessary modifications to the existing signal. Although ACHD cannot require the applicant to improve or widen the eastern leg of the intersection, staff recommends the applicant also improve/widen the east leg to 5-lanes to match the west leg. Prior to the final plat or plan approval for development applications which generate the equivalent of 350 PM peak hour trips the applicant should be required to enter into a signal agreement with ACHD to ensure that the traffic signal is widened and modified when it is warranted. The signal agreement should note that the applicant is responsible for all costs associated with the hardware, design, and installation of the traffic signal, and that this improvement is not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. The following times should be provided prior to plan approval for the final plat or development applications which generate 350 PM peak hour trips: • Signal Agreement • Full design and approved plans for the intersection Consistent with the CIP, the applicant should be required to dedicated total 124-feet of right-of- way 62 —feet from centerline to accommodate the future widening of the of the west approach of the Amity Road/SH-69/Meridian Road intersection consistent with the CIP. The right-of-way dedication should extend from Meridian Road west approximately 800-feet and then taper to 11 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 100-feet of total right-of-way dedication (50-feet from centerline) for the remainder of the site's frontage on Amity Road. The applicant controls both the north and south sides of Amity Road within the influence area of the intersection making the widening to 5-lanes and the right-of-way dedication feasible. The applicant should be required to coordinate with ITD for the mitigation on the north and south legs of the Amity Road/ SH-69/Meridian Road intersection 3. Amity Road a. Existing Conditions: Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50 to 80-feet of right-of-way for Amity Road (27 to 40-feet from centerline). b. Applicant Proposal: The applicant is proposing to improve Amity Road as '/2 of a 59-foot wide, 5-lane arterial street section with curb, gutter, an 8-foot wide landscape strip and 10-foot wide multi-use pathway abutting the site. c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and should not be approved, as proposed. Due to safety and constructability concerns, ACHD would not allow half of a 5 lane roadway to be constructed without matching improvements on north side of the roadway. However, consistent with findings and recommendations of the traffic impact study, the applicant should be required to improve Amity Road as a full 59-foot wide, 5-lane arterial street section with vertical curb, gutter, an 8-foot wide landscape strip and 10-foot wide multi-use pathway on both sites of the roadway, from SH-69/Meridian Road to the proposed collector roadway, Hermatite Avenue. Amity Road should be required to be widened at the same time as the Amity Road/SH-69/Meridian Road intersection improvements, when the site generates 350 PM peak hour trips. The 5-lane segment of Amity Road may need to taper prior to Hematite Avenue due to potential right-of-way constraints west of the proposed collector roadway. The applicant should be required to coordinate the widening of Amity Road and the tapers with District Development Review staff prior to plan approval for the final plat or development application which generates 350 PM peak hour trips. 4. Lyra Street (East of Solaris Avenue) a. Existing Conditions: Lyra Street is improved with 2-travel lanes, vertical curb, gutter, an 8-foot wide landscape strip and 5-foot wide sidewalk abutting the site's north property line. There is 20 to 29-feet of right-of-way for Lyra Street (0-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Lyra Street abutting the site. a. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as part of a future development application. As part of a future development application, the applicant should be required to dedicate right- of-way to 2-feet behind back of sidewalk, or for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of sidewalk. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Street Name abutting the site, consistent with the current version of PROWAG, as part of a future development application. 12 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 5. Lyra Street (West of Solaris Avenue) / Hermatite Avenue a. Existing Conditions: Lyra Street (west of Solaris Avenue) and Hermatite Avenue do not exist internal to the site. b. Applicant Proposal: The applicant is proposing to construct Lyra Street as a 33-foot wide collector street section with vertical curb, gutter, an 8-foot wide landscape strip and 5-foot wide detached concrete sidewalk on both sides of the roadway. The applicant is proposing to continue Lyra Street south as Hermatite Avenue internal to the site. Where Lyra Street becomes Hermatite Avenue, the applicant is proposing to construct Hermatite Avenue with vertical curb, gutter, an 8-foot wide landscape strip and 5-foot wide detached concrete sidewalk on the east side of the roadway. On the west side of the roadway, the applicant is proposing to construct only vertical curb and gutter (as shown below). 3! b. Staff Comments/Recommendations: The applicant's proposal to construct Lyra Street/Hermatite Avenue as a 33-foot wide collector street section does not meet District policy and should not be approved, as part of a future development application. As part of a future development application, the applicant should be required to construct Lyra Street/Hermatite Avenue as a 36-foot wide collector street section or as a 26-foot wide collector street section, if 10-foot wide multi-use pathways are desired, to meet District policies listed on page 20. 