HomeMy WebLinkAbout2026-06-02 ACHD Draft Staff Report Miranda Gold,President
Alexis Pickering,Vice-President
AMI&ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/W — Patricia Nilsson,Commissioner
Date: DRAFT June 3, 2026
To: Laren Bailey, Conger Group
Staff Contact: Sam Standal, Assistant Traffic Engineer
Project Description: Summerlin Subdivision
Trip Generation: This development is estimated to generate 4,349 vehicle trips per
day, 2,174 vehicle trip per hour in the PM peak hour, based on the traffic impact study.
—Proposed Development Traffic Impact Study
Meets
All ACHD Policies
� -
PoliciesRequires Revisions to meet
ACHID -s, is mitigation
required
PlannedArea Roadway Level of ACHD
Service
Improvements D• area •.•
LOS Planning
Thresh• •
• Livable Street
Performance Measures
Area •.• meet ACHD's
LOS Planning Thresholds in Pedestrian LTS 1
the future with planned
improvements?
Is Transit Available?
Comments:
connecting you to more
Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Development Services Department
,--4�'
ACHD
connecting you to more
Project/File: DRAFT Summerlin Subdivision / MPP26-0011 / H-2026-0018
This annexation, zoning, and preliminary plat application for the development of a 551-
lot subdivision, consisting of 506 residential lots with single family homes and 45
common lots. This site is located at 1979 N Locust Grove Road and the application
includes a modification to a development agreement with the City of Meridian.
Lead Agency: City of Meridian
Site address: Southwest corner of Locust Grove and Via Roberto Lane
Staff Approval: DRAFT June 3, 2026
Applicant: Laren Bailey
Conger Group
4824 W Fairview Ave
Boise, ID 83706
Staff Contact: Sam Standal
Phone: 208-387-6384
E-mail: sstandal(d-)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.........................................10
F. Policy.........................................................................16
G. Attachments...............................................................25
H. Standard Conditions of Approval ...............................26
I. Conclusions of Law....................................................26
Request for Appeal of Staff Decision ................................27
1 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Locust Grove is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Columbia
Road between 2036 and 2040.
• The intersection of Locust Grove Road and Columbia Road is listed in the CIP to be
reconstructed as a roundabout with 2-lanes on the north leg, 2-lanes on the south, 2-lanes
east, and 1-lanes on the west leg between 2041 and 2045.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Locust Grove 1,212-feet Minor Arterial 273 Better than "E"
Columbia Road N/A Minor Arterial 230 Better than "E"
Via Roberto Lane 101-feet Collector N/A N/A
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts and the traffic impact
study.
• The average daily traffic count for Locust Grove north of Columbia Road was 4,065 on March
26, 2026.
• The average daily traffic count for Columbia Road east of Locust Grove Road was 3,692 on
March 20, 2024
• There are no current traffic counts for Via Roberto Lane
2 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
A. Site Specific Conditions of Approval
1. Improve Locust Grove Road abutting the site with 17-feet of pavement from centerline, a 3-foot-
wide gravel shoulder, and 10-foot-wide detached concrete sidewalk located a minimum of 27-feet
from the section line of Locust Grove Road. Tie the sidewalk into existing improvements located
directly north of the site to meet the current version of PROWAG.
2. Consistent with the findings of the TIS, construct a center left-turn lane on Locust Grove Road at
its intersection with Summerlin Drive when Summerlin Drive is constructed to intersect the roadway.
3. Dedicate right-of-way totaling 50-feet from the section line of Locust Grove Road abutting the site.
4. To accommodate the widening of the bridge on Locust Grove Road over the Rawson Canal, provide
a road trust deposit in the amount of$149,688 to pay for '/4 widening of the bridge prior to ACHD's
signature on the first final plat.
5. Close the existing private road (Cavalli Lane) on Locust Grove Road with 3-foot-wide gravel
shoulder and 10-foot-wide detached concrete sidewalk.
6. Construct Via Roberto Lane abutting the site's north property line as half of a 36-foot-wide collector
street section with vertical curb, gutter, an 8-foot-wide planter strip, and 5-foot-wide detached
concrete sidewalk. If Via Roberto Lane hasn't been constructed as part of Discovery Park Phase 3,
construct an additional 12-feet of pavement beyond centerline.
If the City of Meridian requires the construction of a 10-foot wide sidewalk or MUP abutting the site
then the roadway should remain 36-feet in width to allow for on-street parking once Phase 3 of
Discovery Park is developed across from the site.
7. Provide a road trust deposit for half of the cost of a Rectangular Rapid Flashing Beacon, to be built
at Via Roberto Lane's intersection with Altaira Avenue when Phase 3 of Discovery Park is
developed. The exact amount of the road trust deposit will be determined during plan review.
8. Construct Barchetta Avenue abutting the site's east property line as half of a 36-foot-wide collector
street section with vertical curb, gutter, an 8-foot-wide planter strip, and 5-foot-wide detached
concrete sidewalk, plus 12-feet of pavement beyond centerline.
If the City of Meridian required the construction of a 10-foot wide sidewalk or MUP, then the roadway
width may be reduced to half (plus 12-feet) of a 26-foot collector street section. 36-feet should be
maintained at the Barchette Avenue/Vio Roberto Lane intersection.
9. Provide a road trust deposit to ACHD in the amount of $299,376 to pay for '/4 of the crossing and
allow for the construction of the bridge in the future when the adjacent parcels develop. The road
trust deposit for the crossing of the Rawson Canal should be provided prior to ACHD's signature
on the plat that includes Barchetta Avenue
10. Construct the proposed entry portions of Summerlin Drive, Steeple Avenue, Ambervale Street, and
Altaira Avenue within the site with two 20-foot-wide travel lanes, an 8-foot-wide center landscape
median, vertical curb, gutter, 8-foot-wide planter strip, and 5-foot-wide detached concrete sidewalk.
