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HomeMy WebLinkAbout026-06-01 ACHD Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /4419,- Patricia Nilsson,Commissioner Date: July 29, 2025 To: Kelli Black Staff Contact: Kara Leigh Troyer, Planner Project Description: Storyrock Subdivision Trip Generation: This development is estimated to generate 3,245 vehicle trips per day, 260 trips per hour in the AM peak hour, and 335 vehicle trip per hour in the PM peak hour, based on the traffic impact study. ir r Proposed Development Traffic Impact Study Meets All ACHD •• _ F •'-• Revisions to ACHD Policies •. • required PlannedArea Roadway Level of ACHD Service Improvements D• area roadways •CHD's LOS Planning Thresholds? Yes • Livable Street Performance Measures Area •.• -- • LOS Planning Thresholds in Pedestrian the future with planned • • Is Transit • - • 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: Storyrock Subdivision / MPP25-0002 / H-2025-0025 This is an annexation, rezone, and preliminary plat application for the development of 321 residential lots, 2 commercial lots, and 46 common lots on 75.4-acres. This applicant also includes a modification to an existing development agreement with the City of Meridian. Lead Agency: City of Meridian Site address: Half Mile on the south side of Amity Road between Linder Road & Meridian Road/SH- 69 Staff Approval: July 29, 2025 Applicant: Kelli Black, via email Bailey Engineering 1119 State Street, Suite 210 Eagle, ID 83616 Representative: Shawn Brownlee, via email Trilogy Development 9839 W Cable Car Street Boise, ID 83709 Staff Contact: KaraLeigh Troyer, Planner Phone: 208-387-6391 E-mail: ktroyerCa)achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................3 B. Vicinity Map.................................................................6 C. Site Plan ......................................................................7 D. Traffic Impact Study— Summary and Findings.............8 E. Findings for Consideration.........................................14 F. Policy.........................................................................22 G. Attachments...............................................................34 H. Standard Conditions of Approval ...............................35 I. Conclusions of Law....................................................35 Request for Appeal of Staff Decision ................................36 1 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Amity Road is scheduled in the FYP to be widened to 5-lanes from SH-69 (Meridian Road) to Locust Grove Road with a design year and construction year yet to be determined. • Linder Road is listed in the CIP to be widened to 3-lanes from Amity Road to Lake Hazel Road between 2036 and 2040. • The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg, 4-lanes on the south, 4-lanes on the east, and 4-lanes on the west leg between 2036 and 2040. • The intersection of Amity Road and Meridian Road/SH-69 is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east, and 7-lanes on the west leg and signalized between 2031 and 2035. • The intersection of Lake Hazel Road and Meridian Road (SH-69) is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east, and 7-lanes on the west leg and signalized between 2036 and 2040. Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification I Traffic Count Level of Service **SH-69/Meridian Road 0-feet Principal Arterial 1,798 N/A *Amity Road 2,634-feet Minor Arterial 347 Better than "E" *Linder Road 0-feet Minor Arterial 278 Better than "E" * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). * Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). ** ACHD does not set level of service thresholds for State Highways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH-69 (Meridian Road) south of Amity Road was 39,548 on October 8th, 2024. • The average daily traffic count for Amity Road between Linder Road and Meridian Road was 7,602 between October 16' and November 2111, 2024. • The average daily traffic count for Linder Road south of Amity Road was 4,694 on August 24, 2022. 2 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 A. Site Specific Conditions of Approval 1. Prior to plan submittal, submit a revised preliminary plat showing the redesigned roadways to reduce the length of the roadways or to include the use of passive design elements. The ultimate locations and design will be determined during plan review by Development Review staff. The roadways greater than 750-feet in length are as follows: • Nesbit Avenue • Christie Avenue • Golding Drive • Silverstein Drive • Pullman Avenue 2. Prior to plan submittal, coordinate with the adjacent property owner of S1236120700 (Stonehill Church)to construct Golding Drive as proposed through the adjacent parcel. If the adjacent property owner does not agree to routing Golding Drive through their site, redesign Golding Drive to be located fully within the site. 3. Dedicate right-of-way at the Amity Road and Oak Briar Way intersection consistent with the template shown in E1 to accommodate the future construction of the multi-lane roundabout at the intersection. 4. Dedicate right-of-way to total 50-feet from centerline on Amity Road. 5. Improve Amity Road with 17-feet of pavement widening from centerline and a 10-foot wide detached concrete sidewalk located 38-feet from centerline. 6. Construct a dedicated eastbound right-turn lane and a westbound left turn lane on Amity Road at the Oakbriar Way intersection. 7. Construct a dedicated center left-turn lane and dedicated right turn lane on Amity Road at the Pullman Avenue intersection. 8. If Storyrock Subdivision moves forward prior to Stonehill Church/Crossing, construct Oakbriar Way as a 36-foot wide 2-lane residential collector street section widening to a 3-lane collector roadway at its intersection with Amity Road with one receiving lane, one dedicated left-turn lane, and one shared through/right-turn lane. The applicant should be required to construct vertical curb, gutter, and either 7-foot wide attached concrete sidewalk or 5-foot wide detached concrete sidewalk with an 8-foot wide planter strip abutting the entirety of the Oakbriar Way. If a 10-foot wide multi-use pathway is desired or required by the City of Meridian, a minimum 8-foot wide planter strip should be provided and the street section may be reduced to 26-feet wide for the 2-lane portion of the roadway. 