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HomeMy WebLinkAbout2026-05-07 ACHD Westveil Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner Patricia Nilsson,Commissioner Date: May 15, 2026 To: Linda Ritter, Associate Planner-City of Meridian Staff Contact: Mindy Wallace, AICP, Planning Review Supervisor Project Description: Westveil Subdivision MPP26-0010/ H-2025-0057 Trip Generation: This development is estimated to generate 944 vehicle trips per day, 93 vehicle trips per hour in the PM peak hour, based on the traffic impact study. IF_ III —Proposed Development Traffic Impact Study Meets All ACHD Policies ■ Requires Revisions to meet ACHD Policies If yes, •. • -•u i red Area Roadway Level of Service Improvements D• area •.• -- ©I Thresh • • • Livable Street Performance -Measures Area •.• LOS Planning Thresholds in Pedestrian LTS I the future with planned improvements? Yes Is Transit • - • Comments: connecting you to more Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org Development Services Department ACHD A'V F connecting you to more Project/File: Westveil Subdivision / MPP26-0010/ H-2025-0057 This is a preliminary plat application to allow for the development of a 901 lot subdivision consisting of 602 single-family building lots, 299 townhome lots, 69 common open space and amenity lots and 16 common drive lots on 200 acres. The site is located west of Owyhee Storm Avenue, north of Ustick Road, and east of Star Road in Meridian, ID. Lead Agency: City of Meridian Site address: West of Owyhee Storm Avenue, north of Ustick Road, and east of Star Road in Meridian, ID. Staff Approval: May 15, 2026 Applicant: Emily Mueller Owyhee Holdings PO BOX 397 Eagle, ID 83616 Representative: Stephanie Hopkins KM Engineering, LLP 5725 N Discovery Way Boise, ID 83613 Staff Contact: Mindy Wallace, AICP Phone: 208-387-6178 E-mail: mwallace(cDachdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................4 B. Vicinity Map.................................................................8 C. Site Plan......................................................................9 D. Traffic Impact Study—Summary and Findings...........10 E. Findings for Consideration.........................................13 F. Policy.........................................................................21 G. Attachments...............................................................33 H. Standard Conditions of Approval ...............................37 I. Conclusions of Law....................................................38 Request for Appeal of Staff Decision ................................38 1 Westveil Subdivision ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Ustick Road is scheduled in the FYP to be widened to 5-lanes from the Phyllis Canal to Owyhee Storm Avenue in 2026. • Ustick Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road to Black Cat Road in 2027. • The intersection of Ustick Road and Can Ada Road is scheduled in the FYP to be widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes east and 6-lanes on the west leg and signalized in 2028. • Star Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan Road between 2041 and 2045 (Project#1190). • McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to McDermott Road between 2041 and 2045 (Project#0950). • The intersection of Star Road and Chinden Boulevard (US 20/US 26) is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east and 8-lanes on the west leg between 2031 and 2035 (Project#0260). 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 McMillan Road N/A Minor Arterial 494 Better than "E" Star to Owyhee Storm Star Road 3,000-feet Minor Arterial 362 Better than "E" Ustick to Achievement **Ustick Road 1,270-feet Principal Arterial 1,323 "F" Owyhee Storm Avenue 1,775-feet Collector 405 Better than "D" **Ustick Road is currently under construction to be widened to 5 lanes. This is a joint project with Nampa Highway District and will support ITD's SH-16 extension. Ustick Road is anticipated to operate at an acceptable level of service planning threshold after the widening project is completed. * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a three-lane principal arterial is "E" (880 VPH). * 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 Westveil Subdivision 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Owyhee Storm Avenue was 6,074 on 5/15/2024. • The average daily traffic count for Star Road north of Ustic Road was 8,149 on 5/15/2024. • The average daily traffic count for Ustick Road east of Can Ada Road was 24,219 on 5/21/2025. • The average daily traffic count for Owyhee Storm Avenue was north of Ustick Road was 5,087 on 5/15/2024. 3 Westveil Subdivision A. Site Specific Conditions of Approval 1. Dedicate right-of-way to total 50-feet from the centerline of Star Road abutting the site. 2. Widen the pavement on Star Road to 17-feet from centerline where it does not currently exist with a 3-foot wide gravel shoulder and barrow ditch. Construct a 10-foot wide concrete sidewalk located a minimum of 38-feet from the centerline of Star Road abutting the site. 3. When Achievement Street is constructed to intersect Star Road, construct a center left turn lane and a dedicated right turn lane on Star Road at Achievement Street. 4. When Malibu Ridge is constructed to intersect Star Road, construct a dedicated right turn lane on Star Road at Malibu Ridge. 5. Dedicate right-of-way to total 100-feet on Owyhee Storm Avenue abutting the site. 6. Complete Owyhee Storm Avenue as a 3-lane, 46-foot wide collector roadway with vertical curb, gutter, an 8-foot wide planter strip, and 10-foot wide detached concrete sidewalk. The sidewalk should be located a minimum of 38-feet from the centerline of Owyhee Storm Avenue abutting the site. 7. When Achievement Street is constructed to intersect Owyhee Storm Avenue, construct a dedicated right turn lane on Owyhee Storm Avenue at Achievement Street. 