6. Hermatite Avenue/Amity Road Intersection a. Existing Conditions: Hermatite Avenue does not exist internal to the site. b. Applicant's Proposal: The applicant is proposing to construct Hermatite Avenue, to intersect Amity Road, located 1,209-feet west of SH-69 (Meridian Road). c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as part of a future development application. As part of the approved Syringa Crossing Mixed Use SW development, the applicant is required to construct a signalized intersection with 3-lanes on the north/south legs and 4-lanes on the west/east legs, as described below: • Northbound and southbound approaches — one left-turn and one shared through/right-turn lane • Westbound and eastbound approaches — one left-turn, two through, and one dedicated /right-turn lane If the signalized intersection has not been constructed at the time of Syringa Crossing Mixed Use NW moving forward, the applicant should be required to construct the signalized intersection, as described above, consistent with the with staff comments/recommendations listed in the Traffic Impact Study Summary and Findings. 13 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 The applicant should be required to enter into a signal agreement with ACHD to ensure that the traffic signal is installed. The signal agreement shall note that the applicant is responsible for all costs associated with the design, hardware and installation of the traffic signal, and that this improvement is not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. To ensure that the traffic signal is constructed when warranted and with the lane configuration as described above, the following items must be in place prior to plan approval for the final plat or development application which generates 425 PM peak hour trips: • Signal Agreement • Full design and approved plans for the intersection 7. Roadway Offsets a. Existing Conditions: There are no roadways constructed within the site. b. Applicant's Proposal: The applicant is proposing to construct Lyra Street, a collector roadway, to intersect Solaria Avenue, a local roadway, located in alignment with Lyra Street (measured centerline-to-centerline). The applicant is proposing to construct Hermatite Avenue, a collector roadway, to intersect Amity Road, a minor arterial, located 1,217-feet west of SH-69 (Meridian Road) (measured centerline-to-centerline). The applicant is proposing to extend Lyra Street, a local stub street, from the site's west property line to intersect Hermatite Avenue, a collector roadway, located 1,176-feet north of Amity Road (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposals meet District Roadway Offset policies and should be approved, as part of a future development application. 8. Stub Streets a. Existing Conditions: Lyra Street, a local street, stubs to the site's west property line and is proposed to be extended into the site to intersect Hermatite Avenue. Solaria Avenue, a local street, stubs to the site's north property line. b. Applicant Proposal: The applicant is proposing to extend Lyra Street into the site, to intersect the proposed Hermatite Avenue. The applicant is not proposing to extend Solaria Avenue into the site; the applicant is proposing to construct a private access for the site located in alignment with Solaria Avenue (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposals meet District policy and should be approved, as part of a future development application. 14 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 9. Driveways 9.1 Amity Road a. Existing Conditions: There is an existing 12-foot wide unimproved driveway from the site onto Amity Road, located 988-feet east of SH-69 (Meridian Road) (measured centerline-to- centerline). There is an existing 12-foot wide unimproved driveway from the site onto Amity Road, located 1,232-feet east of SH-69 (Meridian Road) (measured centerline-to-centerline). b. Applicant's Proposal: The applicant is proposing to close the existing driveway located 988- feet east of SH-69 (Meridian Road) with curb, gutter, landscaping and sidewalk. The applicant is proposing to reconstruct the existing driveway located 1,232-feet east of SH- 69 (Meridian Road) as Hermatite Avenue, a collector roadway. The applicant is proposing to construct a paved 26-foot wide curb return type driveway from the site onto Amity Road, located 333-feet east of SH-69 (Meridian Road) (measured centerline-to- centerline). The applicant is proposing to construct a paved 31-foot wide curb return type driveway from the site onto Amity Road, located 753-feet east of SH-69 (Meridian Road) (measured centerline-to- centerline). c. Staff Comments/Recommendations: The applicant's proposal to close the existing driveway from the site onto Amity Road meets District policy and should be approved, as part of a future development application. The applicant's proposal to reconstruct the existing driveway located 1,232-feet east of SH-69 (Meridian Road) as Hermatite Avenue, a collector roadway, meets District policy and should be approved, as part of a future development application. The applicant's proposal to construct two new driveways from the site onto Amity Road does not meet District policy, and should not be approved, as proposed. ACHD Number of Driveways on Arterials policy limits the number of access points onto an arterial roadway to those that are warranted or necessary to serve the development. The need for two accesses onto Amity Road was not demonstrated though the traffic impact study. Additionally, the applicant is proposing to construct Hermatite Avenue, a public