The URL can be used to link to this page

Home My WebLink About2026-04-28 ACHD Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner / � Patricia Nilsson,Commissioner Date: February 10, 2026 Revised April 28, 2026 To: Sabrina Durtschi-SD Land Consulting, Lynn Carillo-Ethridge Development, Sonya Allen and Bill Parsons-City of Meridian Staff Contact: Dawn Battles, Senior Planner Project Description: Blueberry Hills Comments: This report has been updated to require the proposed local street, Memory Way, to be constructed as a 30-foot wide curb return type private drive aisle. ACHD is currently reviewing civil plans for the development located directly adjacent to the south and that development is approved without a public street connection in this location. Therefore, a public street is not required to stub to the site's south property line in this area of the site. Trip Generation: Below is a list of land uses and estimated trip generation rates for uses that may be included within the site. Trip generation rates are based on the Institute of Transportation Engineers Trip Generation Manual, 1211 edition. Avg. PM Peak Use Avg. Daily Trips Hour Single Family Detached Housing 9.09 0.93 per unit Small Office Building (per 1,000 sf) 14.39 2.16 Single Tenant Office Building (per 1,000 sf) 12.30 1.80 Medical/Dental Office Building-Stand Alone (per 1,000 sf) 34.03 3.42 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 Gold,Miranda President Alexis Pickering,Vice-President Commissioner Kent Goldthorpe, ACHD Dave McKinney,Commissioner AA Oaww�m Patricia Nilsson,Commissioner Proposed Development Traffic Impact Study Meets All ACHD Policies Yes Requires Revisions to meet No X ACHD Policies X If yes, is mitigation required Area Roadway Level of ACHD Planned Service Improvements Do area roadways meet ACHD's LOS Planning FYP Yes Thresholds? CIP Yes Yes X No Livable Street Performance Measures Area roads will meet ACHD's LOS Planning Thresholds in Pedestrian LTS 3 the future with planned Cyclist LTS 3 improvements? Yes No Is Transit Available? Yes No X connecting • • more ••, County Highway .•• Boise, 02 •• • www.achdiclaho.org Development Services Department _ACHD connecting you to more Project/File: Blueberry Hills/ MPP25-0026/ H-2025-0048 This is an annexation with rezone from RUT (Rural-Urban Transition) to 1.6-acres to L-O (Limited Office) and 7.3-acres to R-4 (Medium-Low Density Residential), and a preliminary plat application to allow for the development a 32-lot mixed-use subdivision consisting of 20 single family lots, 3 commercial lots and 9 common lots on 9-acres. Lead Agency: City of Meridian Site address: 4315 N. Ten Mile Road Revised April 28, 2026 Staff Approval: February 10, 2026 Representative: Sabrina Durtschi SD Land Consulting 5179 S. Boven Avenue Boise, ID 83716 Owner: Lynn Carillo Ethridge Development 4315 N. Ten Mile Road Meridian, ID 83642 Staff Contact: Dawn Battles, Senior Planner Phone: 208-387-6218 E-mail: dbattles(a)achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................3 B. Vicinity Map.................................................................5 C. Site Plan ......................................................................6 D. Findings for Consideration...........................................7 E. Policy.........................................................................11 F. Standard Conditions of Approval ...............................16 G. Conclusions of Law....................................................16 Request for Appeal of Staff Decision ................................17 1 Blueberry Hills/ MPP25-0026/ H-2025-0048 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Ustick Road is scheduled in the FYP to be widened to 5-lanes from Ten Mile Road to Linder Road in 2026. 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 Ten Mile Road 355-feet Minor Arterial 634 Better than "E" * Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). 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 Ten Mile Road south of McMillan Road was 18,054 on September 15, 2021. 2 Blueberry Hills/ MPP25-0026/ H-2025-0048 A. Site Specific Conditions of Approval 1. Repair or replace any damaged or deficient transportation facilities on Ten Mile Road abutting the site, as determined by ACHD staff, and consistent with the current version of PROWAG. 2. Construct Belltower Drive on the west side of the Belltower Drive/Memory Way intersection, with two 20-foot wide travel lanes, a maximum 12-foot wide center landscape island at the intersection with Memory Way, vertical curb, gutter and 5-foot wide attached concrete sidewalk. Provide written fire department approval for use of the reduced street section. 