8. Install a PHB with intersection lighting at the Owyhee Storm/Achievement intersection. Enter into a signal agreement with ACHD to ensure that the PHB is installed. The signal agreement shall note that the applicant is responsible for all costs associated with the hardware, design, and installation of the PHB, and that this improvement is not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. In order to ensure the PHB with intersection lighting at the Owyhee Storm/Achievement intersection is installed, the following items must be in place prior to plans acceptance for the final plat. • Signal Agreement • Full design and approved plans for the intersection 9. When Echo Ridge Street is constructed to intersect Owyhee Storm Avenue, construct a dedicated right turn lane on Owyhee Storm Avenue at Echo Ridge Street. 10. Construct Achievement Street as a 37-foot wide collector street section with vertical curb, gutter, an 8-foot wide planter strip, a 5-foot wide detached concrete sidewalk on the north side of the roadway, and a 10-foot wide concrete sidewalk on the south side of the roadway. 11. If the City of Meridian requires the construction of 10-foot wide concrete sidewalks on both sides of Achievement Street, then the roadway width shall be reduced to 26-feet. 12. Achievement Street shall be constructed between Owyhee Storm Avenue and Star Road. Its intersection with Star Road shall be south of 4190 N Star Road in a location that does not conflict with the parcel owned by the Bureau of Reclamation and Settlers Canal on the west side of Star Road across from the site. See exhibit on page 15. 13. Construct Echo Ridge Street as a 36-foot wide local commercial street section with vertical curb, gutter, an 8-foot wide planter strip, a 5-foot wide detached concrete sidewalk on the north side of the roadway, and a 10-foot wide concrete sidewalk on the south side of the roadway. 4 Westveil Subdivision 14. Construct the entry portion of Black Butte Street with two 21-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. Provide written Fire Department approval for use of the reduced street section. 15. Plat the center landscape island as ROW owned by ACHD. Enter into a license agreement for any landscaping proposed within the island. 16. Construct all the internal local streets as 33-foot wide local street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks. 17. Construct 4 cul-de-sac turnarounds with a minimum radius of 50-feet throughout the site. 18. Construct Cedar Hollow & Teton Trails south of Campaigner Creek as 27-foot wide reduced street sections with curb, gutter, and 5-foot wide detached concrete sidewalks. Provide written Fire Department for use of the reduced street section. Parking is prohibited on one side of a reduced local street. Coordinate a signage program with District Development Review staff. 19. Redesign Tankersley Street as a private road or as a 24-foot wide minor local street. a. If a 24-foot wide minor local street is constructed, then written approval from the City of Meridian and the Fire Department is required. If Tankersly Street is public, then the City of Meridian will need to determine if a sidewalk is required on both sides of Tankersly Street. b. Parking is prohibited on both sides of a 24-foot wide minor local street. The applicant should be required to coordinate a signage program with District Development Review staff. The applicant should work with the City of Meridian to provide additional parking for this area of the development. c. If Tankersly Street is constructed as a 24-foot wide minor local street, then Cedar Hollow & Teton Trails south of Campaigner Creek shall be constructed as standard 33-foot wide street sections with curb, gutter, and 5-foot wide concrete sidewalk on both sides of the roadway. 20. Under either scenario, Tankersly Street shall terminate at Cedar Hollow Street and a driveway shall be constructed to provide access to the lots east of Cedar Hollow Street. 21. Construct Echo Ridge Street to intersect Ustick Road located at the'/4 mile between Owyhee Storm and Star Road. 22. Construct the following roadways to intersect Star Road: • Malibu Ridge Street located 870-feet north of Ustick Road • Bear Creek Street located 2,700-feet north of Malibu Ridge Street 23. Construct the following roadways to intersect Owyhee Storm Avenue: • Echo Ridge Street located 1,500-feet north of Ustick Road • Achievement Street located 2,700-feet north of Ustick Road and in alignment with Achievement Street on the east side of Owyhee Storm Avenue across from the site. • Black Butte Street located 1,440-feet north of Achievement Street and in alignment with Black Butte Street on the east side of Owyhee Storm Avenue across from the site. 24. Construct the following roadways to intersect Achievement Street: • Cypress Grove Street on the north and south sides of Achievement Street located 495- feet west of Owyhee Storm Avenue. 5 Westveil Subdivision • Selva Street located 1,440-feet west of Owyhee Storm Avenue. • Cabinview Street located 1,890-feet west of Owyhee Storm Avenue 25. Construct one stub street to the north, Mapleton Street, located 1,245-feet west of Owyhee Storm Avenue. Install a sign at the terminus of the stub street which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 26. Provide a road trust deposit for '/2 of the crossing for the future extension of the Mapleton Street stub street across Five Mile Creek Feeder and Five Mile Creek. The exact amount of the road trust deposit will be determined during plan review. 27. Construct one stub street to the west, Boulderado Street located 630-feet north of Achievement Street. Install a sign at the terminus of the stub street which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 28. Construct two 25-foot wide private roads proposed to run east/west between Pioneer Pass Street and Poppy Path Street and are identified at lots 21 and 59 of Block 4. Pave the private roadways their full width and at least 30-feet into the site beyond the edge of pavement of all public streets. a. Street name and stop signs are required for the private roads. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. b. If private roads are not approved by the City of Meridian, the applicant shall be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. 29. Prior to plan submittal for the first final plat, redesigned the site to reduce the length of the roadways listed below or to include the use of passive design elements. The following roadways should be redesigned: • Tava Street • Mapleton Street (stub street to be extended) • Sagefield Street • Bear Creek Street • Boulderado Street • Canyonview Street • Achievement Street • Club Ridge Street • Valley Run Street • Jeanty Street • Pioneer Pass Street • Lake Champion Street • Sunset Meadow Street • Echo Ridge Street • Malibu Ridge Street 6 Westveil Subdivision • Thistle Trail Street Speed humps/bumps and valley gutter will not be accepted as traffic calming. 