9. For attached sidewalk, dedicate right-of-way to extend to 2-feet behind back of sidewalk. For detached sidewalk, dedicate right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 10. If Syringa Crossing moves forward prior to this project, complete Pullman Avenue abutting and internal to the site to match the street section that Syringa Crossing constructs. Complete Pullman Avenue as either half of a 36-foot collector roadway with vertical curb, gutter, and 7-foot wide attached or 5-foot wide detached concrete sidewalk or half of a 26-foot wide collector roadway with vertical curb, gutter, a minimum 8-foot wide planter strip, and a 10-foot wide multi-use pathway if a 10-foot wide multi-use pathway is constructed through Syringa Crossing and continue the roadway as a full collector roadway moving west through the site to intersect Amity Road to the north. 3 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 If this project moves forward prior to Syringa Crossing, construct Pullman Avenue as half of a 36- foot wide collector street section with vertical curb, gutter, and either a 7-foot wide attached or 5- foot wide detached concrete sidewalk. Provide an additional 12-feet of pavement widening past the centerline to provide an adequate roadway surface. Construct the portions of Pullman Avenue fully within the site as a full 36-foot wide 2-lane collector street section widening to 3-lanes at its intersection with Amity Road with vertical curb, gutter, and either a 7-foot wide attached or 5-foot wide detached concrete sidewalk. If a 10-foot wide multi-use pathway is required or desired, then the street section may be reduced to a 26-foot wide collector street section. Construct the 3-lane portion of Pullman Avenue at its intersection with Amity Road with one dedicated left-turn lane, one shared through/right-turn, and one receiving lane. For detached sidewalk or multi-use pathways, a minimum 8-foot wide planter strip is required. 11. Provide a road trust deposit in the amount of $85,000 for the future design and installation of the signal at the Pullman Avenue and Amity Road intersection. 12. Construct internal local streets as 33-foot wide local street section within 47-feet of right-of-way with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. If desired, construct the entrance portion of Rockhill Drive with two 21-foot wide street sections, a 12-foot wide landscape median, curb, gutter, and 5-foot wide sidewalk. For detached sidewalk, provide a minimum 8-foot wide planter strip. Obtain Fire Department approval for use of the reduced street section. 13. Terminate Twain Avenue in a cul-de-sac turnaround with a 50-foot wide turning radius. 14. Construct Silverstein Drive as a 36-foot wide commercial roadway with vertical curb, gutter, and 5- foot wide concrete sidewalk. Provide a minimum 8-foot wide planter strip for detached sidewalk. 15. If detached sidewalks are placed outside of the dedicated right-of-way, provide a permanent right- of-way easement. 16. Construct one 20-foot wide alleyway running east/west between Tolstoy Avenue and Carle Avenue. 17. Construct Rockhill Drive to intersect Oakbriar Way 694-feet south of Amity Road and Berenstain Drive to intersect Oakbriar Way 557-feet south of Rockhill Drive. 18. Construct Stine Drive to intersect Pullman Avenue 412-feet south of Amity Road, Golding Drive to intersect Pullman Avenue 469-feet south of Stine Drive, and Scarry Drive to intersect Pullman Avenue 407-feet south of Golding Drive. 19. Construct all internal local roadways to offset 125-feet or greater from one another. 20. Construct 7 local stub streets located as follows: • Milne Drive stubbed to the west located 835-feet south of Amity Road. • Sendak Drive stubbed to the west located 277-feet north of the site's south property line. • Orwell Avenue stubbed to the south located 437-feet east of the site's west property line. • Nesbit Avenue stubbed to the south located 1,118-feet east of the site's west property line. • Pilkey Avenue stubbed to the south located 965-feet west of the site's east property line. • Tolstoy Avenue stubbed to the south located 558-feet west of the site's east property line. • Golding Drive stubbed to the west located 847-feet south of Amity Road. Install signs at the terminus of all local street stubs stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 4 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 21. Stub Pullman Avenue to the south located at the site's east property line. 22. Install a sign at the terminus of Pullman Avenue stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 23. Close the existing five driveways on Amity Road with pavement widening and a multi-use pathway on Amity Road. 24. Construct a 26-foot wide curb-return type driveway onto Pullman Avenue located in alignment with Stine Avenue. 25. Other than the access specifically approved with this application, direct lot access is prohibited to Amity Road, Oakbriar Way, and Pullman Avenue and should be noted on the final plat. 26. 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. 27. 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. 28. Comply with all Standard Conditions of Approval. 5 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 B. Vicinity Map tea• �' ,1:21 'SFr, i L { - - 9 u. a �yy" 3I 6 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 �* ��^�x� ��U C. ���u�� Plan 01 7 Gt0ryr0Ck Subdivision / MPP25-OUO2 / H-2O25- 0O25 D. Traffic Impact Study — Summary and Findings 1. Traffic Impact Study CR Engineering prepared a traffic impact study (TIS) for the proposed Storyrock Subdivision. An executive summary of the findings as presented by CR Engineering can be found as an attachment. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the TIS. Staff comments and recommendations on the submitted traffic impact study can be found below. a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Five Year Plan (FYP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the FYP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the hour prior to after the determined peak hour within the two-hour peak period, (sometime analyzed as hour before or after peak period) and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour, the applicant may suggest feasible alternative mitigation measures beyond improvements from District policy, such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District's future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic 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. 