Provide Fire Department approval for the use of a reduced street section.
Plat the landscape median islands as right-of-way owned by ACHD. The applicant or future home-
owners association should enter into a license agreement with ACHD if landscaping is desired
within the island.
Install "No Parking" Signs at proposed street entrances and coordinate a signage program with
District Development Review Staff.
3 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
11. Construct Summerlin Drive within the site as a 33-foot local street section with curb, gutter, an 8-
foot-wide planter strip, and 5-foot-wide detached concrete sidewalk.
12. Construct the following internal streets as 27-foot local street sections with curb, gutter, and 5-foot-
wide attached concrete sidewalk:
• Ambervale Street
• Airmont Avenue
• Spring Gate Avenue
• Bluebell Street
• Hennike Avenue
• Summa Street
• Hadler Drive (East of Altaira)
• Skyra Avenue
• Aeris Street
• Ventura Avenue
• Cloudcroft Street
• Altaira Avenue (South of Cloudcroft)
• Highvera Way
13. Install "No Parking" signs on one side of the 27-foot-wide streets. Coordinate a signage program
with District Development Review Staff. Provide written fire department approval for use of the
reduced street section.
14. Construct all other internal local streets as 33-foot local street sections with curb, gutter, and 5-foot-
wide attached concrete sidewalk.
15. Dedicate right-of-way for all streets within or abutting the site (except for Locust Grove Road)
extending to 2-feet behind the back of sidewalk. For detached sidewalk, the applicant may instead
dedicate right-of-way to 2-feet behind the back of curb and provide a permanent right-of-way
easement from the edge of right-of-way to 2-feet behind the back of sidewalk.
16. Construct the following roads with the proposed offset:
• Summerlin Drive to intersect Locust Grove, located 678-feet south of Via Roberto Lane.
• Ambervale Street to intersect Barchetta Avenue, located 1,126-feet south of Via Roberto Lane.
• Altaira Street to intersect Via Roberto Lane, located 691-feet east of Locust Grove Road.
17. Construct one stub street to the east, Via Roberto Lane, located at the site's north property line. If
this stub street is greater than 150-feet in length, then a temporary cul-de-sac turnaround should
be provided. The temporary cul-de-sac turnaround should be paved and constructed to the same
dimensional standards as a standard cul-de-sac. If the cul-de-sac extends beyond the dedicated
right-of-way, then a temporary turnaround easement should be provided. If the 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. Install a sign at the terminus
of the stub street which states that "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS
ROADWAY WILL BE EXTENDED IN THE FUTURE".
4 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
18. Construct one stub street to the south, Stub Barchetta, located at the site's east property line. If the
stub street is greater than 150-feet in length then a temporary cul-de-sac turnaround should be
provided. The temporary cul-de-sac turnaround should be paved and constructed to the same
dimensional standards as a standard cul-de-sac. If the cul-de-sac extends beyond the dedicated
right-of-way, then a temporary turnaround easement should be provided. If the 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 a sign at the terminus of the
stub street stating that "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS ROADWAY
WILL BE EXTENDED IN THE FUTURE".
19. Redesign the following internal streets to reduce the length of the roadways or to include passive
traffic calming design elements. The ultimate locations and design will be determined during plan
review by Development Services staff. Traffic humps/bumps and valley gutters will not be accepted
as traffic calming.
• Hadler Drive
• Cloudcroft Street
• Summa Street
• Crimson Clover Drive
• Pipergate Avenue
• Glenmount Way
• Altaira Avenue
20. The District will require that the applicant have ACHD approved plans for the crossing of the
Rawson Canal (Barchetta Avenue) prior to the pre-construction meeting and final plat approval.
Note: Timing of project plan submittals should take into account review times, lead time for precast
members and potential roadway closures. To ensure construction prior to irrigation season,
approval of the project plans must be attained by January 15th.The District retains the right to modify
road closure approvals on any project based on the needs of the District. Construction of projects
approved after January 15th may be postponed until after irrigation season is over in October. It is
recommended that bridge submittals be submitted before the end of the current irrigation season
to ensure the best time frame for construction is attained. Submittals will need to include the street
section extending over the bridge to ensure the requirements of the roadway are met.
21. Other than access specifically approved with this application, direct lot access to Locust Grove
Road, Via Roberto Lane, and Barchetta Avenue is prohibited.
22. If a multi-use pathway is to be constructed within or adjacent to the site, then the design of those
facilities shall be consistent with ACHD's Multi-Use Path & Raised Bike Lane Tool Kit. Additional
right-of-way dedication may be required at all intersections(streets and driveways)to accommodate
setbacks. Contact Development Review with questions prior to plan submittal.
23. 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.
24. 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.
25. Comply with all Standard Conditions of Approval.
5 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
B. Vicinity Map
E-Via-RnbertwSt _-. .-
!
� m
I V'i
him-
r E�Fiadl�r 5t 3
s.r
M
J
�y
l
• .'• r
r
it� �L- �•?�r•4. ��� - �,
e+L. 1. �� �'•' Y
_.. i
f !
6 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
xx -
r
4r,
C. Site Plan
r
nmmmmmmomJW.�
i Y }
M
�-4 •� *r r r r"r. �
Subdivision MP •
H-2026-0018
D. Traffic Impact Study - Summary and Findings
1. Traffic Impact Study
CR Engineering prepared a traffic impact study (TIS) for the proposed Summerlin Subdivision. An
executive summary of the findings as presented by CR Engineering can be found as attachment
A. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and
practices and may have additional requirements beyond what is noted in the TIS. Staff comments
and recommendations on the submitted traffic impact study can be found below.
a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District's planning Capital Projects.
• Reducing the scope and/or scale of the project.
Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD,
the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall
demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Five Year Plan (FYP) or the Capital Improvements Plan (CIP); no alternative
mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the FYP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the hour
prior to after the determined peak hour within the two-hour peak period, (sometime
analyzed as hour before or after peak period) and (ii) provide a safety analysis to
determine alternative mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum acceptable
level of service planning thresholds in the shoulder hour, the applicant may suggest
feasible alternative mitigation measures beyond improvements from District policy,
such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements,
etc. within 1.5 miles of the proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may request to
enter into a Development Agreement and pay into the Priority Corridor Fund an
amount determined by the ACHD to offset impacts from the project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
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 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
b. TIS Findings: All study area intersections and segments are expected to operate at an
acceptable level of service under 2026 existing, 2035 background, and 2035 build-out traffic
conditions. One intersection meets ACHD warrants for a left turn lane:
• Locust Grove Road / Summerlin Drive
• Meets ACHD warrant for a center left turn lane in the AM and PM peak hour in
the 2035 Build-Out scenario.
c. Staff Comments/Recommendations: Staff comments are provided by Development Review
staff.
Consistent with the findings of the TIS, the applicant should be required to construct a center
left turn lane on Locust Grove Road at Summerlin Drive when Summerlin Drive is constructed
to intersect the roadway.
9 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
E. Findings for Consideration
1. Maximum ADT on a Local Road
a. Applicant Proposal: The applicant is proposing to construct the entrance roadway, Summerlin
Drive, to intersect Locust Grove Road as a local street. Based on the provided traffic impact
study, the entry portion of Summerlin Drive is anticipated to carry 2,340 vehicle trips per day at
build out of the development.
Pinnacle Mixed-Use Development w
(Linder construction)
� PJT5
� � d
Y4 1,3101 l S6Q'
Via Roberto Ln — _— — —-_ ----- —
� I
Hadler Subdivision i
6 0+ (Under Construction) I
I , r
ummelirn Dr 1,130`
2 340 -- _ 1360 ......
I sao I
I
j 500 • 430 — I
'v --- --- 220 _
310: a
380
Legend:
— — Straight roadway segment exceeds 750'
+ needing traffic calming ineasure
_ � I
Fsool ADT
2,02U' 1.57Q'
Columbia Rd Columbia Rd
b. Staff Comments: The applicant's proposal does not meet District Policy, which typically limits
daily traffic on a local roadway to 2,000 trips per day. However, there is no front-on housing on
this portion of Summerlin Drive, a short segment of a collector roadway is undesirable in this
location, and the average daily traffic is anticipated to be reduced in the future with the
connection of Barchetta Avenue, staff recommend the applicant's proposal be approved, as
proposed.
2. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 2-travel lanes, 26-feet of pavement,
and no curb, gutter or sidewalk abutting the site. There is 60 to 62-feet of right-of-way for Locust
Grove Road (25-feet from centerline).
10 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
There is a 30-foot-wide existing private road, Cavalli Lane, intersecting Locust Grove Road 640-
feet south of Via Roberto Drive.
b. Applicant Proposal: The applicant is proposing to improve Locust Grove Road with 3-foot-
wide gravel shoulder and 10-foot-wide concrete sidewalk abutting the site.
The applicant is proposing to close the Cavalli Lane with 3-foot-wide gravel shoulder and 10-
foot-wide detached concrete sidewalk.
c. Staff Comments/Recommendations: The centerline of Locust Grove Road abutting the site
is not centered on the section line and is offset approximately 12-to-14 feet west of the existing
centerline of the roadway. Consistent with prior actions in the vicinity of the site, sidewalk
location and right-of-way dedication on Locust Grove Road should be measured from the
section line of the roadway.
The applicant's proposal to construct 10-foot-wide detached concrete sidewalk meets District
Policy and should be approved.The applicant should be required to improve Locust Grove Road
abutting the site with 17-feet of pavement from centerline plus a 3-foot-wide gravel shoulder.
The sidewalk should be located a minimum of 27-feet from the section line of Locust Grove
Road. The sidewalk should be tied into existing improvements located directly north of the site
consistent with PROWAG.
Consistent with the findings of the TIS, the applicant should be required to construct a center
left-turn lane on Locust Grove Road at Summerlin Drive when Summerlin Drive is constructed
to intersect the roadway.
ACHD policy requires that the Master Street Map (MSM) guide roadway improvements and the
acquisition of right-of-way. Consistent with the MSM, the applicant should be required to
dedicate right-of-way totaling 50-feet from the section line of Locust Grove Road abutting the
site.
To accommodate the future widening of the bridge on Locust Grove Road over the Rawson
Canal, the applicant should be required to provide a road trust deposit to ACHD in the amount
of$149,688 to pay for'/4 of the widening of the bridge. The road trust deposit should be provided
prior to ACHD's signature on the first final plat.
The applicant's proposal to close the private road onto Locust Grove Road meets District Policy,
and should be approved, as proposed.
3. Via Roberto Lane
a. Existing Conditions: Via Roberto Lane stubs to the site's west property line and is improved
with 2-travel lanes, vertical curb, gutter, and detached sidewalks directly west of the site. There
is no right-of-way for Via Roberto Lane abutting the site.
As part of Discovery Park, a 42-foot-wide permanent right-of-way easement was provided along
Discovery Park's south property line abutting the site's north property line to accommodate the
construction of Via Roberto Lane.
b. Applicant Proposal: The applicant is proposing to extend Via Roberto Lane into the site at the
north property line as a half of a 36-foot-wide collector street section with vertical curb, gutter,
8-foot-wide planter strip, and 5-foot-wide detached concrete sidewalk. The applicant is
proposing to dedicate right-of-way extending to 2-feet behind the back of curb on Via Roberto
Lane.
Based on pedestrian plan provided as part of the application materials, a pathway is proposed
to extend through the site to Via Roberto Lane at its intersection with Altaira Avenue. The
pathway will provide direct pedestrian access to Discovery Park.
