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Home My WebLink About2026-02-24 ACHD Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /4419,- Patricia Nilsson,Commissioner Date: February 24, 2026 To: Emily Mueller Staff Contact: Kara Leigh Troyer, Planner Project Description: North Meridian Fields Trip Generation: Trip generation will be determined as part of a future development applicant, based on either the Institute of Transportation Engineers Trip Generation Manual, 12t" edition or the traffic impact study. Proposed Development Traffic Impact Study Meets All ACHD Policies F 6- Requires Revisions to meet No ACHID Policies •. • required PlannedArea Roadway Level of ACHD Service Improvements D• area roadways •CHD's LOS Planning Thresholds? Yes • Livable Street Performance Measures Area •.• -- • LOS Planning Thresholds in Pedestrian the future with planned • • Is Transit Available? * Comments: The tables above list the existing conditions of the surrounding roadways without the proposed development as this application is for annexation and rezone only. With a future development application, this summary will be updated to reflect the development and its impact. connecting you to more Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org Development Services Department 'ACHD connecting you to more Project/File: North Meridian Fields / MER26-0005/ H-2026-0003 This is an annexation and rezone from RUT (rural urban transition) to 47.81-acres of R-8 (Medium-Density Residential) zoning and 23.64-acres of C-N (Neighborhood Business) zoning on a total 71.45-acres. Lead Agency: City of Meridian Site address: 7007 Chinden Boulevard Staff Approval: February 24, 2026 Applicant: Emily Mueller, via email Idaho Holdings, LLC 839 S Bridgeway Place Eagle, ID 83616 Representative: Same as above Staff Contact: KaraLeigh Troyer, Planner Phone: 208-387-6391 E-mail: ktroyer(@achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................4 B. Vicinity Map.................................................................5 C. Concept Plan...............................................................6 D. Findings for Consideration...........................................7 E. Policy.........................................................................11 F. Standard Conditions of Approval ...............................17 G. Conclusions of Law....................................................18 Request for Appeal of Staff Decision ................................18 1 North Meridian Fields / MER26-0005/ H-2026- 0003 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Star Road is scheduled in the FYP to be widened to 5-lanes from Chinden Boulevard (US 20/26) to State Street (SH-44) in between 2029 and 2031. This project includes the replacement of Star Road Bridge #1008. • The intersection of Ustick Road and Owyhee Storm Avenue is scheduled in the FYP to be widened to 3-lanes on the north leg, 3-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and signalized in 2026. • The intersection of McMillan Road and Black Cat Road is scheduled in the FYP to be reconstructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 1-lane east, and 1-lane on the west leg in 2028. This project includes the replacement of Black Cat Road Bridge #1394 over the Lemp Canal. • Star Road and Bridge #1092 is scheduled in the FYP to be replaced in 2030. • McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to Black Cat Road between 2041 and 2045. • Star Road is listed in the CIP to be widened to 3-lanes from McMillan Road to Chinden Boulevard (US 20/26) between 2041 and 2045. • The intersection of Star Road and Chinden Boulevard (US 20/26) is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and 8-lanes on the west leg between 2031 and 2035. • The intersection of Star Road and McMillan Road is listed in the CIP to be reconstructed as a roundabout with 2-lanes on the north leg, 2-lanes on the south, 2-lanes east, and 2-lanes on the west leg between 2041 and 2045. Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service **US 20/26 (Chinden 626-feet Principal Arterial 1,016 N/A Boulevard) Star Road 0-feet Minor Arterial 626 "F" McMillan Road 0-feet Minor Arterial 386 Better than "E" Owyhee Storm Avenue 41-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). * Acceptable level of service for a three-lane collector is "D" (530 VPH). ** ACHD does not set level of service thresholds for State Highways. 2 North Meridian Fields/ MER26-0005/ H-2026- 0003 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 US 20/26 (Chinden Boulevard) west of McDermott Road was 23,866 on December 31, 2022. • The average daily traffic count for Star Road north of McMillan Road was 12,996 on April 10, 2025. • The average daily traffic count for McMillan Road west of McDermott Road was 6,747 on January 25, 2024. • There are no average daily traffic counts for Owyhee Storm Avenue. 3 North Meridian Fields / MER26-0005/ H-2026- 0003 A. Site Specific Conditions of Approval This application is for annexation and rezone only. Site specific conditions of approval will be established through the review of a future development application. 