8 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 b. TIS Findings: Staff has reviewed the submitted traffic impact study (TIS) 2024 Existing Traffic Victory Road and Meridian Road Intersection • Northbound through and shared through/right-turn lane operate over capacity during the PM peak hour • The intersection exceeds ACHD minimum operation threshold during the shoulder hours; however, alternative mitigation measures are not applicable. • According to the SH-69 corridor plan, ITD is planning to widen and reconstruct the intersection. • The following interim intersection improvements are proposing to mitigate 2024 existing traffic operations: o Construct an eastbound right-turn lane o Construct a northbound right-turn lane o Signal modifications Amity Road and Meridian Road Intersection • The westbound shared through/right-turn lane and the north through lane groups exceed ACHD thresholds in the AM peak hour. • The intersection exceeds ACHD minimum operation threshold during the shoulder hours; however, alternative mitigation measures are not applicable. • The intersection is identified in the CIP to be widened and reconstructed between 2031 and 2035. • The following interim improvements are proposed for mitigation: o Widen and reconstruct the intersection with the following lanes: ■ Northbound approach — one left-turn lane, two through lanes, and one right-turn lane ■ Southbound approach — one left-turn lane, one through, and shared through/right-turn lane ■ Eastbound approach — one left-turn lane, two through lanes, and one right-turn lane ■ Westbound approach — one left-turn lane, two through lanes and one right-turn lane o Signal modifications 2030 Background Traffic Victory Road and Meridian Road Intersection • Intersection will continue to fail with additional background traffic growth. • Proposed mitigations: o Widen and reconstruct the intersection with the following lanes: ■ Northbound approach — one left-turn lane, three through lanes, and one right-turn lane • Southbound approach—dual left-turn lanes, three through lanes, and one right-turn lane ■ Eastbound approach — one left-turn lane and one shared through/right- turn lane 9 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 ■ Westbound approach — dual left-turn lanes, one through lane and one right-turn lane o Signal modifications • Alternative mitigation measures are not application as the intersection exceeds minimum operational thresholds during the shoulder hours. Amity Road and Meridian Road Intersection • Intersection will continue to fail with additional background traffic growth. • Proposed mitigations: o Widen and reconstruct the intersection with the following lanes: ■ Northbound approach—dual left-turn lanes,three through lanes, and one right-turn lane ■ Southbound approach—dual left-turn lanes, three through lanes, and one right-turn lane ■ Eastbound approach — dual left-turn lanes, two through lanes, and one right-turn lane ■ Westbound approach — dual left-turn lanes, two through lanes and one right-turn lane o Signal modifications • Alternative mitigation measures are not application as the intersection exceeds minimum operational thresholds during the shoulder hours Amity Road between Linder Road and Meridian Road • Anticipated to exceed ACHD planning level of service threshold as a two-lane minor arterial. • There are no capacity improvement projects programmed in the FYP or CIP on this segment of Amity Road. • Mitigation includes the widening of this segment of Amity Road to 5-lanes. 2030 Build-Out Year Total Traffic Victory Road and Meridian Road Intersection • Intersection will continue to fail with additional background and site traffic growth. • Proposed mitigations: o Widen and reconstruct the intersection with the following lanes: ■ Northbound approach — one left-turn lane, three through lanes, and one right-turn lane ■ Southbound approach—dual left-turn lanes, three through lanes, and one right-turn lane ■ Eastbound approach — one left-turn lane, one through, and one shared through/right-turn lane • Westbound approach — dual left-turn lanes, two through lanes and one right-turn lane o Signal modifications • Alternative mitigation measures are not applicable as the intersection exceeds minimum operational thresholds during the shoulder hours. 10 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 The site is anticipated to generate 3.4% of the traffic at the Victory Road and Meridian Road (SH-69) intersection during the PM peak hour. This intersection is not programmed in the CIP or Five Year Plan (FYP); however, the site is not anticipated to generate enough site traffic to the intersection for mitigation to be required. Amity Road and Meridian Road Intersection • Intersection will continue to fail during peak and shoulder hours with additional background and site traffic growth. • The intersection is anticipated to exceed ACHD and ITD minimum operational thresholds with CIP improvements. • The same mitigation improvements provided under 2030 background traffic are recommended to mitigate 2030 total traffic operations. • The intersection is anticipated to exceed ACHD and ITD minimum operational thresholds with the proposed improvements. No additional mitigation improvements are proposed. The intersection is expected to be built out with the CIP plus SH-69 corridor improvements. • Alternative mitigation measures are not applicable as the intersection exceeds minimum operational thresholds during the shoulder hours. Site traffic is anticipated to generate 4.6% of traffic at the intersection during the PM peak hour. The Amity Road and Meridian Road (SH-69) intersection is programmed in the Capital Improvements Plan (CIP) to be reconstructed to a 7x6 signalized intersection between 2031 and 2035. As the intersection is programmed and site traffic is not anticipated to generate more than 10% of the traffic at the intersection during the PM peak hour, then no mitigation is required. Lake Hazel Road and Meridian Road Intersection • The westbound right-turn lane group is anticipated to exceed ACHD minimum operational thresholds in the AM peak hour and the intersection is anticipated to exceed ACHD minimum operational thresholds during the shoulder hours. o Alternative mitigation measures are not