30. ACHD requires approved plans for the crossing of the Five Mile Creek, Five Mile Feeder Canal, Phyllis Canal, Settlers Canal, Sky Pilot Drain, McFadden Drain, and Tedder Drain prior to the pre- construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 15th. The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 151h may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 31. The dedicated right-of-way shall extend 2-feet behind the back of sidewalk on all new public streets. For detached sidewalks, the right-of-way may extend to 2-feet behind the back of curb and a permanent right-of-way easement shall be provided. 32. 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. 33. 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. 34. 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. 35. Comply with all Standard Conditions of Approval. 7 Westveil Subdivision B. Vicinity M 8 p _ « -eI w WWI: W gi|itam' Wray# 2\ , C s z Black B� z - \ - � � . � . � � ■ - h _ �mall . . w � � . . . \}q�� ` ■ j\ `W/ w.A . . } g Rom ` $ St ' � �§\k■���, � . - � 2 . R - - � . � 8 Weav HSub@G/on C. Site Plan All • .: ��� �. °nr,r,IF it �u. 4 •` S � a2 J, I;I I-=Cic ee n n N 4ElLadpCT44 ' 4 I — I L S - _ _ 'ram#►flfl• III ' *4 I I■la r Star Road d " ' s a s¢ u ---'-' ' T� ° a a m n p e I 30 _I 1 � +:Al FIIi1Wl N.L■Pla� F �� Owyhee ■ r, v w . # . Storm Avenue 19 40 I � #� � �o$x k� o■ .�� r +c 4 E � P 7 4 $ ■ so- # � * l� f $ ? 6 - jl ' k#Ib +4�.oaaceoa$ JL ir •I a 1 ' q _T� tt t�■■ .'J^1 L j Ustick Road F`#s 9 Westveil Subdivision D. Traffic Impact Study — Summary and Findings 1. Traffic Impact Study CR Engineering prepared a traffic impact study (TIS) for the proposed Westveil 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 10 Westveil Subdivision 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. b. TIS Findings: All study area intersections and roadway segments are expected to operate at an acceptable level of service planning thresholds in the AM/PM peak hours under existing, 2032 background and 2032 total traffic conditions, except for those listed below. The recommended mitigation for total traffic conditions (2032) and staff's recommendations are noted below. Intersections: • SH-20-26/Star Road: The recommended mitigation includes widening the north and south approaches with two left turn lanes, two through lanes, and one right turn lane and the east and west approaches with two left turn lanes, three through lanes, and one right turn lane with associated signal modifications. Total site generated traffic entering the intersection is 4%and the widening of this intersection is listed as funded in the CIP. • SH-20-26/ Can Ada Road: The recommended mitigation includes widening the north and south approaches with one left turn lane, one through lane, and one right turn lane and the east and west approaches with one left turn lane, two through lanes, and one right turn lane. Total site generated traffic entering the intersection is 1% and this intersection is planned to be improved by ITD. • SH-16 Southbound Ramp/ Ustick Road: The recommended mitigation includes constructing an additional right tun lane on the southbound off-ramp. Total site generated traffic entering the intersection is 10%. This intersection is under the jurisdiction of ITD. • SH-16 Northbound Ramp/ Ustick Road: The recommended mitigation includes constructing an additional right tun lane on the northbound off-ramp. Total site generated traffic entering the intersection is 5%. This intersection is under the jurisdiction of ITD. Roadways: • Owyhee Storm (McMillan Road to Ustick Road): Recommended mitigation includes widening of Owyhee Storm Avenue to 3 lanes. Total site generated traffic entering the roadway is 13%. c. Staff Comments/Recommendations: No mitigation is required at the following intersections and roadway segments as the total site generated traffic entering the intersection under total traffic conditions is estimated to be less than 10% and/or listed as funded improvement in the CIP. This is consistent with ACHD's Level of Service Planning Thresholds (7205.3.1) and 11 Westveil Subdivision Alternative Mitigation (7106.7.3) policies which states that if 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 thresholds and that no mitigation is required for roadway segments and intersections and that 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. Intersections: • SH-20-26/ Star Road • SH-20-26/ Can Ada Road Additionally, no mitigation is required on the northbound and southbound ramps at SH-16/Ustick Road at the ramps are under the jurisdiction of ITD. Required Mitigation —Owyhee Storm Avenue Consistent with the findings and recommendations of the traffic impact study and ACHD policy, the applicant should be required to widen Owyhee Storm Avenue to 3 lanes. The widening will provide a continuous center left turn lane along Owyhee Storm Avenue. Turn lanes: The traffic impact study recommends turn lanes at the following intersections: • Achievement Street/Owyhee Storm Avenue —north and southbound left turn lanes • Achievement Street/Star Road —southbound left turn lane • Echo Ridge Street/Owyhee Storm Avenue— north and southbound left turn lanes • Echo Ridge Street/Ustick Road —westbound right turn lane o ACHD is currently widening Ustick Road to 5-lanes, therefore the construction of the dedicated right turn lane is not required with the first phase of the development. This intersection should be evaluated for a right turn lane when the Ustick Center portion of The Fields develops. Although not recommended in the TIS, staff recommends dedicated right turn lanes be constructed at the following intersections: • On Owyhee Storm at Achievement Street and Echo Ridge Street • On Star Road at Malibu Ridge and Achievement Street 12 Westveil Subdivision E. Findings for Consideration 1. Ustick Road a. Existing Conditions: Ustick Road abutting the site is currently under construction to be widened to 5-lanes with vertical curb, gutter, and a detached 10-foot wide MUP as part of ACHD's Ustick Road, Phyllis Canal to Owyhee Storm Avenue widening project. b. Applicant Proposal: The applicant is proposing to improve Star Road with 32-feet of pavement from centerline, vertical curb, gutter, an 8-foot wide planter strip, and 10-foot wide detached concrete sidewalk abutting the site. These improvements are proposed to be constructed within 52-feet of right-of-way. c. Staff Comments/Recommendations: No additional right-of-way dedication or improvements to Ustick Road should be required as part of this application as Ustick Road is currently under construction by ACHD and will be fully improved consistent with the MSM abutting the site as part of the widening project. 