11 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
c. Staff Comments/Recommendations: The applicant's proposal to construct Via Roberto Road
meets District Policy and should be approved. If this site develops prior to Via Roberto Road's
construction with Phase 3 of Discovery Park, the applicant should be required to construct an
additional 12-feet of pavement beyond centerline to provide an adequate roadway surface.
If the City of Meridian requires the construction of a 10-foot wide sidewalk or MUP abutting the
site then the roadway should remain 36-feet in width to allow for on-street parking once Phase
3 of Discovery Park is developed across from the site.
To facilitate the proposed pedestrian crossing on Via Roberto Lane, the applicant should
provide a road trust deposit for half of the cost of a Rectangular Rapid Flashing Beacon, to be
built at Via Roberto Lane's intersection with Altaira Avenue when Via Roberto Lane is
completed. This will allow the City of Meridian to install the protected crossing when the Phase
3 of the park is developed. The exact amount of the road trust deposit will be determined during
plan review.
4. Barchetta Avenue
a. Existing Conditions: Barchetta Avenue does not exist within or abutting the site. It is listed on
the Master Steet Map as a north-south collector roadway abutting the site's east property line.
b. Applicant Proposal: The applicant is proposing to construct Barchetta Avenue abutting the
site's east property line as half of a 36-foot-wide collector street section with vertical curb, gutter,
an 8-foot-wide planter strip, and 5-foot-wide detached concrete sidewalk.
The applicant is proposing to dedicate right-of-way extending to 2-feet behind the back of curb
on Via Roberto Lane and Barchetta Avenue.
c. Staff Comments/Recommendations: The applicant's proposal to construct Barchetta Avenue
abutting the site generally meets District Policy. The applicant should be required to construct
Barchetta Avenue as half of a 36-foot-wide collector street section with vertical curb, gutter, an
8-foot-wide planter strip, 5-foot-wide detached concrete sidewalk, plus an additional 12-feet of
pavement beyond centerline to provide an adequate roadway surface.
If the City of Meridian required the construction of a 10-foot wide sidewalk or MUP, then the
roadway width may be reduced to half(plus 12-feet)of a 26-foot collector street section. 36-feet
should be maintained at the Barchette Avenue/Via Roberto Lane intersection.
The Rawson Canal runs east/west along the site's south property line, and a bridge is required
to be constructed on Barchetta Avenue over the Rawson Canal. However, the adjacent parcels
to the east and south have not developed, making it infeasible to construct a bridge. The
applicant should be required to provide a road trust deposit to ACHD in the amount of
$299,376.00 to pay for'/4 of the crossing and allow for the construction of the bridge in the future
when the adjacent parcels develop. The road trust deposit for the crossing of the Rawson Canal
should be provided prior to ACHD's signature on the plat that includes Barchetta Avenue.
12 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
5. Internal Local Streets
a. Existing Conditions: There are no public streets internal to the site. Steeple Avenue currently
stubs to the site's north property line, located 505-feet east of Locust Grove Road, Hadler Drive
currently stubs to the site's west property line, located 180-feet south of Via Roberto Drive.
b. Applicant Proposal: The applicant is proposing extend Steeple Avenue and Hadler Drive into
the site and to construct all internal streets as 33-foot wide local street sections with rolled curb,
gutter, and 5-foot-wide attached concrete sidewalk, except for those noted below.
The applicant is proposing to construct Summerlin Drive as a 33-foot-local-wide local street
section with vertical curb, gutter, 8-foot-wide planter strip, and 5-foot-wide detached sidewalk.
The applicant is proposing to construct the following streets as 27-foot-wide local street sections
with rolled curb, gutter, and 5-goot-wide attached concrete sidewalk:
• Ambervale Street
• Airmont Avenue
• Spring Gate Avenue
• Bluebell Street
• Hennike Avenue
• Summa Street
• Hadler Drive (East of Altaira)
• Skyra Avenue
• Aeris Street
• Ventura Avenue
• Cloudcroft Street
• Altaira Avenue (South of Cloudcroft)
• Highvera Way
The applicant is proposing to construct the entry segments of Summerlin Drive, Steeple Avenue,
Ambervale Street, and Altaira Avenue with two 18.5-foot-wide travel lanes, an 8-foot-wide
center landscape median, vertical curb, gutter, 8-foot-wide planter strip, and 5-foot-wide
detached concrete sidewalk. The applicant is proposing to dedicate right-of-way for each street
extending 2-feet behind the back of sidewalk.
c. Staff Comments/Recommendations: The applicant's proposal generally meets District Policy,
except for the proposed 18.5-foot-wide lanes at the local street entrances of Summerlin Drive,
Steeple Avenue, Ambervale Street, and Altaira Avenue and should be approved. To meet
District Policy and provide adequate maneuverability for emergency vehicles, the applicant
should be required to construct each side of the local street entrances with a minimum width of
20-feet.
The applicant should be required to install "No Parking" Signs at the local street entrances and
to coordinate a signage program with District Development Review Staff.
The applicant should be required to plat the landscape median islands as right-of-way owned
by ACHD. The applicant or future home-owners association should enter into a license
agreement with ACHD if landscaping is desired within the island.
13 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
Parking is restricted on one side of the 27-foot street sections. The applicant should be required
to install "No Parking" signs on one side of the streets. Coordinate a signage program with
District Development Review Staff.
The applicant should be required to provide Fire Department approval for use of the reduced
street sections (27-foot and 20-foot).
6. Roadway Offsets
a. Existing Conditions: There are no streets internal to the site.
b. Applicant's Proposal: The applicant is proposing to construct the following streets to intersect
collector or arterial streets (measured centerline-to-centerline):
• Summerlin Drive to intersect Locust Grove, located 678-feet south of Via Roberto Lane.