applicable. • The same mitigation improvements provided under 2030 background traffic are recommended to mitigate 2030 total traffic operations. The site is anticipated to generate 1.3% of traffic at the intersection during the PM peak hour. The Lake Hazel Road and Meridian Road (SH-69) intersection was programmed in the CIP to be reconstructed as a 7x6 intersection between 2036 and 2040. As site traffic is only anticipated to generate 1.3% of the traffic at the intersection during the PM peak hour then no mitigation should be required. Amity Road between Linder Road and Meridian Road • Anticipated to exceed ACHD planning level of threshold as a two-lane minor arterial. • The maximum peak hour directional volume going eastbound during the AM peak hour and going westbound during the PM peak hour exceeds the vph planning threshold. The maximum directional volumes also exceed the vph planning threshold during the should hours and alternative mitigation measures are not applicable. • This segment of Amity Road is recommended to be widened to 5-lanes to meet the planning level of service threshold. During the PM peak hour, the site is anticipated to generate 11.2% of traffic on Amity Road from Linder Road to the proposed Pullman Avenue and is anticipated to generate 11.9% of traffic on Amity Road from Pullman Avenue to Meridian Road (SH-69). Based on the site traffic 11 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 anticipated to be generated, the applicant should typically be required to widen Amity Road to 5-lanes as recommended above. However, as the site only abuts the south side of the roadway and due to right-of-way constraints on the north side, widening Amity Road to 5-lanes would be infeasible. This portion of Amity Road is not scheduled in the FYP or CIP to receive improvements. As an alternative to widening Amity Road, staff believes the construction of turn lanes would aid in mitigating the site traffic on the roadway. In lieu of the widening of Amity Road, the applicant should be required to construct an eastbound dedicated right-turn lane and a westbound left-turn lane on Amity Road at the Oakbriar Way intersection. Site Access Intersections Based on the 2030 build-out year total traffic conditions and capacity improvements needed on Amity Road, the site access intersections are recommended to be constructed as unsignalized intersections with the following lane configurations: • Oakbriar Way and Amity Road intersection o Northbound approach —one shared left-turn/right-turn lane o Eastbound approach —one through and one shared through/right-turn lane o Westbound approach —one left-turn lane and two through lanes As noted above, the site is anticipated to generate 11.2% of the traffic on this portion of Amity Road between Linder Road and Pullman Avenue during the PM peak hour. Stonehill Crossing Subdivision is a subdivision that abuts Amity Road and is surrounded by Storyrock Subdivision on the east, west, and south sides. If Stonehill Crossing moves forward prior to Storyrock then the applicant has been required to construct Oakbriar Way at its intersection with Amity Road as a 3-lane collector with one receiving lane, one dedicated left-turn lane and one dedicated right-turn lane. If Storyrock Subdivion moves forward prior to Stonehill Crossing then the applicant should be required to construct Oakbriar Way with one receiving lane, one dedicated left-turn lane, and one shared through/right-turn lane. • Pullman Avenue and Amity Road intersection o Northbound approach —one left-turn and one shared through/right-turn lane o Southbound approach —one left-turn and one shared/right-turn lane o Eastbound approach - one left-turn, one through, and one shared/right-turn lane o Westbound approach—one left-turn, one through, and one shared/right-turn lane As noted above, the site is anticipated to generate 11.2% of traffic on Amity Road from Linder Road to the proposed Pullman Avenue and is anticipated to generate 11.9% of traffic on Amity Road from Pullman Avenue to Meridian Road (SH-69) during the PM peak hour at 2030 build-out year total traffic. Therefore, the applicant should be required to construct Pullman Avenue as a 3-lane roadway with one dedicated left turn lane, one shared through/right turn lane, and one receiving lane at its intersection with Amity Road. The applicant should be required to construct a dedicated center left turn lane and a dedicated right turn lane on Amity Road at Pullman Avenue. The intersection is anticipated to meet MUTCD signal Warrants 1 and 2 under 2030 total traffic conditions. However, the TIS does not recommend a traffic signal as the intersection meets minimum operational thresholds as an unsignalized intersection. Staff believe it is appropriate for the applicant to pay a portion of the traffic signal to be installed at the Pullman Avenue and Amity Road intersection due to the site traffic being generated and anticipated to utilize the intersection. Therefore, the applicant should be 12 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 required to pay $85,000 (1/3 of the estimated traffic signal costs)for the construction of a 40 signal at the Pullman Avenue and Amity Road intersection. This is an estimation provided by the District based on the standard traffic signal design and installation costs of $250,000; however, the applicant should be aware that traffic signal costs may vary and the final amount will be determined during the development review process after plans are submitted to the District. c. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. Based on the TIS, the applicant should be required to construct the following: • Construct a dedicated eastbound right-turn lane on Amity Road at the Oakbriar Way intersection. • Construct a dedicated westbound left-turn lane on Amity Road at the Oakbriar Way intersection. • If Storyrock Subdivision moves forward prior to Stonehill Crossing Subdivision, construct Oakbriar Way with one receiving lane, one dedicated northbound left-turn lane, and one dedicated northbound shared through/right-turn lane at its intersection with Amity Road. • Construct Pullman Avenue at its intersection with Amity Road as a 3-lane roadway with one dedicated left-turn lane, one shared through/right-turn, and one receiving lane. • Construct a dedicated center left turn lane and a dedicated right turn lane on Amity Road at Pullman Avenue. • Provide a road trust deposit in the amount of $85,000 for the construction of a 40 signal at the Pullman Avenue and Amity Road intersection. 