2. Star Road a. Existing Conditions: Star Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Star Road (25-feet from centerline). b. Applicant Proposal: The applicant is proposing to improve Star Road with 32-feet of pavement from centerline (half of a 5-lane roadway), vertical curb, gutter, an 8-foot wide planter strip, and 10-foot wide detached concrete sidewalk abutting the site. These improvements are proposed to be constructed within 52-feet of right-of-way. c. Staff Comments/Recommendations: The applicant's proposal for pavement widening and vertical curb and gutter exceeds District policy and should not be approved, as proposed. Star Road is classified as a minor arterial roadway and is impact fee eligible for improvements. Therefore, the applicant should be required to widen the pavement on Star Road to 17-feet from centerline where it does not currently exist with a 3-foot wide gravel shoulder and barrow ditch. The applicant should be required to construct a center left turn lane and a dedicated right turn lane on Star Road at Achievement Street and a dedicated right turn lane on Star Road at Malibu Ridge. The turn lanes should be constructed when Achievement Street and Malibu Ridge are constructed to intersect Star Road. The proposal for an 8-foot wide planter strip and 10-foot wide detached concrete sidewalk meets District policy and should be approved, as proposed. The sidewalk should be located a minimum of 38-feet from the centerline of Star Road abutting the site. The applicant should be required to dedicate right-of-way to total 50-feet from the centerline of Star Road abutting the site. 3. Owyhee Storm Avenue a. Existing Conditions: Owyhee Storm Avenue is improved with 2-travel lanes, vertical curb, and no curb, gutter or sidewalk abutting the site. On the east side of Owyhee Storm Avenue across from the site, the roadway is improved with vertical curb, gutter, and detached concrete sidewalk. There is 70-feet of right-of-way for Owyhee Storm Avenue (35-feet from centerline). b. Applicant Proposal: The applicant has proposed to improve Owyhee Storm Avenue with 22- feet of pavement from centerline, vertical curb, gutter, an 8-foot wide planter strip, and 10-foot wide detached concrete sidewalk abutting the site. These improvements are proposed to be constructed within 42.5-feet of right-of-way. 13 Westveil Subdivision c. Staff Comments/Recommendations: The applicant's proposal generally meets District policy and should be approved as proposed. The applicant should be required to complete Owyhee Storm Avenue as a 46-foot wide collector roadway with vertical curb, gutter, an 8-foot wide planter strip, and 10-foot wide detached concrete sidewalk. The sidewalk should be located a minimum of 32-feet from the centerline of Owyhee Storm Avenue abutting the site. The applicant should be required to construct dedicated right turn lanes on Owyhee Storm Avenue when Achievement Street and Echo Ridge Street are constructed to intersect Owyhee Storm. Consistent with the findings and recommendation of the traffic study and ACHD's prior action on The Fields Master Plan, the applicant should be required to dedicate additional right-of-way to total 100-feet on Owyhee Storm Avenue abutting the site. This will allow ACHD to widen Owyhee Storm Avenue to 5-lanes in the future if additional improvements are needed. The applicant may enter into a license agreement to landscape the right-of-way. 4. Achievement Street — New East/West Collector a. Existing Conditions: There are no collector roadways within the site. b. Applicant Proposal: The applicant is proposing to construct Achievement Street as a 37-foot wide street section with vertical curb, gutter, an 8-foot wide planter strip, a 5-foot wide detached concrete sidewalk on the north side of the roadway, and a 10-foot wide concrete sidewalk on the south side of the roadway. These improvements are proposed to be constructed within 72- feet of right-of-way. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. If the City of Meridian requires the construction of 10-foot wide concrete sidewalks on both sides of Achievement Street, then the roadway width may be reduced to 26-feet since the bike lanes would be removed from the roadway. The applicant has proposed to stub Achievement Street to parcel No. S0432233810 located at 4190 N Star Road. The stub street is proposed to stub along that parcel's south property and is anticipated to be extended to intersect Star Road. As noted in ACHD's staff report for The Fields Master Planning area,Achievement Street should transition south to intersect Star Road south of 4190 N Star Road in a location that does not conflict with the parcel owned by the Bureau of Reclamation and Settlers Canal on the west side of Star Road across from the site. This will allow Achievement Street to be constructed as complete collector providing additional connectivity and access options to the site and for the roadway to be extended on the west side of Star Road to create a standard intersection. 