3. Plat the center landscape islands as right-of-way owned by ACHD and enter into a license agreement if landscaping is desired within the islands. 4. Construct the remaining internal local streets as 33-foot wide local street sections with curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way, as proposed with the exception of Memory Way. 5. Construct Memory Way, located 224-feet west of Ten Mile Road, as a 30-foot wide curb return type private drive aisle (red line on image-page 7) abutting lots 8 and 9 (commercial lots). 6. Construct a local street, Belltower Drive, to intersect Ten Mile Road located in alignment with Belltower Drive on the east side of Ten Mile Road across from the site, as proposed. 7. Construct the internal local streets to align or offset by a minimum of 125-feet, as proposed. 8. Construct 3 local stub streets, as proposed, located as follows: • Sweet Melody Lane to the north and the south, located 933-feet west of Ten Mile Road • Belltower Drive to the west located 130-feet north of the site's south property line 9. Install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 10. Construct a temporary cul-de-sac turnaround at the terminus of the northern segment of Sweet Melody Lane and Belltower Drive. Pave the temporary cul-de-sac turnaround and provide a minimum 50-foot turning radius. If the temporary turnaround extends onto a buildable lot, the entire lot shall be encumbered by an easement and identified on the plat as a non-buildable lot until the street is extended. 11. Close the driveway onto Ten Mile Road located near the site's north property line with vertical curb, gutter and a minimum 8-foot wide planter strip to tie into the existing improvements on either side. 12. Provide written documentation to ACHD from both owners of the parcels directly adjacent to the north (parcel numbers S0434142210 and S0434142354) acknowledging the closure of the private road/drive aisle and that access will be provided through this development. 13. Construct a 20-foot wide paved driveway onto Belltower Drive located 464-feet west of Ten Mile Road. 14. The driveways for the commercial lots shall be constructed consistent with District Driveway policies and will be reviewed as part of the future development applications for those lots. 15. Redesign to reduce the length of Belltower Drive or to include the use of passive design elements prior to plan submittal. Speed humps/bumps and valley gutter will not be accepted as traffic calming. 16. Direct lot access is prohibited to Ten Mile Road and should be noted on the final plat. 3 Blueberry Hills/ MPP25-0026/ H-2025-0048 17. 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. 18. 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. 19. 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. 20. Comply with all Standard Conditions of Approval. 4 Blueberry Hills/ MPP25-0026/ H-2025-0048 B. Vicinity • 11y Blueberry •• • • •• • C. Site Plan rs�RYP] e 4F i.Ileu s.mzr e x >t �' �slsr,E n weu LOM.%IM LOT � .• �vIL�� iM1�F R1CG MPl rnff Tv7� riot a Pxii I),19Y _ I,Ileu il,rief 9�o.0 a.Imv 1�) �� `BELLT WLR APO Iswv F V.e.f s,ee#ef 9,er�1F aFiou �`�'v ee,s sr a..1+5I e.eveu 0,1%f Io,weu 10.a1e5r il�wv [aM�C11�L 1OT i - 5'Sal.io viIR4 13AiEf � VICE A>p! 6 Blueberry Hills/ MPP25-0026/ H-2025-0048 D. Findings for Consideration 1. Ten Mile Road a. Existing Conditions: Ten Mile Road is improved with 5-travel lanes, vertical curb, gutter, a 13-foot wide landscape strip and 5-foot wide detached concrete sidewalk abutting the site. There is 100 to 112-feet of right-of-way for Ten Mile Road (60-feet from centerline). b. Applicant Proposal: The applicant is not proposing any street improvements or additional right-of-way dedication on Ten Mile Road abutting the site. c. Staff Comments/Recommendations: Ten Mile Road is fully improved; therefore, no street improvements or additional right-of-way dedication should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Ten Mile Road abutting the site, as determined by ACHD staff, and consistent with the current version of PROWAG. 