13 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 E. Findings for Consideration 1. MSM Roundabout — Amity Road and Oakbriar Way a. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, roundabout requirements, and specific roadway features required through development. A new multi-lane roundabout was identified on the MSM at the proposed intersection of Amity Road/Oakbriar Way. b. Staff Comments/Recommendations: As noted above, the intersection of Amity Road and Oakbriar Way is shown as a multi-lane roundabout on the MSM. The applicant should be required to dedicate right-of-way at the Amity Road and Oakbriar Way intersection consistent with the template shown below to accommodate the future construction of the multi-lane roundabout at the intersection. PARCE FRUAES - I A.Z1E: RU qY 1 ti� 'OuGENSITY .• ' 1 rf I•"} :T- AGA COUNTY HIGHWAY DISTRICTh1 ULTl-Ukr R01.1!'IW784k17 _J [CEhTE REG RIGHT-OF-IVAY1 FIGURE A-fT(NC]VEh®ER 2U71] ----------------------R1W --- -`-`_-� -�♦ - _ _ fr- _ �-_ - RIG,IF QF I21C�1-FT-OF-WRY SECTION f EXISTING IRRIGATION BOX CULVERT 5 STONEHILL CROSSING SUBGMSION EXISTING STAT[fTORY 5B'-WIQE EASEMENT 1 i PROPOSED RIGHT-OF-WAY DEDICATION PROPOSED PUBLIC UTILITY, + m IRRIGATION.&DRAINAGE EASEMENT +� I � I Rr Fir 2. Amity Road a. Existing Conditions: Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Amity Road (20-25 feet from centerline). b. Applicant Proposal: The applicant is proposing to improve Amity Road with 17-feet of pavement widening from centerline and a 10-foot wide sidewalk located 51-feet from Amity Road (measured centerline to front face of sidewalk). 14 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to construct the sidewalk a minimum of 38-feet from centerline of Amity Road. The applicant should be required to dedicate right-of-way to total 50-feet from centerline on Amity Road. Per the traffic impact study(TIS), the applicant should be required to construct the following turn lanes on Amity Road: • A dedicated eastbound right-turn lane at the Oakbriar Way intersection. • A dedicated westbound left-turn lane at the Oakbriar Way intersection. • A dedicated center left-turn lane and a dedicated right turn lane at the Pullman Avenue intersection. 3. Oakbriar Way a. Existing Conditions: Oakbriar Way does not exist abutting the site. b. Applicant Proposal: The applicant is not proposing to construct or improve Oakbriar Way abutting the site. c. Staff Comments/Recommendations: Oakbriar Way has been required to be constructed through the development of the adjacent MPP23-0019 Stonehill Church/Crossing subdivision. However, if Storyrock Subdivision moves forward prior to Stonehill Church/Crossing then the applicant should be required to construct Oakbriar Way as a 36-foot wide 2-lane residential collector street section widening to a 3-lane collector roadway at its intersection with Amity Road with one receiving lane, one dedicated left-turn lane, and one shared through/right-turn lane. The applicant should be required to construct vertical curb, gutter, and either 7-foot wide attached concrete sidewalk or 5-foot wide detached concrete sidewalk with an 8-foot wide planter strip abutting the entirety of the Oakbriar Way. If a 10-foot wide multi-use pathway is desired or required by the City of Meridian, a minimum 8-foot wide planter strip should be provided and the street section may be reduced to 26-feet wide for the 2-lane portion of the roadway. For attached sidewalk, the applicant should be required to dedicate right-of-way to extend to 2- feet behind back of sidewalk. For detached sidewalk, the applicant may reduce the right-of-way dedication to 2-feet behind back of curb and should provide a permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 4. Pullman Avenue a. Existing Conditions: Pullman Avenue does not exist abutting the site. b. Applicant Proposal: The applicant is proposing to construct Pullman Avenue as a 36-foot wide collector street section with curb, gutter, and an 8-foot wide planter strip on either side. The applicant is proposing to construct a 10-foot wide detached sidewalk on the west side of the roadway and a 5-foot wide detached sidewalk on the east side of the roadway. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. Syringa Crossing is a development which abuts the site to the east. If Syringa Crossing moves forward prior to this project, the applicant should be required to complete Pullman Avenue abutting and internal to the site to match the street section that Syringa Crossing constructs. The applicant should be required to complete the roadway as either half of a 36-foot collector roadway or half of a 26-foot wide collector roadway if a 10-foot wide multi-use pathway is 15 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 constructed through Syringa Crossing and continue the roadway as a full collector roadway moving west through the site to intersect Amity Road to the north. If this project moves forward prior to Syringa Crossing, then the applicant should be required to construct Pullman Avenue as half of a 36-foot wide collector street section with vertical curb, gutter, and either a 7-foot wide attached or 5-foot wide detached concrete sidewalk. The applicant should be required to provide an additional 12-feet of pavement widening past the centerline to provide an adequate roadway surface. The applicant should be required to construct the portions of Pullman Avenue fully within the site as a full 36-foot wide 2-lane collector street section with vertical curb, gutter, and either a 7-foot wide attached or 5-foot wide detached concrete sidewalk. If a 10-foot wide multi-use pathway is required or desired, then the street section may be reduced to a 26-foot wide collector street section. Mixed bike facilities will not be allowed on Pullman Avenue. The roadway should be designed with 10-foot wide multi- use pathways on both sides or on-street bike lanes. Per the TIS, the applicant should be required to widen Pullman Avenue at its intersection with Amity Road to a 3-lane roadway with one dedicated left-turn lane, one shared through/right-turn, and one receiving lane. Per the TIS, the applicant was not required to construct a signal at the Pullman Avenue and Amity Road intersection. However, as the intersection