14 Westveil Subdivision µl PI tea W BI ck Buie St 2 J w Area of concern to be avoided Legend �=Westveil Subdivision i c ti �=Parcel No.S0432233810 I 31 t (4190 N Star Road) �=Bureau of Reclamation =5ettlers Canal IJ. 3 •K ACHD is open to alternative alignments which will allow for extension Achievement Street west of Star Road creating a standard intersection and which do not preclude the extension of the construction of the roadway west of Star Road. It is likely that Achievement Street will become a pedestrian/bike corridor as it extends west of Owyhee Storm Avenue as it will provide direct access to Owyhee High School, a future WASD elementary school, and to additional sidewalks/pathways which provide access to the future McMillan Market Place and Ustick Center, commercial areas, planned within The Fields master planned development. Because of this the applicant should be required to install a pedestrian hybrid beacon (PHB) at the Achievement Street/Owyhee Storm Avenue intersection. This will provide a protected crossing on Owyhee Storm Avenue for high school students, future elementary school students and the general public. In order to install the PHB at the Owyhee Storm/Achievement intersection, the applicant will need to obtain plan approval, purchase the signal equipment, and enter into a signal agreement with ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. The signal agreement should include requirements that the applicant is responsible for all costs associated with the hardware, design, and installation of the PHB, and that this improvement is not eligible for reimbursement by ACHD. In order to ensure the PHB with intersection lighting at the Achievement Street/Owyhee Storm Avenue intersection is installed, the following items must be in place prior to plans acceptance for the final plat. • Signal Agreement 15 Westveil Subdivision Full design and approved plans for the intersection 5. Echo Ridge Street a. Existing Conditions: There are no local commercial streets within the site. b. Applicant's proposal: The applicant is proposing to construct Echo Ridge Street as a 37-foot wide street section with vertical curb, gutter, an 8-foot wide planter strip, a 5-foot wide detached concrete sidewalk on the north side of the roadway, and a 10-foot wide concrete sidewalk on the south side of the roadway. These improvements are proposed to be constructed within 72-feet of right-of-way. c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and should be approved, as proposed. Echo Ridge Street should be constructed as a36-foot wide local commercial street. This will allow the roadway to carry a higher volume of traffic and provides flexibility for driveway locations for the future Owyhee Center which will not have direct lot access to Ustick Road. 6. Internal Local Streets a. Existing Conditions: There are no local streets within the site. b. Applicant's Proposal: The applicant has proposed to construct the entry portion of Black Butte Street with two 21-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. All other internal local streets are proposed to be constructed as 33-foot wide local street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks. The applicant has proposed to 4 cul-de-sac turnarounds through the site. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The center landscape island should be platted as right-of- way owned by ACHD and the cul-de-sac turnarounds should be designed and constructed to provide a minimum turning radius of 50-feet. The right-of-way should extend 2-feet behind the back of sidewalk or for detached sidewalks, the applicant may dedicate right-of-way to extend 2-feet behind the back of curb and provide a permanent right-of-way easement. 7. Reduced Local Streets — Cedar Hollow & Teton Trails south of Campaigner Creek a. Existing Conditions: There are no local streets within the site. b. Applicant's Proposal: The applicant has proposed to construct Cedar Hollow & Teton Trails south of Campaigner Creek as 27-foot wide reduced street sections with curb, gutter, and 5- foot wide detached concrete sidewalks. c. Staff comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. Written Fire Department approval is required for the reduced street section. Parking is prohibited on one side of a reduced local street. The applicant should be required to coordinate a signage program with District Development Review staff. 16 Westveil Subdivision 8. Alleys a. Existing Conditions: There are no alleys within the site. b. Applicant Proposal: The applicant is proposing to construct one 20-foot wide named alley, Tankersley Street, with a 5-foot wide attached concrete sidewalk on the south side of the alley. This alley is proposed to provide sole access to several lots and to terminate in a dead end at its east end. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. ACHD's alley policies state that an alley cannot provide sole access, which is proposed by the applicant nor can an alley dead end. The applicant should be required to redesign Tankersley Street as a private road or as a 24- foot wide minor local street. If a 24-foot wide minor local street is constructed, then written approval from the City of Meridian and the Fire Department are required. Staff is supportive of the construction of an attached sidewalk on the south side of Tankersly Street, as the lots on the north side of roadway front a mew with a pathway network proposed. If Tankersly Street is public, then the City of Meridian will need to determine if a sidewalk is required on both sides of Tankersly Street. The right-of- way should extend 2-feet behind the back of curb or behind the back of sidewalk. Parking is prohibited on both sides of a 24-foot wide minor local street. The applicant should be required to coordinate a signage program with District Development Review staff. The applicant should work with the City of Meridian to provide additional parking for this area of the development. Tankersly Street should terminate at Cedar Hollow Street and a driveway should be constructed to provide access to the lots east of Cedar Hollow Street. Additionally, ACHD policy requires that a 24-foot wide minor local street intersect a standard size street section on either end. This will required that Cedar Hollow & Teton Trails south of Campaigner Creek be constructed as standard 33-foot wide street sections with curb, gutter, and 5-foot wide concrete sidewalk on both sides of the roadway. 9. Roadway Offsets a. Existing Conditions: There are no public streets within the site. b. Applicant's Proposal: The applicant's proposed to construct Echo Ridge Street to intersect Ustick Road located at the '/4 mile between Owyhee Storm and Star Road. The applicant has proposed following roadways to intersect Star Road: • Malibu Ridge Street located 870-feet north of Ustick Road • Bear Creek Street located 2,700-feet north of Malibu Ridge Street The following roads are proposed to intersect Owyhee Storm Avenue: • Echo Ridge Street located 1,500-feet north of Ustick Road • Achievement Street located 2,700-feet north of Ustick Road and in alignment with Achievement Street on the east side of Owyhee Storm Avenue across from the site. • Black Butte Street located 1,440-feet north of Achievement Street and in alignment with Black Butte Street on the east side of Owyhee Storm Avenue across from the site. The applicant has proposed the following roadways to intersect Achievement Street: 17 Westveil Subdivision • Cypress Grove Street on the north and south sides of Achievement Street located 495- feet west of Owyhee Storm Avenue. • Selva Street located 1,440-feet west of Owyhee Storm Avenue. • Cabinview Street located 1,890-feet west of Owyhee Storm Avenue. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 10. Stub Streets a. Existing Conditions: There are no existing stub streets to or from the site. b. Applicant Proposal: The applicant is proposing to construct one stub street to the north, Mapleton Street, located 1,245-feet west of Owyhee Storm Avenue. The applicant has proposed to construct two stub streets to the west, Boulderado Street located 630-feet north of Achievement Street and Achievement Street located 2,700-feet north of Ustick Road. c. Staff Comments/Recommendations: The applicant's proposal for Mapleton Street and Boulderado Street meet District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of the stub streets which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Mapleton Street is proposed to stub to the Five Mile Creek Feeder located on the site and Five Mile Creek located north of the site. Because of this, the applicant should be required to provide a road trust deposit for (half) of the bridge crossing. The road trust deposit will be used to construct the bridge crossing needed to extend the stub street when the property to the north develops. The exact amount of the road trust deposit will be determined during the plan review process. The applicant's proposal to stub Achievement Street to the west should not be approved, as proposed. As noted in finding 4 above, Achievement Street should be redesigned to intersect Star Road south of property owned by the Bureau of Reclamation and Settlers Canal. 11. Private Roads a. Applicant Proposal: The applicant has proposed constructing two 25-foot wide private roads. The private roads are proposed to run east/west between Pioneer Pass Street and Poppy Path Street and are identified at lots 21 and 59 of Block 4. b. Staff Comments/Recommendations: If the City of Meridian approves the private roads, the applicant shall be required to pave the private roadway in its full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15- foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: 18 Westveil Subdivision • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 12. Traffic Calming There are several long sections of both collector and local roadways proposed with the Westvail Subdivision, which are 750-feet or greater in length and will need to be redesigned to reduce the length of the roadways or to include the use of passive design elements. The following roadways should be redesigned: • Tava Street • Mapleton Street (stub street to be extended) • Sagefield Street • Bear Creek Street • Boulderado Street • Canyonview Street • Achievement Street • Club Ridge Street • Valley Run Street • Jeanty Street • Pioneer Pass Street • Lake Champion Street • Sunset Meadow Street • Echo Ridge Street • Malibu Ridge Street • Thistle Trail Street Speed humps/bumps and valley gutter will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD's signature on the first final plat. 13. Bridges Canal Crossing The District will require that the applicant have ACHD approved plans for the crossing of the Five Mile Creek, Five Mile Feeder Canal, Phyllis Canal, Settlers Canal, Sky Pilot Drain, McFadden Drain, and Tedder Drain 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 151". 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 1511 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. 19 Westveil Subdivision 14. Other Access Ustick Road is classified as a principal arterial roadway, Star Road is classified as a minor arterial roadway, Owyhee Storm Avenue &Achievement Street 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. 20 Westveil Subdivision 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 httpsHwww.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. Ustick Road & Star Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state The standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 75-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100- feet. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact 21 Westveil Subdivision 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 Ustick Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 59-foot street section within 100-feet of right-of-way. This segment of Star Road is designated in the MSM as a Residential Arterial with 5- lanes and on-street bike lanes, a 59-foot street section within 100-feet of right-of-way. 5. Owyhee Storm Avenue & Achievement Street 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 22 Westveil Subdivision 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 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. 23 Westveil Subdivision 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. Owyhee Storm 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. This segment of Owyhee Storm Avenue is designated in the MSM as a Residential Collector with 3-lanes and on-street bike lanes, a 47-foot street section within 70-feet of right-of-way. Achievement Street 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 Achievement Road on the east side of Owyhee Storm Avenue and continue through the property stubbing to intersect Star Road. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with either bike lanes, and on street parking, a 36- foot street section or a 26-foot wide street section with a 10-foot wide multi-use pathway within 50- 70 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. 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. 24 Westveil Subdivision 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 Local Streets — Cedar Hollow & Teton Trails south of Campaigner Creek Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet(back-of-curb to back- of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. In some cases, this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities.Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. 25 Westveil Subdivision 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. • 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. 26 Westveil Subdivision 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. Minor Urban Local Street (24-foot Street) — Tankersley Street Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined as a reduced width local street that provides direct lot access for residential uses, and in limited circumstances, commercial or mixed use as described below. Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of 24- feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is utilized in a gridded street system with alleys, vertical curb shall be required, and direct lot access shall be restricted. Where the minor local street is utilized, with residential open space scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear of the parcels is provided from the minor local street. Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides, unless as otherwise described below or approved by ACHD and the lead land use agency. The sidewalk for this street section may be located within a permanent right-of-way easement. If the sidewalk is located within an easement, the minimum right-of-way width for this street section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not be required, or may be required on one side only as determined by the lead land use agency, if the minor local street is used in residential areas where houses accessing the minor local street are built with the front of the house (including the front door)facing the common or open space lots that include a connected system of sidewalks or paved pathways and the lotting pattern is mirrored on both sides of the street. Parking: Parking is prohibited on both sides of this street section. "No Parking" signs are required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries shall be provided and shall be designated and located in coordination with the lead land use agency. Typically, this parking will be provided via community parking spaces located within walking distance of these types of residences. Walking distance shall be defined by the lead land use agency. Requirements (This street section may only be used if the following conditions are met): • The maximum projected ADT is less than 400. • The street connects to two other standard size streets. • There is support from the lead land use agency (either from staff or Commission/ Council). • Maximum block length of 600-feet. 27 Westveil Subdivision • In commercial or mixed use areas where urban designs utilizing alleys are desirable but may be impractical due to access restrictions to classified roadways (arterials, collectors, and residential collectors). In this example, the minor local street would parallel the access- restricted roadway and would provide direct access to the commercial or mixed-use lots. • No portion of a building shall be over 30-feet in height. If any portion of a building is over 30- feet in height, aerial fire apparatus is required and a 26-foot wide street is required (International Fire Code Appendix D Section C105). However, a 26-foot wide street, with a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local street are met. 9. Echo Ridge Street Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane and bike lanes. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7208.2.2 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. Landscape Medians Policy: District policy 7208.5.15 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. 28 Westveil Subdivision • 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. 10. Alleys New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley(see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency's required block length. Alley Parking &Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right- of-way is prohibited. "No Parking" signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way)or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-feet for back-up space). Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90-degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline to centerline). Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency's required lot size allows for shorter buildable lots. 29 Westveil Subdivision Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way are discouraged and shall not result in dead-end alleys. 11. Roadway Offsets Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as identified in Table 1 b (7205.4.7). Local 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. 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). 12. Stub Streets Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The 30 Westveil Subdivision 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. 13. Private Roads Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 14. Traffic Calming Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Commercial): District policy 7208.3.7 states that the design of commercial street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 15. 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. 16. 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 31 Westveil Subdivision 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. 17. Gas Pipeline The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to ensure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 18. 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. 