• Ambervale Street to intersect Barchetta Avenue, located 1,126-feet south of Via Roberto
Lane.
• Altaira Street to intersect Via Roberto Lane, located 691-feet east of Locust Grove Road.
c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed.
7. Stub Streets
a. Existing Conditions: There are no existing stub streets within the site.
b. Applicant Proposal: The applicant is proposing to construct two stub streets as follows:
• Barchetta Avenue as a N-S collector to stub to the site's south property line, located at
the site's east property line.
• Via Roberto Lane as an E-W collector to stub in alignment with the site's east property
line, located abutting the site's north property line.
c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved. Barchetta Avenue extends greater than 150-feet in length. Therefore, to
meet District Stub Street Policy, the applicant should be required to construct a temporary cul-
de-sac turnaround at the terminus of the stub street. The temporary cul-de-sac turnaround
should be paved and constructed to the same dimensional standards as a standard cul-de-sac.
If the cul-de-sac extends beyond the dedicated right-of-way, then a temporary turnaround
easement should be provided. If the temporary easement extends onto a buildable lot, the
entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot
until the street is extended.
The applicant should be required to install a sign at the terminus of each stub street stating that
"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS ROADWAY WILL BE EXTENDED
IN THE FUTURE".
8. Traffic Calming
a. Applicant's Proposal: The applicant is proposing to construct the following local street
segments to exceed 750-feet in length:
• Hadler Drive
• Cloudcroft Street
• Summa Street
14 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
• Crimson Clover Drive
• Pipergate Avenue
• Glenmount Way
• Altaira Avenue
b. Staff Comments/Recommendations: The applicant should be required to redesign the listed
street segments to reduce the length of the roadways or to include passive traffic calming design
elements. The ultimate locations and design will be determined during plan review by
Development Review staff.
Speed humps/bumps and valley gutters will not be accepted as traffic calming.
9. Bridge for Rawson Canal Crossing
The District will require that the applicant have ACHD approved plans for the crossing of the
Rawson Canal prior to the pre-construction meeting and final plat approval. Note: Timing of project
plan submittals should take into account review times, lead time for precast members and potential
roadway closures. To ensure construction prior to irrigation season, approval of the project plans
must be attained by January 15th. The District retains the right to modify road closure approvals on
any project based on the needs of the District. Construction of projects approved after January 15th
may be postponed until after irrigation season is over in October. It is recommended that bridge
submittals be submitted before the end of the current irrigation season to ensure the best time frame
for construction is attained. Submittals will need to include the street section extending over the
bridge to ensure the requirements of the roadway are met.
10. Other Access
Locust Grove Road is classified as a minor arterial roadway, Via Roberto Lane and Barchetta
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.
15 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
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. Locust Grove Road
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken to all
of the adjacent streets. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact
the District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that
the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width
typically accommodates a single travel lane in each direction, and a continuous center left-turn lane,
and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on
both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in
the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review
Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the
street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer.
Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of
pavement on both sides of the median is provided.
16 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
If a landscaped median is included in any of these cross sections, the landscaping shall be
maintained by license agreement with the adjacent HOA, property owner, or by interagency
agreement with the corresponding land use jurisdiction.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathway and buffers.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation
for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact
fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the
Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor
for future capacity improvements, as provided in Section 7300.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District's planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of-
way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind
the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the
pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to
the entire site. Curb, gutter and additional pavement widening may be required (See Section
7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Locust Grove Road is designated in the MSM as
a Residential Arterial with 3-lanes and on-street bike lanes, a 37-foot street section within 100-feet
of right-of-way.
17 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
5. Via Roberto Drive and Barchetta Avenue
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets. Improvements shall
include transitional segments in accordance with ADA and the current version of PROWAG.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street
is designated with a typology on the Master Street Map, that typology shall be considered for the
required street improvements. If there is no typology listed in the Master Street Map, then standard
street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian
facilities above those identified in the Livable Streets Design Guide and Master Street Map to
ensure the safest facility possible based on current best practice.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-
of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and
width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk or multi-use path is located within an
easement; in which case the District will require a minimum right-of-way width that extends 2-feet
behind the back-of-curb on each side.
The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes. If a multi-use path is determined to be the required treatment, the street section shall be
reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a
path is installed, the street section may be reduced to 26-feet.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a
collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will
consider a 33-foot or 29-foot street section with written fire department approval and taking into
consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes,
and on-street parking.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathways and buffers.
Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-
feet), plus 12-feet of additional pavement widening beyond the centerline established for the street
to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A
3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff
shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress
bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in
lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required
facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge
of the path. Street trees are encouraged between the pedestrian facility and the roadway when
irrigation and maintenance will occur by the adjacent property owner or HOA through an approved
license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer
space when street trees are not practicable.
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
18 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development
Review staff will be responsible for determining the required facility. The path shall be built 8-feet
behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged
between the pedestrian facility and the roadway when irrigation and maintenance will occur by the
adjacent property owner or HOA through an approved license agreement. Vertical hardscape
alternatives to street trees may be considered in the buffer space when street trees are not
practicable.
Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be
allowed to deviate from a straight line when authorized by Development Review staff to meet site
specific conditions (i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of
the right-of-way. The easement shall encompass the entire area between the right-of-way line and
2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Via Roberto Lane 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. This segment of Via Roberto Lane is designated
in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section
within 66-feet of right-of-way.
Barchetta Avenue ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master
Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific
roadway features required through development. A new collector roadway was identified on the
MSM with the street typology of Residential Collector. The new collector roadway should align with
Recreation Avenue to the north of the site 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 66-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.
19 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required
on both sides of all local street, except those in rural developments with net densities of one dwelling
unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case
a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require
wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-
feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide
increased safety and protection of pedestrians and to allow for the planting of trees in accordance
with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the
applicant may submit a request to the District, with justification, to reduce the width of the parkway
strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering
sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within
the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may be
constructed in turnarounds if a minimum 29-foot street section is constructed around the island.