meets MUTCD signal warrants 1 and 2 staff recommends the applicant be required to provide a road trust deposit for a 1/3 of the cost of the signal as it will be signalized through future development. The applicant should be required to provide a road trust deposit in the amount of $85,000 (the standard signal design and installation cost of$250,000 divided by 3)for the future design and installation of the signal at the Pullman Avenue and Amity Road intersection. The applicant should be required to dedicate right-of-way to extend to 2-feet behind back of sidewalk. However, for detached sidewalk/multi-use pathway, the applicant may reduce the right-of-way dedication to 2-feet behind back of curb and should provide a permanent right-of- way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 5. Internal Local Streets a. Existing Conditions: There are no local roadways internal to or abutting to the site. b. Applicant's Proposal: The applicant is proposing to construct internal local streets as 33-foot wide local street section within 47-feet of right-of-way with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant is proposing to construct the entrance portion of Rockhill Drive as a 56-foot wide local street section within 70-feet of right-of-way with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant is proposing to terminate Twain Avenue in a cul-de-sac turnaround with a 48-foot wide turning radius. 16 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 The applicant is proposing to construct a portion of Golding Drive through an adjacent parcel, S1236120700, located as shown below. I OFFICE 1-72 ACRI r e r �i i Parcel S1236120700 - m 5 KTP1Ri � r' I r Mba+;G ■ � _ WOYiOt N ]�li 7— c. Staff Comments/Recommendations: The applicant's proposal to construct the internal local streets as 33-foot wide street sections meets District policy and should be approved, as proposed. For detached sidewalk, the sidewalk dedication can be reduced to extend to 2-feet behind back of curb and the applicant should provide a permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. The applicant's proposal for the entrance portion of Rockhill Drive does not meet District policy for a local street section and should not be approved, as proposed. The applicant should be required to construct Rockhill Drive as a 33-foot wide local street section with curb, gutter, and 5-foot wide concrete sidewalk. If desired, the applicant may construct the entrance portion of Rockhill Drive with two 21-foot wide street sections, a 12-foot wide landscape median, curb, gutter, and 5-foot wide sidewalk. The applicant should be required to get Fire Department approval for use of the reduced street sections. The applicant's proposal to terminate Twain Avenue in a cul-de-sac turnaround meets District policy with the exception of the width of the turning radius and should be approved, as proposed. The applicant should be required to construct the cul-de-sac turnaround with a minimum 50- foot wide turning radius. Prior to plan submittal, the applicant should be required to coordinate with the adjacent property owner (Stonehill Church) to construct Golding Drive as proposed through the adjacent parcel. If the adjacent property owner does not agree to routing Golding Drive through their site, the applicant should be required to redesign Golding Drive to be located fully within the site. 17 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 6. Silverstein Avenue a. Existing Conditions: There are no commercial roadways internal to or abutting to the site. b. Applicant's Proposal: The applicant is proposing to construct Silverstein Drive as a 33-foot wide street section within 47-feet of right-of-way with rolled curb, gutter, and 5-foot wide detached concrete sidewalk with an 8-foot wide planter strip. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. There is a proposed commercial lot abutting Silverstein Drive and therefore Silverstein Drive should be constructed as a commercial roadway. The applicant should be required to construct Silverstein Drive as a 36-foot wide commercial roadway with vertical curb, gutter, and 5-foot wide concrete sidewalk. The applicant should be required to provide a minimum 8-foot wide planter strip for detached sidewalk. For attached sidewalk, the applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk. For detached sidewalk, the applicant may reduce the right-of-way dedication to 2-feet behind back of curb and should provide a permanent right-of-way easement from 2- feet behind back of curb to 2-feet behind back of sidewalk. 7. Alleys a. Existing Conditions: There are no alleys internal to the site. b. Applicant Proposal: The applicant is proposing to construct one 20-foot wide alleyway running east/west between Tolstoy Avenue and Carle Avenue with rolled curb and gutter. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed with exception to the rolled curb and gutter proposed to be constructed in the alleyway. The alley should be designed and constructed consistent with ACHD's policy and standard which would not include curb and gutter on an alley. 8. Roadway Offsets a. Applicant's Proposal: The applicant is proposing to construct Pullman Avenue, a proposed collector roadway, to intersect Amity Road, an arterial roadway, 1,208-feet west of Meridian Road (measured centerline to centerline)and in alignment with the proposed Hermatite Avenue being constructed across Amity Road to the north through the development of Syringa Crossing. The applicant is proposing to construct the following streets to intersect Oakbriar Way, a collector roadway, (measured centerline to centerline): • Rockhill Drive 694-feet south of Amity Road. • Berenstain Drive 557-feet south of Rockhill Drive. The applicant is proposing to construct the following streets to intersect Pullman Avenue, a collector roadway (measured centerline to centerline): • Stine Drive 412-feet south of Amity Road. • Golding Drive 469-feet south of Stine Drive. • Scarry Drive 407-feet south of Golding Drive The applicant is proposing to construct all internal local roadways to offset 125-feet or greater from one another. b. Staff Comments/Recommendations: The applicant's proposal for Pullman Avenue does not meet District Collector Offset Policy for collectors intersecting minor arterials, which requires 18 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 collector roadway intersecting arterial roadways to be located at the half mile. However, a new collector road is shown on the Master Street Map (MSM) north of Amity Road across the site. Therefore, Pullman Avenue should be constructed as a collector roadway in alignment with the MSM collector, as proposed. The applicant's proposal for the roadways intersecting Rockhill Drive and Pullman Avenue meets District policy and should be approved, as proposed. 