1. If a multi-use pathway is to be constructed within or adjacent to the site, then the design of those facilities shall be consistent with ACHD's Multi-Use Path & Raised Bike Lane Tool Kit. Additional right-of-way dedication may be required at all intersections(streets and driveways)to accommodate setbacks. Contact Development Review with questions prior to plan submittal. 2. 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. 3. 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. 4. Comply with all Standard Conditions of Approval. 4 North Meridian Fields/ MER26-0005/ H-2026- 0003 B. Vicinity Map W r:fl den Blvd 1 W Skurg. Peak 1 ' F 5 North Meridian Fields / MER26-0005/ H-2026- 0003 C. Concept Plan H 7015 W.CHINDEN MC S0429122001 STATE RE SIMMONS LLC M12520 lur) �q 1 I � I I C-N ZONING t ±23.64 ACRES 1 : I � I I I ASUk moil FUTUIE 7fLE�A 33MKUM LLC i212420 1UTf , , a JOANNE AX IuTry �I I I I I I I I I R-3 ZONING "M ACRES ------------ I I F(m�E iIX1ECf DR 9 I I MRBUR6ER I COLS VALLEY CHRISTLAN SCHOOLS icywla 9 I 5LV174377A9n 6 North Meridian Fields / MER26-0005/ H-2026- 0003 D. Findings for Consideration 1. Traffic Impact Study (TIS) Prior to the submittal of a future development application, the applicant should coordinate with District Planning staff to determine whether a traffic impact study (TIS) is necessary at the time of review. Future conditions of approval may vary based on the findings and recommendations of a traffic impact study. 2. US Highway 20/26 / Chinden Boulevard US Highway 20/26 / Chinden Boulevard is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on US Highway 20/26 /Chinden Boulevard. 3. Owyhee Storm Avenue a. Existing Conditions: Owyhee Storm Avenue stubs to the site's north property line. There is 41-feet of right-of-way for Owyhee Storm Avenue. b. Applicant Proposal: The applicant's concept plans shows the proposal to extend Owyhee Storm Avenue into the site as a half-street section including half of a 26-foot wide residential collector with curb, gutter, an 8-foot wide planter strip, and a 10-foot wide multi-use pathway abutting the site on the east side of the roadway with an additional 12-feet of pavement widening on the west side. c. Staff Comments/Recommendations: As a part of a future development application, the applicant's proposal should be approved, as proposed. The applicant should be required to construct Owyhee Storm Avenue as half of a residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip on the east side of the roadway abutting the site. The roadway may be constructed as either half of a 36-foot wide collector with a 5-foot wide detached concrete sidewalk or as half of a 26-foot wide collector with a 10-foot wide multi-use pathway. The applicant should be required to provide an additional 12-feet of pavement from centerline on the west side of the roadway with a 3-foot wide gravel shoulder to create an adequate roadway surface. If adjacent development has come in to the west prior to the development of this site and Owyhee Storm Avenue has been constructed as a half-street section abutting the site, then the applicant should be required to complete Owyhee Storm Avenue to match the existing roadway with pavement widening, vertical curb, gutter, and either detached sidewalk or a multi-use pathway to match the existing facility to the west. If a 36-foot wide collector roadway is constructed then the applicant may construct 7-foot wide attached concrete sidewalk in place of 5-foot wide detached concrete sidewalk. 4. Ersatz Place a. Existing Conditions: Ersatz Place was constructed abutting the site as part of the Idaho Transportation Department's (ITD) State Highway 16 (SH-16) extension project. This roadway was constructed to maintain public street access to adjacent sites to the east which previously had frontage onto McDermott Road and now abut the SH-16 extension. ITD has constructed Ersatz Place as a 2-lane rural street section with 24-feet of pavement and no curb, gutter, or sidewalk. ITD will dedicate this roadway to ACHD when completed and accepted by ACHD. Io- date, this roadway has not yet been accepted by ACHD as a public roadway. Because Ersatz Place has not been accepted as an ACHD roadway at this time, ACHD has no jurisdiction over this roadway at this time. 7 North Meridian Fields / MER26-0005/ H-2026- 0003 b. Applicant's Proposal: The applicant's concept plan does not show any proposal to improve Ersatz Place abutting the site. c. Staff Comments/Recommendations: If Ersatz Place has not been dedicated by ITD and accepted by ACHD at the time of a future development application then the applicant should be required to obtain permission/permits (written documentation) from ITD to use Ersatz Place to access the development prior to the roadway being accepted into ACHD's public street inventory. ITD may have additional conditions or limitations on use of the roadway while SH-16 is under construction. With a future development application and once Ersatz Place is under the jurisdiction of ACHD, the applicant should be required to improve Ersatz Place to match improvements south of the site as half of a residential collector street from centerline with vertical