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HomeMy WebLinkAbout2026-06-05- ACHD Final Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /4419L Patricia Nilsson,Commissioner Date: June 5, 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: 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: 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 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 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 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 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 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 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 MPP26-0011 1 • 11 i 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 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 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. i 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 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 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 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 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 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 15'h. 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 15'h 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 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 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 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 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 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 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 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 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 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 Summerlin Subdivision / MPP26-0011 / H-2026-0018 G. Attachments Attachment A: Traffic Impact Analysis 25 Summerlin Subdivision / MPP26-0011 / H-2026-0018 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 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 Summerlin Subdivision / MPP26-0011 / H-2026-0018