The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design
vehicle without backing. The developer shall provide written approval from the appropriate fire
department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width shall
be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a"hold harmless" clause; requirements for maintenance by the developer;
liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
7. Reduced Internal Local Streets
Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy
20 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of-curb to back-
of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically
be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street
section is not allowed by the City of Kuna and City of Star. In some cases, this street width may not
accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be
constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional
roadway width is necessary to extend the utilities.Although some parking is allowed by the following
subsections, the District will further restrict parking on a reduced width street if curves or other
physical features cause problems, if actual emergency response experience indicates that
emergency vehicles may not be able to provide service, or if other safety concerns arise. One of
the following three sets of design conditions shall apply.
Design Condition #1: Parking is allowed on one side of a reduced width street when all of the
following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install NO PARKING signs on one side of the street, as specified by the
District and as specified by the appropriate fire department.
• This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks
on both sides and shall typically be constructed within 41-feet of right-of-way.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no
possibility that another street may be connected to it in a manner that would allow more than
1,000 vehicle trips per day.
Design Condition #2: Parking is allowed on both sides of a reduced width street when the street
layout has the qualities of a road grid system. This provides fire trucks and other emergency
vehicles alternate routes of access since the ability to pass another vehicle may be compromised
by placement of parked vehicles on both sides of the street. The following criteria shall be met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The block length of the street shall not exceed 500-feet, measured between centerlines.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
• A minimum of two street connections shall be provided to each end of the street with the
reduced width. The two connecting streets shall each connect to the larger street system to
provide the intended alternate routes of access. A street system that has one street
connection to the larger street network on one end and a loop/circle street on the other end
with no outlet shall not be approved.
• This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks
on both sides and shall typically be constructed within 41-feet of right-of-way.
Design Condition #3: Parking is allowed on both sides of a reduced width residential street with
passing pockets that are created when two driveways are constructed near the same property line,
where a 50-foot segment will not have on—street parking on the side of the street with the
driveways. This provides fire trucks and other vehicles areas to move to the side of the street to
allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both
sides of a reduced width street when the following criteria are met:
• The street is in a residential area.
21 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• Driveway locations are predetermined with curb cuts for the driveways to be installed when
the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be
paired with an adjacent lot. If there are an odd number of lots, one lot at either end of the
street will not be paired. Each pair of lots shall locate its driveway 5-feet from the shared lot
line of the pair.
• This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks
on both sides and shall typically be constructed within 41-feet of right-of-way.
• The lots cannot abut an alley.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required
on both sides of all local streets, except those in rural developments with net densities of one
dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in
which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions
may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-
feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide
increased safety and protection of pedestrians and to allow for the planting of trees in accordance
with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the
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.
8. Roadway Offsets
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new
local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the
minimum allowable offset shall be 660-feet as measured from all other existing roadways as
identified in Table 1 a (7205.4.6).
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways
intersecting principal arterials is one half-mile.
District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing
collectors is '/4 mile to allow for adequate signal spacing and alignment.
District policy 7206.4.3 states that access is typically prohibited within the influence area of an
existing or future roundabout intersection, which is generally considered the area from the
intersection to the far end of the splitter islands.
22 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
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).
District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
9. Stub Streets
Stub Street Policy: District policy 7206.2.4.3 (collector) 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), 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 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: 7206.2.4.4 (collector) 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.
10. Traffic Calming
Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local
street systems should discourage excessive speeds by using passive design elements. If the
design or layout of a development is anticipated to necessitate future traffic calming implementation
by the District, then the District will require changes to the layout and/or the addition of passive
design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider
texture changes to the roadway surface (i.e. stamped concrete) as a passive design element.
These alternative methods may require maintenance and/or license agreement.
Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector streets
should be designed to discourage speeds above 35 MPH and in a residential area, collector streets
should be designed to discourage speeds above 30 MPH. The design of collector street systems
should discourage excessive speeds by using passive design elements. If the design or layout of
a development is anticipated to necessitate future traffic calming implementation by the District,
then the District will require changes to the layout and/or the addition of passive design elements
such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes
23 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative
methods may require a maintenance and/or license agreement.
11. 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.
12. 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.
13. Pathway Crossings
United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb
ramps runs and blended transitions shall be equal to the width of the shared use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
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.
24 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
G. Attachments
Attachment A: Traffic Impact Analysis
25 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
ENGINE�nrt�G,INC.
181 East 50th Street
Garden City, ID 83714
(208)841-4996
MEMORANDUM
DATE: June 10,2024
Updated April 20, 2026
604AL
TO: Laren Bailey T '
DevCo, LLC
FROM: Chhang Ream,P.E.,PTOE 1
CR Engineering, Inc.
PROJECT: Summerlin Subdivision '`�5'A
G
Meridian,Idaho
SUBJECT: Traffic Impact Analysis Update
Introduction and Summary
The original traffic impact analysis(TIA)for the proposed Summerlin Subdivision was completed and accepted by
the Ada County Highway District (ACHD) in 2024. The original site plan has been revised to include additional
development, increasing the total number of single-family lots from 338 to 506. As requested, CR Engineering,
Inc. updated the TIA to reflect the revised site plan, and the update is summarized in this memorandum.