9. Stub Streets a. Existing Conditions: There are no streets stubbed to the site. b. Applicant Proposal: The applicant is proposing to construct 8 stubs streets located as follows (measured centerline to centerline): • Milne Drive stubbed to the west located 835-feet south of Amity Road. • Sendak Drive stubbed to the west located 277-feet north of the site's south property line. • Orwell Avenue stubbed to the south located 437-feet east of the site's west property line. • Nesbit Avenue stubbed to the south located 1,118-feet east of the site's west property line. • Pilkey Avenue stubbed to the south located 965-feet west of the site's east property line. • Tolstoy Avenue stubbed to the south located 558-feet west of the site's east property line. • Golding Drive stubbed to the west located 847-feet south of Amity Road. • Pullman Avenue stubbed to the south located at the site's east property line. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to install signs at the terminus of all local street stubs (Milne Drive, Sendak Drive, Orwell Avenue, Nesbit Avenue, Pilkey Avenue, Tolstoy Avenue, and Golding Drive) stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." The applicant should be required to install a sign at the terminus of Pullman Avenue stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 10. Driveways 10.1 Amity Road a. Existing Conditions: There is an existing 16-foot wide unimproved driveway located at the site's west property line. There is an existing 62-foot wide unimproved driveway located 1,173-feet east of the site's west property line. There are two 20-foot wide paved driveways from the site onto Amity Road located 595-feet and 641-feet from the site's east property line. There is a 14-foot wide unimproved driveway located 382-feet west of the site's east property line. b. Applicant's Proposal: The applicant is proposing to close the existing driveways with pavement widening and sidewalk on Amity Road. 19 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. As per Finding 2, the proposed sidewalk should be constructed as a multi-use pathway abutting the site on Amity Road. 10.2 Pullman Avenue a. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide curb-return type driveway onto Pullman Avenue located 87-feet north of Stine Avenue (measured centerline to centerline). b. Staff Comments/Recommendations: The applicant's proposal does not meet District Successive Driveway policy and should not be approved, as proposed. The applicant should be required to align the driveway with Stine Avenue or offset the roadway by 245-feet. 10.3 Silverstein Drive a. Applicant's Proposal: The applicant is not proposing any driveways on Silverstein Drive. b. Staff Comments/Recommendations: There are existing driveways from the site onto Amity Road which are used to serve the existing commercial site which is not being redeveloped but is included in this application. The applicant is required to close the existing driveways on Amity Road as it is an arterial roadway. If driveways are needed to serve the commercial site, they may be constructed as curb-cut or curb-return type driveways to a maximum width of 30-feet for low volume driveways with less than 100 vehicle trips per day. 11. Traffic Calming a. Applicant's Proposal: The applicant is proposing to construct the following roadways to a length over 750-feet: • Nesbit Avenue • Christie Avenue • Golding Drive • Silverstein Drive Pullman Avenue, a collector roadway, is proposed to extend over a length of 750-feet. b. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to redesign the roadways listed above to be less than 750-feet in length or provide traffic calming including the use of passive design elements approved by ACHD Traffic Services. Staff has concerns over the length of Pullman Avenue and its design as a long, straight street section and believes the design of the roadway will necessitate future traffic calming implementation by ACHD. Per District policy 7206.3.8, staff recommends the applicant be required to provide traffic calming to discourage excessive speeds through the use of passive design elements approved by ACHD Traffic Services. Speed humps/bumps, valley gutters, stop signs, and cross drains are not an acceptable tool for traffic calming on new streets and will not be accepted as traffic calming. 12. Bridge for Lateral Canal Crossing The District will require that the applicant have ACHD approved plans for the crossing of the Carlson/Belle Sub Lateral (Golding Drive) and Calkins Lateral (Rockhill 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 15t". The District retains the right to modify road closure approvals on any project based 20 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 on the needs of the District. Construction of projects approved after January 15th may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 13. Other Access Amity Road is classified as a minor arterial roadway, Oakbriar Way and Pullman Avenue are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. 21 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 F. Policy 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. Amity Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state 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 22 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 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 Amity Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-way. 5. Oakbriar Way & Pullman Avenue Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard 23 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right- of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. 24 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Oakbriar Way ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should align with Oak Briar Way on the north side of Amity Road and continue through the property stubbing to the south. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2- lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-feet of right- of-way. 6. 