curb, gutter, and an 8- foot wide planter strip. Ersatz Place should be constructed as either half of a 36-foot wide street section with a 5-foot wide detached concrete sidewalk or as half of a 26-foot wide street section with a 10-foot wide multi-use pathway. If not already existing at the time of development, the applicant should be required to widen the pavement to total 12-feet of pavement from centerline and a 3-foot wide gravel shoulder on the east side of the roadway. The applicant should be required to dedicate right-of-way to 2-feet behind back of curb and should provide a permanent right-of-way easement from 2-feet behind back of curb to extend to 2-feet behind back of sidewalk or multi-use pathway as a part of a future development application. Ersatz Place currently terminates in a cul-de-sac abutting the site's east property line and does not extend for the remainder of the site running north. With a future development application, the applicant should be required to either meander Ersatz Place onto the site as a half street section to extend north towards an intersection with an east/west roadway or the applicant may construct a roadway to intersect Ersatz Place at its terminus to connect west to prevent Ersatz Place, a collector roadway, from terminating in a cul-de-sac. 5. Future East/West Collectors a. Existing Conditions: There are no existing collectors roadways within the site. b. Applicant's Proposal: The applicant's concept plan shows the proposal to construct Future Collector A and Future Collector B, two future collector roadways running east/west between Owyhee Storm Avenue and Ersatz Place. The applicant has proposed to construct a landscape median on Future Collector A near its intersection with Owyhee Storm Avenue. c. Staff Comments/Recommendations: As shown on the concept plan, the applicant should be required to provide east/west connectivity with a future development application through the construction of new collector roadways between Owyhee Storm Avenue and Ersatz Place. Any new east/west collector roadways should be required to be constructed at a minimum as 36-foot wide collector street sections with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk abutting both sides of the roadway. If a 10-foot wide multi-use pathway is required by the City of Meridian, then a full 26-foot wide street section may be constructed with vertical curb, gutter, and an 8-foot wide planter strip between back of curb and multi-use pathway as a part of a future development application. With future development, if a 3-lane collector is desired by the City of Meridian or is recommended per the Traffic Impact Study (TIS), then the applicant should be required to construct the collector as either a 47-foot wide street section with on-street bike lanes or a 37- 8 North Meridian Fields/ MER26-0005/ H-2026- 0003 foot wide street section with detached 10-foot wide multi-use pathways on both sides of the roadway. 6. Internal Local Streets a. Applicant Proposal: The applicant's concept plan shows the proposal to construct internal local streets as 33-foot wide street sections with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. b. Staff Comments/Recommendations: The applicant's concept proposal meets District policy and should be approved with a future development application. The applicant may construct attached 5-foot wide sidewalk or detached 5-foot wide sidewalk with an 8-foot wide planter strip. The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk or, for detached sidewalk, the right-of-way dedication may be reduced to 2-feet behind back of curb with the provision of a permanent right-of-way easement from 2-feet behind back of curb to 2- feet behind back of sidewalk with a future development application. 7. Roadway Offsets a. Staff Comments/Recommendations: As a part of a future development application, the applicant should be required to place the new east/west collectors intersecting Owyhee Storm Avenue and Ersatz Place % mile from any other existing or proposed arterial or collector roadways. For future internal local streets, the applicant should be required to locate them 330-feet from any other existing or proposed roadways intersecting collector roadways and 125-feet from any other roadways intersecting local roadways. 8. Stub Streets a. Staff Comments/Recommendations: For any future collector roadways proposed to stub through the site, the applicant should be required to install signs at their termini stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." For any future local roadways proposed to stub through the site, the applicant should be required to install signs at their termini stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." For any stub streets which extend to a length greater than 150-feet past the nearest street intersection, the applicant should be required to provide a temporary cul-de-sac turnaround with a minimum 50-feet wide turning radius. 9. Driveways 9.1 Collector Roadways a. Applicant's Proposal: The applicant has proposed to construct a 30-foot wide curb-return type driveway from the site onto Future Collector A located in alignment with a proposed local street across the collector roadway to the south. b. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed, with a future development application. For any driveways proposed onto any collector roadways abutting the site, the applicant should be required to align or offset 245-feet from any other existing or proposed driveways or streets. 10. Traffic Calming a. Applicant's Proposal: The applicant's concept plan shows the proposal to construct many collector and local roadways to a length greater than 750-feet. 9 North Meridian Fields/ MER26-0005/ H-2026- 0003 b. Staff Comments/Recommendations: Any collectors abutting the site which extend to a length greater than 750-feet with a future development application should be required to designed to discourage speeds over 35 MPH which may be done through the provision of traffic calming. Any local streets proposed as a part of a future development application to a length greater than 750-feet should be required to be redesigned as a part of a future development application to a length less than 750-feet or traffic calming should be provided including the use of passive design elements approved by ACHD Traffic Services. Speed humps/bumps, valley gutters, stop signs, and cross drains are not acceptable tools for traffic calming on new street and will not be accepted as traffic calming. If Ersatz Place has not been dedicated by ITD and accepted by ACHD at this time of a future development application then the applicant should be required to provide ACHD with a road trust deposit to help pay for future traffic calming on the roadway. The precise amount will be determined at the time of a future development application. If Ersatz Place is under the jurisdiction of ACHD at that time then the applicant should be required to design traffic calming measures to be implemented for Ersatz Place. 11. Bridge for West Tap Lateral Crossing The District will require that the applicant have ACHD approved plans for the crossing of the West Tap Lateral Crossing 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 151h. 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 151h 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. 12. Other Access Owyhee Storm Avenue and Ersatz Place are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and any future arterial and collector roadways and should be noted on the final plat. 10 North Meridian Fields/ MER26-0005/ H-2026- 0003 E. 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. Owyhee Storm Avenue, Ersatz Place, & Future East/West Collectors 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. 11 North Meridian Fields/ MER26-0005/ H-2026- 0003 Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a 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. Owyhee Storm Avenue 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 Residential Collector. The new collector roadway should align with Owyhee Storm Avenue stubbing to the north property line and continue through the 12 North Meridian Fields / MER26-0005/ H-2026- 0003 property stubbing to the south. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with on street parking, either a 36-foot street section with on-street bike lanes or a 26-foot street section with a 10-foot wide multi-use pathway within 50- 70 feet of right-of-way. 5. Internal Local Streets Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way 13 North Meridian Fields/ MER26-0005/ H-2026- 0003 line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a"hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. 6. Roadway Offsets Collector Offset Policy: 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 7206.4.5, 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). 14 North Meridian Fields/ MER26-0005/ H-2026- 0003 7. Stub Streets Stub Street Policy: District policy 7206.2.4.3 (collector)/ 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 (collector)/ 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." or "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED 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 7206.2.4.4 (collector)/ 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 8. Driveways 8.1 Owyhee Storm Avenue, Ersatz Place, & Future East/West Collectors 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. 15 North Meridian Fields/ MER26-0005/ H-2026- 0003 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, 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. 8.2 Internal Local Streets Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 9. Traffic Calming Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 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. 16 North Meridian Fields/ MER26-0005/ H-2026- 0003 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. Pathway Crossings United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. F. 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. 17 North Meridian Fields/ MER26-0005/ H-2026- 0003 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. G. 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. 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 18 North Meridian Fields/ MER26-0005/ H-2026- 0003