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Home My WebLink About2026-05-11 ACHD Miranda Gold,President Alexis Pickering,Vice-President AMI&ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /W — Patricia Nilsson,Commissioner Date: March 18, 2026 To: Ben Semple, Rodney Evans and Partners, PLLC Staff Contact: Sam Standal, Assistant Traffic Engineer Project Description: Staring Ridge Trip Generation: This development is estimated to generate 1,968 vehicle trips per day, 191 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 12t" edition. _�roposed Development 4 Traffic Impact Study Meets All ACHD Policies Requires Revisions to meet • ACHID Policies -s, is mitigation -•u i red Area Roadway Level of ACHD Planned Service Improvements D• area roadways ■ •CHD's LOS Planning Thresh ■ • • • Livable Street Performance Measures • •.•s will meet • LOS Planning Thresholds in Pedestrian LTS 2 the f utu re with pla n ned • • Is Transit Available? Comments: 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: Starling Ridge / MPP26-0004/ H-2026-0009 This annexation, rezone, and preliminary plat application is for the development of a residential subdivision consisting of 211 single-family dwelling lots and 20 common lots on 61.34-acres. Lead Agency: City of Meridian Site address: East of Eagle Road, midway between Columbia Road and Lake Hazel Road Staff Approval: March 18, 2026 Applicant: Ben Semple Rodney Evans and Partners, PLLC 1450 W Bannock Street Boise, ID 83702 Staff Contact: Sam Standal Phone: 208-387-6384 E-mail: sstandal(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. Traffic Impact Study— Summary and Findings.............7 E. Findings for Consideration...........................................9 F. Policy.........................................................................13 G. Attachments...............................................................20 H. Standard Conditions of Approval ...............................21 I. Conclusions of Law....................................................21 Request for Appeal of Staff Decision ................................22 1 Starling Ridge / MPP26-0004 / H-2026-0009 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Lake Hazel Road is scheduled in the FYP to be widened to 5-lanes from Eagle Road to Cloverdale Road in 2029. • Eagle Road is listed in the CIP to be widened to 5-lanes from Lake Hazel Road to Columbia between 2041 and 2045. • Columbia Road is listed in the CIP to be widened to 3-lanes from Black Cat Road to Cloverdale Road and 5-lanes from Locust Grove Road to Eagle Road between 2041 and 2045. • The intersection of Eagle Road and Columbia Road is listed in the CIP to be reconstructed as a multilane roundabout with 1-lane on the north and south approach and 2-lanes on the east and west approaches 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 Eagle Road 1,330-feet Principal Arterial 629 Better than "E" Lake Hazel Road N/A Principal Arterial 433 Better than "E" Columbia Road N/A Collector 504 "E" Gamely Avenue 37-feet Local N/A N/A • Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a two-lane collector is "D" (425 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 Eagle Road south of Lake Hazel Road was 2,515 on August 28, 2019. • The average daily traffic count for Lake Hazel Road east of Eagle Road was 8,990 on August 29, 2019. • The average daily traffic count for Columbia Road east of Eagle Road was 8,164 on April 3, 2025. • There are no current ACHD traffic counts for Gamely Avenue. 2 Starling Ridge / MPP26-0004 / H-2026-0009 A. Site Specific Conditions of Approval 1. Redesign the Vantage Pointe Lane-Gamely Avenue intersection to avoid the appearance of the public portion of Vantage Pointe Lane extending east of Gamely Avenue. Provide a driveway to access the private portion of Vantage Pointe Lane. 2. Hills Street, Horsham Street, and Tualatin Drive should 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. 3. Construct Eagle Road abutting the site with 17-feet of pavement from centerline, 3-foot-wide gravel shoulder, drainage swale, and 10-foot-wide detached concrete sidewalk located 38-feet from centerline. 4. Construct a two-way center left turn lane on Eagle Road at its intersection with Via Roberto Lane. 5. Construct a southbound left turn lane on Eagle Road at its intersection with Vantage Pointe Lane. 6. Dedicate right-of-way on Eagle Road totaling 50-feet from centerline. 7. Construct Via Roberto Drive as a local street section with two 21-foot wide travel lanes, a 10-foot- wide landscape median, curb, gutter, and 7-foot-wide attached concrete sidewalk or 5-foot-wide detached concrete sidewalk with an 8-foot-wide planter strip. Plat the landscape medians as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the islands. 8. Construct Vantage Pointe Lane as 27-foot-wide local street section with curb, gutter, and 5-foot- wide attached concrete sidewalk. 9. Extend Gamely Avenue into the site as a 27-foot-wide local street section with curb, gutter, 5-foot- wide attached concrete sidewalk on the east side and 5-foot-wide detached concrete sidewalk with an 8-foot-wide planter strip on the west. 10. Provide Fire Department Approval for the use of reduced street section for Via Roberto Drive, Vantage Pointe Lane, and Gamely Avenue. 11. Coordinate a parking plan with development review staff to prohibit parking on one side of Vantage Pointe Lane and Gamely Avenue. 12. Construct all other local streets internal to the site as 33-foot-wide local street sections with curb, gutter, and 5-foot-wide attached concrete sidewalks. 13. Dedicate right-of-way for all internal streets extending to 2-feet behind the back of sidewalk. For detached sidewalk, dedicate right-of-way extending to 2-feet behind the back of curb and provide a right-of-way easement from the edge of right-of-way to 2-feet behind the back of sidewalk. 