The scope of the TIA update remains the same as the original TIA, focusing on the proposed site access per ACHD
request. The following sections summarize the proposed development, existing conditions of the study area,traffic
forecasts, and traffic impact analysis. The key findings are:
■ Site trip generation
• The proposed development is estimated to generate 4,349 weekday daily trips, 345 trips in the AM
peak hour, and 428 trips in the PM peak hour
• Approximately 85% of the site traffic is estimated to have origins/destinations north of the site, and
15% south of the site
■ Proposed Summerlin Drive on Locust Grove Road
• Located approximately 680 feet south of Via Roberto Lane
o Meets ACHD 660 feet local road spacing on Locust Grove Road, a 50-mph minor arterial
• The proposed Summerlin Drive and Locust Grove Road intersection is anticipated to warrant a
southbound left-turn lane under the 2035 build-out year total traffic conditions
o Warranted by 2028 when 100 lots are constructed and occupied,generating approximately 100 PM
peak hour trips
S:Iprojectsl24-19 Summerlin SubdivisionWoclSummerlin Subdivision TIA Update.docx Pagel of 8
Traffic Impact Analysis Update Summerlin Subdivision
Apri12026 Meridian, Idaho
• The proposed Summerlin Drive and Locust Grove Road intersection is anticipated to meet minimum
operational thresholds under the 2035 build-out year total traffic conditions, with and without the
southbound left-turn lane
• The site access intersection is estimated to have adequate sight distance exceeding 555 feet north and south
of the site
■ Proposed access on Via Roberto Lane
• Located approximately 1,310 feet east of Peak Avenue and 660 feet west of Barchetta Avenue
o Meets ACHD 330 feet local road spacing on Via Roberto Lane, a 35-mph collector street
• The proposed site access intersection is not anticipated to warrant turn lanes under 2035 total traffic
conditions
• Anticipated to meet minimum operational thresholds under the 2035 build-out year total traffic
conditions
• Estimated to have adequate intersection sight distance exceeding 390 feet east and west of the site
Proposed Ambervale Street on Barchetta Avenue
• Located approximately 1,130 feet south of Via Roberto Lane and 1,570 feet north of Columbia Road
o Meets ACHD 330 feet local road spacing on Barchetta Avenue, a 35-mph collector street
• The proposed site access intersection is not anticipated to warrant turn lanes under 2035 total traffic
conditions
• Anticipated to meet minimum operational thresholds under the 2035 build-out year total traffic
conditions
• Estimated to have adequate sight distance exceeding 390 feet north and south of the site
�ENGINE H G,INC. Page 2 of 8
Traffic Impact Analysis Update Summerlin Subdivision
Apri12026 Meridian, Idaho
Proposed Development
Figure 1 shows the revised preliminary site plan for Summerlin Subdivision. The revised site plan included
additional development in the northeast area,increasing the total number of lots from 338 single-family lots to 506.
The expected build-out year is 2035, but this may change depending on the market conditions. The development
proposes one full-movement site access, Summerlin Drive, on Locust Grove Road. Additionally,the development
is planning to construct one-half of the future mid-mile collector street(Barchetta Avenue) and Via Roberto Lane
along the site frontages. The preliminary site plan also shows connections to Hadler Subdivision.
Figure 1—Preliminary Site Plan
Pinnacle Mixed-Use Development
(Under Construction) f
I
NTS
Via Roberto Ln
l H I
Hadler Subdivision j
(Under Construction)
ummet
i
d
/ �— ---- —� --—— j s
I
I i
J� i i i I
� I i
III
Ij
� i
!
�ENGNE H G,INC. Page 3 of 8
Traffic Impact Analysis Update Summerlin Subdivision
Apri12026 Meridian, Idaho
Existing Conditions
Locust Grove Road is a two-lane minor arterial with a posted speed limit of 50 mph. It has a rural section without
a curb,gutter,sidewalks,or bicycle lanes along the site frontage. Existing traffic on the Locust Grove Road segment
adjacent to the site was collected on March 26,2026,and is attached. The existing ADT on Locust Grove adjacent
to the site is 4,065 vehicles per day. The maximum peak hour directional volume on this Locust Grove Road
segment is 273 vehicles per hour (vph), which is less than the 575 vph planning threshold for a two-lane minor
arterial.
Via Roberto Lane has been improved along the frontages of the Hadler Subdivision and Pinnacle Subdivision as a
two-lane collector street.
There was one (1)reported crash on Locust Grove Road along the site frontage between 2021 and 2025.
Traffic Forecasts
The analysis year is 2035, corresponding to the expected build-out year of the development. 2035 background
traffic on the study area segment of Locust Grove Road is estimated by extrapolating the existing counts with a 7%
annual growth rate,which is the same growth rate used in the Pinnacle Mixed-Use Development TIS.
Off-site traffic generated by the Hadler Subdivision and Pinnacle Subdivision will be the traffic growth on Via
Roberto Lane. Some off-site traffic generated by the Hadler Subdivision will use Summerlin Drive to access Locust
Grove Road.
Site trip generation for Summerlin Subdivision is estimated using the procedures recommended in the Trip
Generation Manual (12'Edition), published by the Institute of Transportation Engineers (ITE). At full build-out,
the development is estimated to generate 4,349 weekday daily trips, 345 trips during the AM peak hour, and 428
trips during the PM peak hour, as summarized in Table 1. Approximately 15% of the site traffic is estimated to
have origins/destinations to the south and 85%to the north.
Table 1 —Build-Out Site Trip Generation Summary
ITE Tota I
Land Use Code Size Unit Period Trips Entering Exiting
Weekday Daily (vpd) 4,349 50% 2,175 50% 2,174
Single-Family 210 506 DU AM Peak Hour(vph) 345 27% 93 73/°° 252
Detached Housing
PM Peak Hour(vph) 428 62% 265 38% 163
�ENGNE RING,INC. Page 4 of 8
Traffic Impact Analysis Update Summerlin Subdivision
Apri12026 Meridian, Idaho
Barchetta Avenue is not anticipated to be connected to Columbia Road or Lake Hazel Road by 2035. All site traffic
is anticipated to use Summerlin Drive and Via Roberto Lane to access Locust Grove Road. Figure 2 shows the site
traffic assignment. Some site traffic may use Peak Avenue to access Via Roberto Lane. Figure 3 summarizes the
existing and projected traffic at the Summerlin Drive and Locust Grove Road intersection. The proposed site access
intersections on Via Roberto Lane and Barchetta Avenue are anticipated to carry only the site traffic.