2. Internal Local Streets a. Existing Conditions: There are no public streets within the site. b. Applicant's Proposal: The applicant is proposing to construct Belltower Drive on the west side of the Belltower Drive/Memory Way intersection, with two 16-foot wide travel lanes, a triangular shaped center landscape island, 22-feet in width at the intersection with Memory Way that narrows down to 1-foot wide at the west end of the island, vertical curb, gutter and 5-foot wide attached concrete sidewalk. The applicant is proposing to construct the other internal streets as 33-foot wide local street sections with curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of- way. c. Staff Comments/Recommendations: The applicant's proposals meet District policy and should be approved, as proposed, with the exception of the width of the travel lanes and the center landscape island on Belltower Drive at the intersection with Memory Way and the proposed local street, Memory Way that runs north/south and stubs to the site's south property line. The applicant should T° a � �� 1 be required to provide . a minimum of 20-foot E wide travel lanes on 1 !x X I X`' !X1. x s either side of the AGGE11r,ROAD TO E%1STIN5 82 center landscape EXI5TIN6 RESIDEIKE 11,69,V M ERG GOIAL LOT SIDEWALK I°tip- 1 MSF island and consistent - o with District RE5OT LIDT E Landscape Medians p � policy, the applicant ` z - 5 5UBl7IVSION LU should be required to — - oR� �s5I6N BELLTOWER IDOMI construct the center - _- - \ ---I- z landscape median on = - Belltower Drive at the o Eki "IG 25'LAFtr75C.APE intersection with �R P' is 1� 1a,W6sF 10.9195i 11'1991F CAMNIERGIAL LOT Memory Way to a B.89B SP 9.1965E 9 6'50LIP VINYL Pri ate 17"098$F - maximum width of 12- FENGE(TYP) ' �°TL a, Drive isle Ace�TREE feet for a minimum emu° , distance of 150-feet. Beyond the 150-feet, 7 Blueberry Hills/ MPP25-0026/ H-2025-0048 the island may increase to a maximum width of 30-feet. The applicant should be required to plat the center landscape islands as right-of-way owned by ACHD and enter into a license agreement if landscaping is desired within the islands. The applicant should be required to provide written fire department approval for use of the reduced street section. The applicant should be required to provide a north/south private drive aisle (red line in image above) abutting lots 8 and 9 (commercial lots) in lieu of a public street. ACHD is currently reviewing civil plans for the development located directly adjacent to the south and that development was approved without a public street connection in this location. Therefore, a public street is not required to stub to the site's south property line in this area of the site. The driveway should be constructed as a 30-foot wide curb return type driveway located 224-feet west of Ten Mile Road. 3. Roadway Offsets a. Existing Conditions: There are no public roadways constructed within the site. b. Applicant's Proposal: The applicant is proposing to construct a local street, Belltower Drive, to intersect Ten Mile Road located 316-feet south of Grand Rapids Drive and in alignment with Belltower Drive on the east side of Ten Mile Road across from the site. The applicant is proposing to construct the internal local streets to align or offset by a minimum of 125-feet. c. Staff Comments/Recommendations: The applicant's proposal to construct Belltower Drive to intersect Ten Mile Road located 316-feet south of Grand Rapids Drive does not meet District Local Street Intersection Spacing on Minor Arterials which requires a minimum offset of 660- feet from any other roadways. However, staff recommends a modification of policy to allow the location of the roadway, as it is needed to serve the site, there is not enough frontage to meet the minimum offset required and the roadway is aligned with Belltower Drive on the east side of Ten Mile Road across from the site. The applicant's proposal to construct the internal local streets to align or offset by a minimum of 125-feet meets District policy and should be approved, as proposed. 4. Stub Streets a. Existing Conditions: There are no existing stub streets to the site. b. Applicant Proposal: The applicant is proposing to construct 3 local stub streets located as follows (measured centerline-to-centerline or centerline to property line): • Sweet Melody Lane to the north and the south, located 933-feet west of Ten Mile Road • Belltower Drive to the west located 130-feet north of the site's south property line c. Staff Comments/Recommendations: The applicant's proposals meet District policy and should be approved as proposed with the exception of Memory Way (see finding 2c above for requirements). The applicant should be required to install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." The applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of the northern segment of Sweet Melody Lane and Belltower Drive, as they extend greater in length than 150-feet. The temporary cul-de-sac turnaround should be paved with a minimum 50-foot turning radius. If the temporary turnaround extends onto a buildable lot, the entire lot shall be encumbered by an easement and identified on the plat as a non-buildable lot until the street is extended. 