collector roadway, internal to the site to provide access to Amity Road. ACHD Access policy states that if a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. Therefore, only one driveway from the site onto Amity Road should be approved as part of this development application. Consistent with the staff comments/recommendations listed in the Traffic Impact Study Summary and Findings, the applicant should be required to construct a maximum 36-foot wide paved curb return type driveway from the site onto Amity Road, located 660-feet west of the Amity Road/SH-69/Meridian Road intersection (measured centerline-to-centerline), to provide greater queue length storage at the adjacent intersections. The driveway should be constructed as a temporary full access driveway and be restricted to left-in/right-in/right-out when the Hermatite Avenue/Amity Road intersection is signalized. The applicant should provide a road trust deposit to restrict the driveway to left-in/right-in/right-out. The amount of the road trust deposit will be determined during plan review. This driveway may be further restricted in the future as traffic conditions warrant, as determined by ACHD or if the west leg of the Amity Road/SH-69/Meridian Road intersection is widened beyond 5 lanes. 9.2 Lyra Street a. Existing Conditions: There are no existing driveways from the site onto Lyra Street. 15 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 b. Applicant's Proposal: The applicant is proposing to construct a 31-foot wide curb return type driveway from the site onto Lyra Street, located in alignment with Solaria Avenue (measured centerline-to-centerline). The applicant is proposing to construct a 26-foot wide curb return type driveway from the site onto Lyra Street, located 115-feet west of Solaria Avenue (measured centerline-to-centerline). The applicant is proposing to construct a 29-foot wide curb return type driveway from the site onto Lyra Street, located 191-feet west of Solaria Avenue (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposal to construct a driveway from the site onto Lyra Street, located in alignment with Solaria Avenue meets District policy and should be approved, as part of a future development application. The applicant's proposal to construct a driveway from the site onto Lyra Street, located 115-feet west of Solaria Avenue does not meet District Driveway Location (Stop Controlled Intersection) or Successive Driveway policies and should not be approved, as part of a future development application. The applicant's proposal to construct a driveway from the site onto Lyra Street, located 191-feet west of Solaria Avenue meets District policy and should be approved, as part of a future development application. 9.3 Hermatite Avenue a. Existing Conditions: Hermatite Avenue is not currently constructed. b. Applicant's Proposal: The applicant is proposing to construct a 28-foot wide driveway from the site onto Hermatite Avenue, located in alignment with Lyra Street (measured centerline-to- centerline). The applicant is proposing to construct a 34-foot wide driveway from the site onto Hermatite Avenue, located 595-feet north of Amity Road (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposals meet District policy and should be approved, as part of a future development application. 10. Traffic Calming a. Applicant's Proposal: The applicant is proposing to construct Lyra Street/Hermatite Avenue to be greater than 750-feet in length. b. Staff Comments/Recommendations: As part of a future development application, the applicant should be required to construct Lyra Street/Hermatite Avenue to meet District Traffic Calming policies listed on page 24. 11. Bridge for Carson Lateral Crossing As part of a future development application, the District will require that the applicant have ACHD approved plans for the crossing of the Carson Lateral (Amity Road) prior to the pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 15th. The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 15th may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 16 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 12. Other Access Amity Road is classified as a minor arterial roadway. Lyra Street and Hermatite Avenue are classified as collector roadways. 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 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 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. Amity 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 Policies 7205.2.1 & 7205.5.2 state that the standard 7-lane street section shall be 81-feet (back-of-curb to back-of-curb). This width typically accommodates three travel lanes in each direction, a continuous raised or landscaped median with intermittent turn lanes, and curbs and gutters. A 7-lane road shall also include a minimum 10-foot wide multi-use path outside the curb line on both sides with an 8-foot wide buffer from back-of-curb. Other Level 3 bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the discretion of the ACHD Development Review Supervisor. The standard right-of-way width for a 7-lane arterial is 124-feet. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state The standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a 18 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 minimum 10-foot wide multi-use path on both sides with an 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 75-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100- feet. 