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. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-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 50-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. 25 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 • 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. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. 26 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a "hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. 7. Silverstein Drive Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial 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 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and bike lanes. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. 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 7208.5.7 states that the minimum radius permitted for a turnaround is 55-feet to back-of-curb. Landscape Medians Policy: District policy 7208.5.15 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. 27 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 • 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. 8. Alleys New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency's required block length. Alley Parking &Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right- of-way is prohibited. "No Parking" signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way)or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-feet for back-up space). Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90-degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline to centerline). Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency's required lot size allows for shorter buildable lots. Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way are discouraged and shall not result in dead-end alleys. 28 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 9. Roadway Offsets Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7206.4.3 states that access is typically prohibited within the influence area of an existing or future roundabout intersection, which is generally considered the area from the intersection to the far end of the splitter islands. District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). 10. Stub Streets Stub Street Policy: District policy 7206.2.4.3 (collector)/ 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 (collector)/ 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." or "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4 (collector)/ 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 11. Driveways 11.1 Amity Road Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. 29 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660- feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table la, requires driveways located on minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 11.2 Oakbriar Way & Pullman Avenue Access Policy: District Policy 7206.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. 30 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 11.3 Internal Local Streets Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 11.4 Silverstein Drive Driveway Location Policy: District policy 7208.4.1 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/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 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. 31 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, 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. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 12. Traffic Calming Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Commercial): District policy 7208.3.7 states that the design of commercial street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 13. 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. 14. 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. 15. Pathway Crossings 32 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 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. 33 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 G. Attachments Traffic Impact Study Storyrock Subdivision February 2025 Meridian, Idaho EXECUTIVE SUMMARY Storyrock Subdivision is a proposed mixed-use development located south of Amity Road between Linder Road and Meridian Road(SH 69)in Meridian,Idaho,as shown in Figure 1.1.CR Engineering,Inc.completed the traffic impact study(TIS)for the project. The scope of this TIS report was determined through coordination with the Ada County I-Iighway District (ACHD) Idaho Transportation Department (iTD) ivith iuputs from the Community Planning Association of Southwest Idaho(COMPASS). The TIS evaluated the potential traffic impacts resulting from background traffic growth,in-process developments in the area,and the proposed development,and identified improvements to iitigate the impacts if needed.Traffic impacts were evaluated based on the proposed land use and aceesses as shown in the preliminary site plan under weekday AM and PM peak hours traffic conditions. Table 1 summarizes the improvements needed to mitigate the traffic impacts for the following analysis years traffic conditions: i 2024 Existing traffic ■ 2030 Build-out year background traffic ■ 2030 Build-out year total traffic Table 1—Recomnnended Intersection and Roadway Improvements Summaiy lnterSQCti611 2030 Build-Out Year or 2024 Roadwav Segment Existing Background Total Victory Rd Construct EB and NB Widen intersection Widen intersection and right-turn lanes and and and Meridian Rd signal modifications signal modifications signal modifications Amity Rd Widen intersection Wideu intersection Widen intersection 0� and and and and Meridian Rd signal modifications signal modifications signal modifications Lake Hazel Rd Widen intersection Widen intersection and None and and Meridian Rd signal modifications signal modifications Oakbriar Wy � .�,;A N,;� Lnsi�alized intersectionLl with 5 lanes on Amin Road Ainity Rd Pullman k e L.� �;A N,,.A osignalixed intersection 0frith S lanes on Amity Road Amity Rd Amity Rd None Widen to 5 lanes Widen to 5 lanes Linder Rd to Meridian Rd 34 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 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. 35 Storyrock Subdivision / MPP25-0002 / H-2025- 0025 Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 36 Storyrock Subdivision / MPP25-0002 / H-2025- 0025