8 Blueberry Hills/ MPP25-0026/ H-2025-0048 5. Driveways 5.1 Ten Mile Road a. Existing Conditions: There is an existing private road/drive aisle onto Ten Mile Road located near the site's north property line that provides access to two parcels located directly adjacent to the north 'VI Kapids;Uri that are not part of this development. i SO434142354 a. r Z SO434142210 r� latAl llr•r l... �'t�l �I b. Applicant's Proposal: The applicant is proposing to close the existing private road/drive aisle onto Ten Mile Road with landscaping and fencing. c. Staff Comments/Recommendations: The applicant's proposal to close the existing driveway onto Ten Mile Road meets District policy and should be approved. The applicant should be required to close the driveway onto Ten Mile Road with vertical curb, gutter and a minimum 8- foot wide planter strip to tie into the existing improvements on either side. The applicant's narrative states that the existing easements are required to be vacated as part of this development. The applicant should be required to provide written documentation to ACHD from both owners of the parcels directly adjacent to the north (parcel numbers S0434142210 and SO434142354) acknowledging the closure of the private road/drive aisle and that access will be provided through this development. 5.2 Belltower Drive and Memory Way a. Existing Conditions: Belltower Drive and Memory Way are not constructed within the site. b. Applicant's Proposal: The applicant is proposing to construct a 20-foot wide paved driveway onto Belltower Drive located 464-feet west of Ten Mile Road to provide access to the two parcels located directly adjacent to the north. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant's site plan does not propose any driveways for the 3 commercial lots (one on Belltower Drive and 2 on Memory Way) located within the site. The driveway onto Belltower Drive should be required to be located a minimum of 150-feet west of Ten Mile Road and the driveway(s) onto Memory Way (required to be a private drive aisle) should be located a minimum of 75-feet south of Belltower Drive. The driveways will be reviewed as part of the future development applications for the commercial lots. 6. Traffic Calming a. Applicant's Proposal: The applicant is proposing to construct Belltower Drive greater in length than 750-feet. 9 Blueberry Hills/ MPP25-0026/ H-2025-0048 b. Staff Comments/Recommendations: The applicant should be required to redesign to reduce the length of the roadway or to include the use of passive design elements prior to plan submittal. Speed humps/bumps and valley gutter will not be accepted as traffic calming. 7. Other Access Ten Mile Road is classified as a minor arterial roadway. Direct lot access is prohibited to this roadway and should be noted on the final plat. 10 Blueberry Hills/ MPP25-0026/ H-2025-0048 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. Ten Mile 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 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 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 11 Blueberry Hills/ MPP25-0026/ H-2025-0048 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. 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 Ten Mile Road is designated in the MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96- 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. 12 Blueberry Hills/ MPP25-0026/ H-2025-0048 Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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. 13 Blueberry Hills/ MPP25-0026/ H-2025-0048 6. Roadway Offsets Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table la (7205.4.6). 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). 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 Ten Mile 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. 8.2 Belltower Drive and Memory Way 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. 14 Blueberry Hills/ MPP25-0026/ H-2025-0048 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: 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. 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. 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. 1s Blueberry Hills/ MPP25-0026/ H-2025-0048 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. 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. 16 Blueberry Hills/ MPP25-0026/ H-2025-0048 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 17 Blueberry Hills/ MPP25-0026/ H-2025-0048