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. Roadways Outside City's Area of Impact: District Policy 7205.2 states that if a proposed development abuts a paved road outside a City's area of impact, the District may consider waiving the requirement to construct sidewalk or multi-use path along the arterial roadway. If this waiver is granted by a Development Services Supervisor, other requirements may be established to accommodate pedestrians and non-motorized travel. 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). 19 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 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 Amity Road is designated in the MSM as a Planned Commercial Arterial with 5-lanes and a 59-foot street section within 99-feet of right-of-way. 5. Lyra Street/Hermatite Avenue 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. 20 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 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 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Commercial Collector. The new collector roadway should intersect Amity Road at the site's southern property line and continue through the property to align with Lyra Street at the site's northern property line. 6. 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 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is '/4 mile to allow for adequate signal spacing and alignment. District policy 7206.4.3 states that access is typically prohibited within the influence area of an existing or future roundabout intersection, which is generally considered the area from the intersection to the far end of the splitter islands. 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). 21 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). 7. Stub Streets Stub Street Policy: District policy 7207.2.4.3 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, 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 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. 8. Driveways 8.1 Amity 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. 22 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425-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. 8.2 Lyra Street/Hermatite Avenue Access Policy: District Policy 7206.4.1 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. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 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, 23 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 7206.4.6, 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 7206.4.6. 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. 9. Traffic Calming Speed Control and Traffic Calming Policy: 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. 10. 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. 11. 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. 12. Gas Pipeline The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to ensure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 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 24 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 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. 25 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 G. Attachment 1 July 26,2U4 Meridian Amity mixed-Use Development Executive Summary EXECUTIVE SUMMARY Kittelson S.Associates,Inc. [Kittelsonj has prepared a Transportation Impact Study ITIS)for the Meridian Amity mixed-Ilse Development(Ihe Project)in Meridion,Idaho.The Meridan Amity mixed-Use Oevelopment is split into two properties located on bath the north and south side of Amity Rood west of State Highway(SH 69).The proposed sites are currently vacant Farmland,consisting of approArnolely55.5 acres,30.8 acres to the north and 24.7 acres to the south. Hawkins Cam panics plan to build approximately 48 reskknticd units,20,8D0 sf of office and 107,605 sf of commercial uses in the development area north of Amity Road_They plan to build 322 two.Ihree,and Four- story mulF-family units,34,920 sF of commercial uses and to Fueling stations in the development area south of Amity Road.The anticipated buildout year Is 2DM8_Access to the development is proposed via SH 69, Amity Road and the Future Collector Roadway.The Future Collector Roadway is generally located on the western boundary of the proposed development area.The northern development proposes two accesses anlo SH 69(one of which is a deeded,constructed access and a second one which is deeded;both were approved by ITD on Februory 24,2012-see Appendix A Far flD Approval Letter),two accesses onto Amity Road and four accesses onto the Future Collector Roadway_The southern development proposes one access onto SH 69,two accesses onto Amity Road and two accesses onto the Future Collector Roadway. All proposed accesses meet access spacing requirements for either the Ada County Highway District or Idaho Tronsportation Deportment.Exhibit 1 shows the study intersections and proposed access locations included in the year 2D28 total traffic condlfions_ a G W 7 1 BL1FLT 5Y DEVELOPMENT [ 1 AMfry Rp + iI l BUILT BY OTHERS - I bUILS BY DEVELOPMENT � } Exhibit 1:Study Arec. Y The TIS resulted in the following findings and recommendations. Kirtelsan K Assoc ates,Inc_ Page t 26 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 July 26,2024 Meridian Amity Mooed-Use Development Executive Summary FINDINGS YEAR 2022 EXISTING CONDITIONS ■ All study intersections were found to operate acceptably during the existing weekday AM and PM peak hours,except for: o SH 69/Amity Road(AM R PM Peak Houi]: • During the AM Peak Hour,the overall intersection exceeds ITD's V/C threshold of 0.90 and operates at LOS F_Further,the northbound shared through-ri hp I lone and westbound shared through-right lane are over capacity and operate of LOS F.The eastbound shared through-right lone exceeds ITID's VIC threshold of 0.90 and operates at LOS F. • During the PM Peak Hour,the overall intersection exceeds ITD's