14. Construct three stub street located as follows: • Stub street to the north, Tindaris Avenue, located 450-feet east of Eagle Road. • Stub street to the south, Ferndale Avenue, located 740-feet east of Eagle Road. • Stub street to the south, Tualatin Drive, located 2,167-feet east of Eagle Road. 3 Starling Ridge / MPP26-0004 / H-2026-0009 15. Install a sign at the terminus of each stub street stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 16. Construct a temporary cul-de-sac turnaround at the terminus of Tualatin Drive. The temporary cul- de-sac should be paved and constructed to the same dimensional standard as a standard cul-de- sac. 17. Obtain approval from ACHD Traffic Services for the proposed passive traffic calming elements. 18. Prior to final plat approval, obtain ACHD approval of plans for the crossing of the Farr Lateral Canal. 19. Other than access specifically approved with this application, direct lot access is prohibited to Eagle Road and should be noted on the final plat. 20. 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. 21. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 22. There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 23. Comply with all Standard Conditions of Approval. 4 Starling Ridge / MPP26-0004 / H-2026-0009 B. Vicinity Map 4 wit P�o,iiate.la5 f dl; A' w U} � i .:J Vly O L�Coltiml}ia1R� _ — 5 Starling Ridge / MPP26-0004 / H-2026-0009 C. Site Plan - -- Ilr i II I II II II II � ea II 1 11 L J L JJ L -J L_p_ I I I I I I I sc _- I � ---J - � - �W- r II - { L m•_J L-�'J --J _W J ___J ___ _ _ I .�.� I O e� _— III�` �a\ ®\ �_ _� r �, 91 J ___ -�_r L - r�- -.w r-: --- 1 -• I I LS II L2 I Y.S ll II II �\�L L_'_ L_ _J '••- _ X`• _J- L II_ J I II�• II Iw _ r'A' .• .W\ r-ee r__u __ aC1 l -r L-wa _ -J J r- r_t'E Ll r--,r ---J J I rlo r�r ,r l r I � II I I I I I \ I I I I I I I I \ • '�-- I a. IIIm7.l Ili:li::ii„,Iii1°t li i,Glili sa Is it,,,,l I I' II,'w'.I••I1,k511 571, �� I ,... ill g II � I � II�: II � II I � II II I II II II II I I II I I II h'II II .I I � II ill �'III I �•III � II I w ill � II �' `� ��'B � A�-�_-- r _ ___J L L JL JL L JL J JL JL L J JL___ 6 Starling Ridge / MPP26-0004 / H-2026-0009 D. Traffic Impact Study - Summary and Findings 1. Traffic Impact Study DKS Associates prepared a traffic impact study (TIS) for the proposed Starling Ridge Subdivision (at the time referred to as Meridian Avila Eagle Grove or Parkland Sod Farm). An executive summary of the findings as presented by DKS Associates can be found as Attachment A. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the TIS. Staff comments and recommendations on the submitted traffic impact study can be found below. a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Five Year Plan (FYP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the FYP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the hour prior to after the determined peak hour within the two-hour peak period, (sometime analyzed as hour before or after peak period) and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour, the applicant may suggest feasible alternative mitigation measures beyond improvements from District policy, such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District's future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic 7 Starling Ridge / MPP26-0004 / H-2026-0009 shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. TIS Findings: All study area intersections and segments are expected to operate at an acceptable level of service in the AM and PM peak hours under 2025 existing, 2028 No-Build, and 2028 Total Traffic conditions. Two intersections meet ACHD Warrants for a left turn lane: • Eagle Road /Via Roberto Lane (Main Access) • Meets ACHD warrant for a left turn lane in the PM peak hour in the 2028 Total Traffic scenario. The development is expected to contribute 15.5% of the total intersection traffic in the AM peak hour and 19.7% in the PM • Eagle Road /Vantage Pointe Lane: • Meets ACHD warrant for a left turn lane in the PM peak hour in the 2028 No- Build and 2028 Total Traffic scenarios. The development is expected to contribute 15.9% of the total intersection traffic in the AM peak hour and 20.2% in the PM. Staff Comments/Recommendations: The TIS recommends the applicant construct a southbound left-turn lane on Eagle Road at its intersection with Via Roberto Lane. Although not addressed in the TIS, due to the approved plans for Reveille Ridge to the west of Eagle Road and the potential for further growth in the area, staff recommends the applicant instead be required to construct a two-way center left turn lane on Eagle Road at its intersection with Via Roberto Lane. Consistent with the findings of the TIS, the applicant should be required to construct a southbound left-turn lane on Eagle Road at its intersection with Vantage Pointe Lane 8 Starling Ridge / MPP26-0004 / H-2026-0009 E. Findings for Consideration 1. Eagle Road a. Existing Conditions: Eagle Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 65-feet of right-of-way for Eagle Road (34-feet from centerline). b. Applicant Proposal: The applicant is proposing to improve Eagle Road abutting the site with 17-feet of pavement from centerline, 3-foot-wide gravel shoulder, drainage swale, and 10-foot- wide detached concrete sidewalk located 38-feet from centerline. Additionally, the applicant is proposing to dedicate right-of-way on Eagle Road totaling 50-feet from centerline. c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. The applicant should be required to construct a two-way center left turn lane on Eagle Road at its intersection with Via Roberto Lane located 532-feet south of Vantage Point Lane when Via Roberto Lane is constructed to intersect Eagle Road. The applicant should be required to construct a southbound left turn lane on Eagle Road at its intersection with Vantage Pointe Lane located at the site's north property line. 2. Via Roberto Drive a. Existing Conditions: There are no existing public streets internal to the site. b. Applicant's Proposal: The applicant is proposing to construct Via Roberto Drive with two 21- foot wide travel lanes with a 10-foot wide landscape island, vertical curb, gutter, and 5-foot-wide attached concrete sidewalk. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved as proposed. The applicant should be required to provide Fire Department approval for use of the reduced street section. The applicant should be required to plat the landscape islands as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. The applicant should be required to dedicate right-of-way for Via Roberto Drive extending to 2- feet behind the back of sidewalk. 3. Internal Local Roads a. Existing Conditions: There are no existing public roads internal to the site. Vantage Pointe Lane, an existing private road abutting the site's north property line, is improved with 24-feet of pavement. Gamely Avenue, a public street, stubs to the site's north property line and is improved as a 27- foot-wide local street section with curb, gutter, 5-foot-wide attached concrete sidewalk on the east side and 5-foot-wide detached concrete sidewalk with an 8-foot-wide planter strip on the west abutting the site. b. Applicant's Proposal: The applicant is proposing to construct all local roads internal to the site except for Vantage Pointe Lane and Gamely Avenue as 33-foot-wide local street sections with curb, gutter, and 5-foot-wide attached concrete sidewalk. 9 Starling Ridge / MPP26-0004 / H-2026-0009 The applicant is proposing to convert a portion of Vantage Pointe Lane to a public street and reconstruct it as 27-foot-wide local street sections with curb, gutter, and 5-foot-wide attached concrete sidewalk on both sides of the roadway. The applicant is proposing to construct a marked pedestrian crossing on Vantage Pointe Road, located 55-feet west of Gamely Avenue. The applicant is proposing to extend Gamely Avenue into the site as a 27-foot wide local street section with curb, gutter, and a 5-foot wide attached sidewalk on the east side and detached sidewalk with an 8-foot-wide planter strip on the west side of the roadway. The applicant is proposing to dedicate right-of-way extending to 2-feet behind the back of sidewalk for all internal streets. c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved. District Policy prohibits public streets from stubbing into private streets. Therefore, the applicant should be required to redesign the Vantage Pointe Lane-Gamely Avenue intersection in such a way to avoid the appearance of the public portion of Vantage Point extending east of Gamely Avenue. A driveway to provide access to the private portion Vantage Pointe Lane should be provided. The applicant should be required to provide Fire Department approval for use of the reduced street section. Parking is prohibited on one side of 27-foot-wide local streets. The applicant should be required to coordinate a parking plan with District Development Review Staff. The proposal marked crosswalk should be designed and constructed in accordance with current PROWAG standards. Pedestrian ramps and lighting will be required. 4. Roadway Offsets a. Existing Conditions: There are no existing public streets internal to the site. b. Applicant's Proposal: The applicant is proposing to construct two local streets to intersect Eagle Road. They are proposed to be located as follows: • Vantage Pointe Lane, located 1,110-feet south of Bingley Drive. • Via Roberto Drive, located 532-feet south of Vantage Pointe Lane. c. Staff Comments/Recommendations: The applicant's proposal for Vantage Pointe Lane does not meet District Access Management or Offset Policy for a local road intersecting a principal arterial. However, Vantage Pointe Lane is an existing private road and will continue to provide access to lots originally served by the private street, it will provide access to the parcel directly north of the site reducing the need for future access onto Eagle Road and, the applicant is proposing to increase safety by improving the road to ACHD standards and constructing turn lanes at the intersection. Therefore, staff recommend the applicant's proposal be approved, as proposed. The proposed location for Via Roberto Drive aligns with an MSM collector,which was previously approved as a part of Reveille Ridge Subdivision located on the west side of Eagle Road across from the site, and should be approved, as proposed. 5. Stub Streets a. Existing Conditions: Gamely Avenue stubs to the site's north property line, located 1,205-feet east of Eagle Road. 10 Starling Ridge / MPP26-0004 / H-2026-0009 b. Applicant Proposal: The applicant is proposing to construct three stub streets. They are proposed to be located as follows: • Stub street to the north, Tindaris Avenue, located 450-feet east of Eagle Road. • Stub street to the south, Ferndale Avenue, located 740-feet east of Eagle Road. • Stub street to the south, Tualatin Drive, located 2,167-feet east of Eagle Road. c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved. Tualatin Drive extends greater than 150-feet in length, therefore, the applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of the stub street. The temporary cul-de-sac turnaround should be paved and constructed to same dimensional standards as standard cul-de-sac. If the cul-de-sac extends beyond the dedicated right-of-way then a temporary turnaround easement should be provided. In 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. 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". 