Figure 2—Site Traffic Summary
1 ummerlin Dr&Locust Grove Rd 2 Site Access&Via Roberto Ln 3 Ambervale St&Barchetta Ave
14 44 5 0
120 12
AM Peak 5 AM Peak 12 AM Peak
r 25 38—� 0 0--�
5 9 104 0 0 0
1 ummerlin Dr&Locust Grove Rd 2 Site Access&Via Roberto Ln 3 Ambervale St&Barchetta Ave
10 123 16 0
80 5
PM Peak 16— PM Peak -4— 5 PM Peak
15 110—� r 0 0--�
16 25 68 0 0 0
Figure 3—Traffic Summary for the Proposed Summerlin Drive and Locust Grove Road Intersection
2026 Existing 2035 Background 2035 Total
138 260 5 274 49
12 132
AM Peak AM Peak AM Peak
1 I �r 7 � �� 32
267 493 3 498 12
273 506 15 516 138
7 87
PM Peak PM Peak PM Peak
1 1 �r 5 � 20
148 279 9 295 34
ENGINEERING,INC. Page 5 of 8
Traffic Impact Analysis Update Summerlin Subdivision
Apri12026 Meridian, Idaho
Traffic Impact Analysis
Site Access, Circulation, and Internal Roadway ADT
Figure 4 shows the proposed site access, circulation, and estimated ADTs on the internal roadway. The proposed
Summerlin Drive is located approximately 680 feet south of Via Roberto Lane,which meets the 660-foot local road
spacing on Locust Grove Road, a 50-mph minor arterial.
Via Roberto Lane is classified as a collector street, which requires a minimum 330-foot local road spacing. The
proposed access on Via Roberto Lane is located approximately 660 feet west of Barchetta Avenue,which meets the
minimum local road spacing.
Barchetta Avenue is classified as a collector street, which requires a minimum 330-foot local road spacing. The
proposed access on Barchetta Avenue is located approximately 1,130 feet south of Via Roberto Lane,which meets
the minimum local road spacing.
The proposed Via Roberto Lane extension and Barchetta Avenue correspond to the collector streets as identified in
the ACHD Master Street Map (MSM); therefore, they should be classified and constructed as collector streets.
Summerlin Drive does not correspond to any collector street identified in the MSM;therefore,it should be classified
and constructed as a local road. A short segment of the proposed Summerlin Drive east of Locust Grove Road does
not have front-on housing and is estimated to carry over 2,000 ADT. All proposed internal roadways with front-on
housing are estimated to carry less than 2,000 ADT.
Five(5)local road segments within the Summerlin Subdivision have straight segments exceeding 750 feet. Traffic
calming measures should be installed along these roadway segments to reduce potential speeding.
Turn Lane
Turn lane warrant analysis was conducted for the proposed site access intersections. Turn lane warrant analysis
worksheets are attached. Based on ACHD turn lane guidelines, a southbound left-turn lane is warranted at the
Summerlin Drive and Locust Grove Road intersection under 2035 total traffic conditions. The southbound left-turn
lane is warranted by 2028 when 100 lots within the Summerlin Subdivision are constructed, generating
approximately 100 PM peak hour trips.
With only the site traffic as summarized in Figure 2 above, the proposed site access intersections on Via Roberto
Lane and Barchetta Avenue are not anticipated to warrant turn lanes.
�{ENGINE H G,INC. Page 6 of 8
I 1
-IIIIIIIIIIIIIIIIIIIfL� I I JIII11111111 ���
� 11 11
1 11 11
ONIIIIL , J
.- ��J11111 II ■ � Illllillllll�ll ���������
111111 11 . � I =_ 11111111 111111 �,
� 111111111111 IIIII'
II �
1
Traffic Impact Analysis Update Summerlin Subdivision
Apri12026 Meridian, Idaho
Intersection Sight Distance
The minimum intersection sight distance on Locust Grove Road, a 50-mph roadway, is 555 feet. The proposed
Summerlin Drive intersection is estimated to have adequate intersection sight distance. There are no sight
obstructions on Locust Grove Road along the site frontage. Building setbacks and landscape design should not
obstruct intersection sight distance.
The minimum sight distance at the proposed site access intersections on Via Roberto Lane and Barchetta Avenue
should be at least 390 feet, the minimum intersection sight distance for a 35-mph roadway. Building setbacks and
landscape design should not obstruct intersection sight distance.
Intersection Operations
Table 2 summarizes the intersection capacity analysis results. The proposed Summerlin Drive intersection is
anticipated to meet ACHD minimum operational thresholds under 2035 build-out year total traffic conditions,with
and without the southbound left-turn lane.
With only the site traffic, the proposed site access intersections on Via Roberto Lane and Barchetta Avenue are
anticipated to meet minimum operational thresholds.
Table 2—Site Access Intersection Operations—2035 Build-Out Year Peak Hour Total Traffic
AM Peak Hour PM Peak Hour
Control/Lane Lane Delay v/c Delay v/c
Intersection Site Improvements Group LOS [s/vehl Ratio LOS [s/vehl Ratio
�► NBTR - - - -
- WBLR C 19 0.40 C 16 0.26
}' •Summerlin Dr SBTL A 9 0.05 A 8 0.12
r
and I NBTR - - - -
Locust Grove Rd + �� WBLR C 18 0.39 C 16 0.25
}� SBL A 9 0.05 A 8 0.12
f
SBT - - - -
�ENGIIV�EG,INC. Page 8 of 8
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.
26 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018
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
27 DRAFT Summerlin Subdivision / MPP26-0011 /
H-2026-0018