VIC threshold of 0.90. Further,the westbound shored through:Wht lane is over capacity and operates at LOS F. The southbound shared through-right lane exceeds ETD's VIC threshold of 4.90. • Year 2022 existing conditions operations can be mitigated by adding separate eastbound and westbound right-turn lanes to the intersection-These improvements ore included in ACHD's Capital Improvement Plan(CIP(_ ■ All study roadway segments were found to meet ACHD LOS volume thresholds under year2022 existing conditions- ■ Crash data at the study intersections and roadway segments far the most recent five years of complete data(2015-2022)were analyzed.The intersection of SH 69/Amity Road was Found to experience a high injury crash rate over the five-year analysis.The signal timing was updated during the Five-year span,the crashes should be reviewed when five years of data is available post signal timing updates. YEAR 2028 BACKGROUND TRAFFIC CONDITIONS ■ Year 2028 background traffic volumes were developed by applying a 2.6%annual compounded growth rate on SH 69 and a 7%annual compounded growth rate on oil other roadways. ■ Several intersections and roadway improvements are planned in the study area.These improvements include: o ACHD CIP, ■ RD2020-0020:Amity Rau(SH 69 to Locust Grave Rd)- Reconstruct/widen to five-lanes. • I142WD-WS0:Linder Road/Amity Road-Reconstruct the intersection as a single-lane roundabout.(2036-20401 • I142020-10M:SH 69/Amity Road.Replacelmodify signal.Reconstn,ct/widen approaches. 12031-20351_This project would add the following travel lanes:southbound right-tum lane, northbound right-lurn lane,2Ma eastbound left-turn lane,2rd eastbound through lane, eastbound right-tum lane.2"a westbound left-tum lane,21d westbound through lane,and westbound right-turn lone. o ACHD IFYWP' • Amity Rd(SH 69 to Locust Grove Rd). Reconstruct/widen to five-lanes.Design year 2023- 2024,construction year is future- 0 SH 69 Corridor Study-ITD i5 currently conducting a corridor study on SH 69_ • The current vision for the corridor is to have signalized intersections at the major mile (section line(intersections(Amity Road)and RIROLI intersections at the'h mile intersections between the major mile intersections. ■ The vision also includes widening SH 69 to three through lanes in each direction north of Avalon Drive(located 5 miles south of Amity Road M_ ■ All study intersections were found to operate acceptably during the year 2028 background traffic conditions weekday AM and PM peak hours,except for: Kittelson&Associates.Inc- Pape 27 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 July 26,2024 NMendion AnAy Mixed-Use Development Executive Summory o SH 69/Amity Rood(AM R PM Peak Hour) • During the AM Peak Hour,the overall intersection is expected to operate over capacity- Further,the eastbound left-tum lone,westbound shared through:nght lone,northbound shared through-right lane,and southbound left-turn lane are expected to operate over capacity and at LOS F_ • During the PM Peak Hour,the overall intersection is expected to operate over capacity. Further,the eastbound left-tum lone,westbound shared through:!�Qht lone and southbound shared through-right lane are expected to operate over capacity and at LOS F. • Year 2028 background traffic conditions can be mitigated with the following improvements in addition to those identified under year=existing conditions: + Westbound approach:second through lone, + Eastbound approach:second through lane, + Northbound approach,third through lone and right-turn lane,and + Southbound approach:third through lane and right-turn lone. 4 All right-turn lanes at the intersection and the through lanes on Amity Road are included in ACHD's CIP.The northbound and southbound through lanes on SH 69 are included in RD's SH 64 Corridor Study-Under Road/Amity Road(AM Peak Hour) • During the Am Peak Hour,the critical movement,eastbound approach.is expected to operate over capacity and at LOS F. ■ During the PM Peak Hour,the critical movement,westbound opnroach,is expected to operate over capacity and at LOS F_ • Year 2028 background traffic conditions can be mitigated with a single-lane roundabout or a traffic signal.The single-lane roundabout is included in ACHD's CIP. ■ All study roadway segments were Found to meet ACHD LOS volume thresholds under year 202E background traffic conditions. TRIP GENERATION ■ Northern Property o The site plan for the northern property includes the following land uses: • 74 Single Family Attached Units ■ 24 Multi-Family Units • 20,800 SFof Office • 63,332 SF of Grocery Uses • 4,863 SF of Fast Food ■ 4,700 SF Bank with a Drive Through • 22,750SFof Fast Casual Restaurants • 11,9605Fof Sit-Down Restaurants 4 The northern property is estimated to generate a total of 7,719 daily net new trip ends,of these 502 net new tripe nds are estimated to occur in the weekday AM peak hour 1279 inbound/223 outbound],and 8916 net new trip ends are estimated to occur in the weekday PM peak hour (473 inbound 1423 outboundM- ■ Southern Property o The site plan for the southern property includes the folowing land uses: • 322 multi-Family Units • Coffee Shop with Two Drive Through Lanes • 4,950 SF of Fast Casual Restaurants ■ &650 SF of Retail Shops • 9,000 SF of Sit-Down Restaurants • 5,700 SF of Fast Food 10 Fueling Position Gas Station with 7,150 5F Convenience Store Kittelson 8 Associates,Inc. Page 3 28 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 July 26.2024 Meridian Amity Mixed-Use Development Executive Summary o the southern property is estimated to generate a total of 4,490 daily net new trip ends,of these 389 net new trip ends are estimated to occur in the weekday AM peak hour(169 inbound/220 outbound),and 395 net