6. Traffic Calming a. Applicant's Proposal: The applicant is proposing several local streets with a length greater than 750-feet within the development. All street segments exceeding 750-feet in length are proposed to utilize intersection and crosswalk bulb-outs as traffic calming, except for the following: • Heather Hills Street • Horsham Street • Tualatin Drive b. Staff Comments/Recommendations: The applicant's proposal to provide traffic calming internal to the site meets District Policy and should be approved. The applicant should be required to obtain design approval for traffic calming elements from ACHD Traffic Services. Heather Hills Street, Horsham Street, and Tualatin Drive 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. 7. Bridge for Vantage Pointe Drive Canal Crossing The District will require that the applicant have ACHD approved plans for the crossing of the Farr Lateral Canal (Vantage Pointe Drive) 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 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. 11 Starling Ridge / MPP26-0004 / H-2026-0009 8. Other Access Eagle Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. 12 Starling Ridge / MPP26-0004 / H-2026-0009 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. Eagle Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, and a continuous center left-turn lane, and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of pavement on both sides of the median is provided. 13 Starling Ridge / MPP26-0004 / H-2026-0009 If a landscaped median is included in any of these cross sections, the landscaping shall be maintained by license agreement with the adjacent HOA, property owner, or by interagency agreement with the corresponding land use jurisdiction. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathway and buffers. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District's planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of- way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Eagle Road is designated in the MSM as a Residential Arterial with 3-lanes and a 37-foot street section within 77-feet of right-of-way. 14 Starling Ridge / MPP26-0004 / H-2026-0009 5. Via Roberto Drive & Internal Local Roads 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 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 15 Starling Ridge / MPP26-0004 / H-2026-0009 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. Vantage Pointe Lane / Gamely Avenue Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of-curb to back- of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. In some cases, this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities.Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. 16 Starling Ridge / MPP26-0004 / H-2026-0009 • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Design Condition #2: Parking is allowed on both sides of a reduced width street when the street layout has the qualities of a road grid system. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The block length of the street shall not exceed 500-feet, measured between centerlines. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. • A minimum of two street connections shall be provided to each end of the street with the reduced width. The two connecting streets shall each connect to the larger street system to provide the intended alternate routes of access. A street system that has one street connection to the larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. Design Condition #3: Parking is allowed on both sides of a reduced width residential street with passing pockets that are created when two driveways are constructed near the same property line, where a 50-foot segment will not have on—street parking on the side of the street with the driveways. This provides fire trucks and other vehicles areas to move to the side of the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • Driveway locations are predetermined with curb cuts for the driveways to be installed when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be paired with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be paired. Each pair of lots shall locate its driveway 5-feet from the shared lot line of the pair. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • The lots cannot abut an alley. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local streets, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the 17 Starling Ridge / MPP26-0004 / H-2026-0009 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. 7. Roadway Offsets Local Street Intersection Spacing on Principal 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 1,320-feet as measured from all other existing roadways as identified in Table 1 b (7205.4.7). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). 8. Stub Streets Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: 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. 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 18 Starling Ridge / MPP26-0004 / H-2026-0009 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. 19 Starling Ridge / MPP26-0004 / H-2026-0009 G. Attachment 1 -Traffic Impact Study Executive Summary 20 Starling Ridge / MPP26-0004 / H-2026-0009 H. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD requirements. The applicant's engineer should provide documentation of compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number)for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled)are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property, which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. I. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 21 Starling Ridge / MPP26-0004 / H-2026-0009 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 22 Starling Ridge / MPP26-0004 / H-2026-0009