new trip ends are estimated to occur in the weekday P!N peak hour (233 inbound 1 162 outboundM.While PM peaks for developments with retail uses typically are higher than the Am peak under this analysis the Fast-food,coffee shop and gas station land uses cause the peaks to be similar in total trip generation_ YEAR 2028 TOTAL TRAFFIC CONDITIONS ■ All study intersections were found to operate acceptably during the year 2028 total traffic conditions weekday AM and PM peak hours,except for, o SH 69/Amity Road(AM&PM Peak Hour) • During the AAA peak hour,the overall intersection is expected to operate over capacity. Further,the eastbound le Ft-tum lone,westbound shared throughtight lone,northbound left- turn lane,northbound shared throughjight lone,and soulhbound left turn lone are expected to operate over capacity and at LOS F.The soufhbound shared thrOWh-right lone is expected to operate under capacity but over VIC-0.90 and of LIDS F_ ■ During the PM peak hour,the overall intersection is expected to operate over capacity- Further,the eastbound left-turn lane,westbound shared through:bght lone,northbound left- turn lane,southbound left-turn lane and soufhbound shared throuQh-right lane are expected to operate over copocity and at LOS F_The northbound shored throe hg_-6g_hf lone is expected to operate under capacity but over VIC-0.90 and at LOS F. • Year 2028 total traffic conditions can be mitigated to under capacity with the following improvements in addition to those identified under year 2028 background conditions: + Westbound approach:fight-turn overlap phase, Sou thbound approach:right-turn overlap phase, + Eastbound approach:second left-turn lane. + Westbound approach::second left-turn lane. + Northbccnd approach:second left-turn lane. Sotithbound approach:second left-turn lane. All left-and right-turn(ones at the intersection and the through lanes on Amity Road ore included in ACHD's CIP.The northbound and south bound through lanes on SH 69 are included in ITD's SH 69 Corridor Sfudy_ + The above improvements bring the intersection to below capacity but above ACHD and ITD thresholds-The shoulder hour traffic was evaluoted and meets ACHD and ITD intersection thresholds. + Alternative mitigations ore proposed along the site including multiuse paths along Amity Road and SH 69 and a multi-Use path from the northwest to southeast corner of the north property area. o Linder Rood/Amity Road(AM a PM Peak Hour) • During the AM peak hour,the eastbound and northbound oporoaches ore expected to operate over capacity and at LOS F.Further the westbound approach is expected to operate under capacity but over V/C=0.90_ • During the PM peak hour,the westbound and soufhbound approaches ore expected to operate over capacity and at LOS F.Further the eastbound approach is expected to operate under capacity but over V/C=0.90 and at LOS F. • Yeor 2028 total traffic conditions can be mitigated with a single-lone roundabout or a traffic signal.The single-lane roundabout is included in ACHD's CIP. o Site Access RISH 64(FM Peak Hour) • During the PM peak hour,the eastbound approach is expected to operate under capacity but at LOS F. ■ Year 2028 tolal Iraffic conditions con be mitigated with a soufhbound right-turn lone. o Site Access D/Amlty Road(AMR PM Peak Hour) Kittelson K Associates,Inc_ Page 4 29 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 July 26,2024 Meridian Amity(Nixed-Use Development Executive Summary • During the AM peak hour,the northbound and southbound approaches are expected to exceed capacity and operate of LOS F. ■ During the P!N peak hour,the critical movement,the southbound approach is expected to exceed capacity and operate at LOS F_Additionally,the northbound approach is expected to operate at LDS F_ • Year 2028 total traffic conditions can be mitigated by instolfing a traffic signal Of restricting the access to Right-In Right-Out Left-In (RIROLIM at Site Access D.If Site Access D is restricted to a RIR0Ll.the timing of this restriction should not occur until the Future Collector Roadway is built and can provide access to the southern property area_Otherwise,the southern property area has no way to turn left and head west on Amity Rood. ■ All study roadway segments were found to not meet ACHD LDS volume thresholds under yecr2028 total traffic conditions.including}: o Amity Rood between the Linder Road and Future Collector Roadway(AM a PM Peak Hour) ■ During the AM and PM Peak HouiS.the roadway segment is expected to operate above ACHD's planning threshold for a two-lane minor arterial. ■ Shoulder hour traffic volumes meet ACHD volume thresholds. • Alternative mitigations are proposed along the site including multi-use paths along Amity Road and SH 69 and a onultrUse path From the northwest to southeast corner of the north property area. o Amity Road between the Future Collador Roadway and 5H 64(AM i PM Peak Hour) • During the AM and PM Peak Hours,the roadway segment is expected to operate above ACHD's planning threshold for a two-lane minor arterial. ■ Year 202E total traffic conditions can be mitigated by widening Amity Road to rive lanes From the Future Collector Roadway to SH 69_ SITE ACCESS EVALUATION ■ Per ACHD Pofcy Manual 7204-4.4 alternative access scenarios were evaluated with and without direct access to the arterials of SH 69 and Amity Read.The results or those alternative access scenarios returned the following, o In each access scenario.all site access points and intersections ore projected to operate without additional required mitigations,except for: • Removal of Site Access B.D,and E Scenario + Under this access scenario,the intersections of SH 69/Lyra Street and Site Access C/Amity Road ore projected to operate below standards.To mitigate these conditions,the intersection of SH 691Lyra Street would require a south bound right-turn lone and the intersection of Site Access C1Amity Road would need to be signalized.As mentioned earlier,Site Access B is deeded based on ITD's February 24,2012.approval. Therefore,removing this access is not a reasonable option to be considered for the proposed development. ■ Removal of Site Access D and EScenorio Under this access scenario,the intersection or Site Access C/Amity Rood is projected to operate below standards.To mitigate this condition,the intersection would need to be signalized. o The accesses in question should be approved for the following reasons: Site Operations and Circulation + Site Access B is a proposed right-in/right-ouf that provides access to the commercial portion of the development from SH 69.The access meets ITD's access spacing requirements for a right-in/right-out access on SH 69_ITD approved this right-in/right-out access on February 24,2012,so the property owner has authority to construct this access with the proposed development.Without Site Access B,the traffic operations at the SH 64/Lyra Street intersection deteriorate resulting in signal warrants being met. Kittelson 8 Associates,Inc. Page 5 30 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 July 26,262d Meridian Arrdy M iked-Use Development Executive Summary With the proposed access,the accesses onto SH 69,Lyra Street and Site Access k ere projected to operate acceptably. • Site Access D is a proposed Full-movement access onto Amity Road from the development.The access meets ACHD's access spacing requirements for a Full- movement access on Amity Road.Site Access D provides the trips associated with the commercial portions of the development to make left turns onto Amity Road.Without Site Access D,the Future Collector Roadway is projected to exceed ACHD's roadway segment planning threshold and the Future Collector Roadway/Amity Road intersection would require signolixotion to meet ACHD's standards.Additionally,Site Access D provides a full-access connection to the southern property area,which is needed since the Future Collector Roadway is located on an adjacent property and not part of the southern property area_ + Site Access E is a proposed right-in/right-out access onto Amity Road.Site Access E provides alleviation to Site Access D_The access meets ACHD's access spacing requirements For a right-in/right-out access on Amity Road. Without Site Access E,the delay and LOS at Site Access D would increase_With Site Access F,Site Access D operations can be mitigated by widening Amity Road to a five-lone cross-section. Without Site Access E,widening Amity Road does not mitigate the operations at Site Access D,so a traffic signal is needed For mitigation. • Site Access F is a proposed right-in/right-out access onto SH 69.Site Access F provides alleviation to Site Access D.The access meets ITD's access spacing requiremenIs For a right-in/right-ou I occess on SH 69.Without Site Access F,the delay and LOS at Site Access D would increase.With Site Access F,Site Access D con be mitigated by widening Amity Road to a five-lane cross-section.Without Site Access F.widening Amity Road does not mitigate the operations at Site Access D,so a traffic signal is needed Far mitigation. is The following turn lanes are warranted per ACHD and/or FID policy at the Fallowing intersections and site accesses, o SH 69/site Access B • Southbound Right-Turn Lane o site Access C(Future Corector Roadway)/Amity Road • Eastbound Left-Turn Lane ■ Westbound Left-Turn Lane o site Access D/Amily Road • Eastbound Left-Turn Lane ■ Eastbound Right-Turn Lone ■ Westbound Left-Turn Lane • Westbound Right-Turn Lane o site Access E/Amity Road ■ Eastbound Right-Turn Lane • Westbound Right-Turn Lane o SH 69/site Access F • Southbound Right-Turn tone ■ The intersection sight distance evaluation identified that intersection sight distance can be achieved at all the proposed site access locations_ RECOAI MENDATIONS Based on the report's analyses and evaluation findings.Kittelson developed recommendations for the Meridian Amity Mixed-Use Development. Kittetsan&Associates,Inc_ Page is 31 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 July 26,2024 me6dian ArMy mixed-Use Development Execuffwe Summary YEAR 2022 EXISTING CONDITIONS a SH 691 Amity Road 0 Construct exck,sive right-turn lanes on the eastbound and westbound approaches(ACH❑CIP IN202MM) YEAR 2028 BACKGROUND CONDITIONS TRAFFIC MITIGATIONS In addition to the mitigations outlined in the year 2022 existing conditions mitigations, the Following intersections require additional mitigations under year 2028 background conditions: ■ SH 691 Amity Road 0 Widen Amity Road to two through loner in each direction (ACHO CIP IN2020-00A0( o Construct exclusive right-turn lanes on the eastbound and westbound approaches(ACHD CIP I N2020-0090) 0 Widen SH 69 to three through lanes in each direction(ITD SH 69 Corridor Plon) o Construct exclusive right-turn lanes on the northbound and southbound approaches(AC HD CIP I N2024-0090] ■ Under Road/Amity Road o Install a single-lone roundabout(ACHD CIP IN2020-00s)) YEAR 2028 TOTAL TRAFFIC CONDITIONS TRAFFIC MITIGATIONS In addition to the mitigations outlined in the year 2022 exisling conditons mitigations and year 202& bcickground mitigations,the following additional mitigotions are needed to cccommodote the traffic from the Meridian Amity Mixed-Use Development with all proposed accesses in place: ■ 5H 69/Amity Road o Construct second left-turn lane on the eastbound opproach{ACHD CIP IN2020-0090] 0 Construct second left-turn lane on the westbound approach{AC HD CIP IN2020-0090] 0 Construct second left-turn lane on the northtz�ound approach 0 Construct second Iefl-turn lane on the south bound approach o Install an overlap phase for the westbound right-turn movement 0 Install an overlap phase for the south bound right-turn movement a Site Access D/Amfty Road 0 Restrict the access to a RIROLI of full-buildouI and when the FUIUfe Collector Roadway in place on meth sides of Amity Raod or: 0 Install a lraffic signal • Amity Road(Future Collector Roadway to 5H 69) 0 Widen Amity Road to five lanes between the future collector roadway and SH 69.two lanes in each direction with center two-way left-turn lane(TWLTL(. SITE ACCESSES Under year 2028 total traffic conditions the site occesses should be constructed with the Following control types.inane geometry and storage Lengths: ■ 5H 691 Lyra Street (Right-in i Right-out/Leftan� o Control,Two-way stop control{iWSC( 0 EB Righl-Turn tone{f00'Storage] 0 SB Right-Turn Lane(already constructed m 5H 691 Site Access B{Right-in 1 Right-outM 0 Control:TWSC 0 El)Right-Turn tone(100'Storage) 0 SB Right-Turn Lane(340'deceleration,and 180'Taper) Kittelson&Associates,Inc. Parr. 32 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 July 26,2024 Nheridion Arnity Mined-Use Development Executive Summary ■ Site Access C (Future Collector Roadway]/Amity Rood(Full movement) o Control-Signal o EB Lett-Turn Lane(100'Storage} o WB Leff-Turn Lane{100'Sloroge] o NB Left-Turn Lane(100'Storage] o SB Leff-Tum Lane(100'Storage) ■ Site Access a/Amity Read{Full movement in the interim and Righl-in/Right-out!Lett-in under full bdld-out plus future Collector Roadway in place] o Control,TWSC o EB Lett-Turn Lane f 100'Storage] o WB LefHurn Lane(100'Storage) o WB Right-Turn Lane(125'Storage and 180'Taper} o NB Left-Turn Lane(xx'Storage)-Interim Lone o NB Right-Turn Lane(100'Storoge) o SB Left-Tum Lane(XX'StorageI-Interim Lane o S9 Right-Turn Lane(100'Storage) ■ Site Access E I Amity Road(Right-in/Right-out] o Control_TWSC o EB Right-Turn Lane(125'Storage and ISO'Taper] o WB RIght-Turn Lane(125'Storage and 180'Taper] o NB Right-Turn Lane[100'Stausge) 4 SB Right-Tum Lane(100'Storage) ■ Sid 691 Site Access F RRgght-r 1 Right-out} o Control-TWSC 4 EB Right-Turn Lane f 100'Storage) o SB Right-Tum Lane(340'Deceleration,and 180'Taper ■ Future Collector Roadway/Site Access G(full movement] o Control-,TWSC o WB Shared Left-Tum/Right-Turn Lane(50'Storage) ■ Future Collector Roadway/Site Access I (Full movement) o Control:TWSC o WB Shared Left-Tum/Right-Turn Lane[50'Storage) a Site Access J/Future Collector Roadway (full movement) o Control:TWSC o NB Shared Lett-Turn/Right-Turn Lane(50'Storage] a Site Access K I Future Collector Roadway(Full movement) o Control,TWSC 4 NB Shared Leff-Turn/Right-Tum Lane(50'Storage) ■ Future Co€lector Roadway/Site Access L(full movement) o Control,TWSC 4 WB Shared Left-Turn/Right-Turn Lane(50'Storage) ■ future Collector Roadway/Sile Access M(Full movement) o Control:TWSC o WB Shared Le It-Turn/Right-Turn Lone(50'Storage) Construct all accesses to the development with the following designations: ■ All local streets within the development should be constructed wilt one travel lane in each direction, unless otherwise noted. ■ Site accesses ore assumed to match the existing grade of the connected roadway at the intersection and Lack at least one car length.Significant changes to the approach grade could impact the sight distances-IF widening occurs along any of the site access roads,care should be token to ensure adequate grades and intersection sight distance is maintalned. Kitielson&Associates,Inc. Page S 33 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 H. Attachment 2 July 26,2024 Meridim Am1ly Muted-Use Development Transportation Impact Analysrs MITIGATION TIMING & THRESHOLD EVALUATION For each of the mitigation needs identified,the number of site development Trips and opproAnnote year of need for the mitigation was evaluated.Table 52 shows the recommended mitigations and thresholds.The proposed mitigations build on the previous mitigation from existing to total troffiic.The estimated hips at time of need represent the maximum number of trips the site can generate be Fore the proposed mitigations ore needed_ Tobde 52.Mitigation Threshold Evaluation Proposed Approx-year of Yecffr4U22 X N/A ERR,WBR 2022 N/A Year 2028 2^d EBT,2^tl WBT, Daily Tips,3,654 Background X N/A 3rd NBT,NOR, 2025 AM Peak Hour:342 3rd 5BT,SBR PM Peak Hour 378 2rd ILL Year 2028 2-NBL Doily Trips:6,852 = Total Traffic X 16% 2�SBL 2026 AM Peak Hour:642 ^ WBR(Overlap) PM Peak Hour.709 SBR(4verlapl Year2022 X N/A N/A N/A N/A Yea r2028 Background X N/A Single Lane Daily Tips:4,56E Year202B Roundabout 2025 AM Peak Hour:429 < X 15% PM Peak Haur:473 Total Traffic Year2022 N/A N/A N/A N/A Yeor2026 N/A NIA N/A N/A Background Year 2428 Daily Tops:10.665 Total Traffic X 16% SBR 2028 AM Peak Hour:7% PM Peak Hour.l,l 1 1 Year2422 N/A NIA N/A N/A Yea r2428 N/A NIA N/A N/A Background Year 2026 RIROLI or Install Daily Tips:4,1 1 1 Total Traffic X 5� Signal 2025 AM Peak Hour:385 PM Peak Hour 425 Year2422 N/A NIA N/A N/A Yea r2028 = N/A NIA N/A N/A o Background < � Year 202 8 X Widen to Frye- Daily Tips:5,462 2 - Total Traffic d Lane Section 20Q6 AM Peak Hour,706 PM Peak Hour 830 miligaliom are reported per lone Eastbound northbound INBI,sorrlhbound I5B),left turn lone(L),Through lone(T), riphl-tum lone(R) Kittelson&Associates,Inc. Page 84 34 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007 I. 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. J. 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. 35 Syringa Crossing Mixed Use NW MPP25-0009/ H-2025-0007 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 36 Syringa Crossing Mixed Use NW MPP25-0009 / H-2025-0007