32 Westveil Subdivision G. Attachments Traffic Study Summary Traffic Impact Study The Fields subdwision October 2025 Men&an,Idaho 2.0 Improvements Needed to Mitigate 2024 Existing Traffic 2-1 One study area intersection currently exceeds the minimum operational thresholds analyzed with the existing intersection control and lane configurations-The intersection and recommended mitigations are: ■ Can Ada Road and US 20126 intersection • Traffic signal • Widen and reconstruct the intersection with the following lanes: o Northbound: one left-turn,one through,and one right-turn lane o Southbound: one left•turn,one through,and one right turn lane o Eastbound:one left-turn lane,two through lanes,and one right-turn lane o Westbound:one left turn lane,two through lanes,and one right-turn lane 2.2 With 2024 existing peak hour traffic,all study area roadway segments meet AC'I-ID's level of service(LDS) planning thresholds with the existing lanes.As a result,no roadway capacity improvements are needed to mitigate the 2024 existing traffic 3.0 Improvements Needed to Mitigate 2027 Background Traffic 3.1_ With 2027 background traffic,three study area intersections are anticipated to exceed minimum operational thresholds analyzed with the existing intersection control and lane configuration or planned interchange improvements- The intersections and recommended mitigations are: IN Can Ada Read and US 20126 intersection • The same midgatinns needed under the 2024 existing traffic are recommended to mitigate the 2027 background traffic operations: o Traffic signal o Widen and reconstruct the intersection with the following lanes: ■ Northbound: one left-turn,one throughr and one right-turn lane ■ 5outhbound: one left-turn,one throughr and one right-turn lane ■ Eastbound:one left-turn lane,two through lanes,and one right-turn lane ■ Westbound:one left-turn lane,two through lanes,and one right-turn lane ■I Star Rnad and US 20126 intersection • Widen and reconstruct the intersection with the following lanes: o Northbound: one left-turn lane,two through lanes,and one right-turn lane o Southbound: one left-turn lane,two through lanes,and one right-turn lane o Eastbound:one left-turn lane,two through lanes,and one right-turn lane o Westbound:one left turn lane,two through lanes,and one right-turn lane • Signal modifications ■ Ustirk Road and 513 16 NB-Ramp intersection • Construct one additional right-turn lane❑n the northbound off ramp approach • Signal modifications 3-2- One study area roadway segment is anticipated to exceed ACHD's LOS planning thresholds nrith 2027 background traffic.The roadway segment and recommended mitigations are: Owyhee Storm Avemse segment between McMillan Road and Ustirk Read + Widen to three lanes 33 Westveil Subdivision The shoulder hour volumes uxeet ACT's LOS plarming thresholds. If ACHD determines roadway widening is infeasible, install alternative mitigation measures, which may include one or more of the following-. o Construct missing sidewalks on the west side of Owyhee Storm Avenue o Construct sauthbound left turn lanes at the existing school driveways o Install pedestrian crossings at the Owyhee Storm Avenue and McMillan Road intersection 4.0 Improvements Needed to Mitigate 2027 Phase I Total Traffic 4.1. With 2027 total traffic, three study area intersections are anticipated to exceed minimum operational thresholds analyzed with the existing intersection control and lane configuration or planned interchange improvements.The intersections and recommended mitigations are: ■I Can Ada Road and US 20/26 intersection • The same mitigations needed under the 2024 existing traffic are recommended to mitigate the 2027 total traffic operations: o Traffic signal o Widen and reconstruct the intersection with the Following lanes: Northbound: one left-turn, one through, and one right-turn lane ■ Southbound: one left-turn.one through, and one right-turn lane Eastbound:one left-turn lane, two through lanes, and one right-turn lane ■ Westbound: one left-turn lane,two through lanes,and une Light•turn lane Star Road and US 20126 intersection • The same mitigations needed under the 2027 background traffic are recommended to mitigate the 2027 total traffic operations: o Widen and reconstruct the intersecdan with the following lanes: Northbound: one left-turn lane,two through lanes,and one right-turn lane ■ 5outhbound: one left-turn lane,two through lanes,and one right-turn lane Eastbound:one left-turn lane, two through lanes,and one right-turn lane Westbound: one left-turn lane,two through lanes,and one right turn lane o Signal modifications ■1 Usftk Road and SH 16 IDS-Ramp intersection • The same mitigation needed under the 2027 background traffic is recommended to mitigate the 2027 total traffic operations: o Construct one additional right-turn lane on the northbound off-ramp approach o Signal modifications 4.2_ One study area roadway segment is anticipated to exceed ACHD's LOS planning thresholds with the 2027 total traffic.The roadway segment and recommended mitigations are: ■I Owyhee Storm Avenue segment between McMillan Road and Ustirk Road • The same mitigations needed under the 2027 background traffic are recommended to mitigate the 2027 total traffic: o Widen to three lanes o The shoulder hour volumes meet ACHD's LOS planning tbresImMs. If ACHD determines roadway widening is infeasible,install alternative mitigation measures,which may include one or more of the following: ■ Construct missing sidewalks on the west Ade of Owyhee Storm Avenue 34 Westveil Subdivision Traffic IrrWct Study The FL-ds Subdivision October 20,A5 A&-rkfia t, Jaleho ■ Construct scuthbound left-turn lanes at the existing school driveways ■ Install pedestrian crossings at the Owyhee Storm Avenue and McMillan Road intersection 5.0 Improvements Needed to Mitigate 2032 Background Traffic 5-1- With 2032 background traffic,three study area intersections are anticipated to exceed minimum operational thresholds analyzed with the existing intersection control and lane configuration or planned interchange improvements-The intersections and recommended mitigations are: ■ Can Ada Road and US 20f26 intersection + The same mitigations needed under the 2024 existing traffic are recommended to mitigate the 2032 background traffic operations: o Traffic signal o Widen and reconstruct the intersection with the fallowing lanes: ■ Northbound: one left-turn,one through, and one right-turn lane ■ Southbournd: one left-turn,one through,and one right-turn lane ■ Eastbound:one left-turn lane,two through lanes,and one right-turn lane ■ Westbound: one left-turn lane,two through lanes,and erne right-turn lane 1 Star Road and US 20126 intersection + Widen and reconstruct the intersection with the following lanes: n Northbound, one left.turn lane, nvo through lanes,and one right-turn lane o Southbo+und, one Lett-turn lane, nvo through lanes,and one right-turn lane o Eastbound: two left-turn lanes,three through lanes,and one right-turn lane o Westbound: two left-turn lanes, three through lanes,and one right-turn lane + Signal modifications Ustirk Road and SH 16 NB-Ramp intersection + The same mitigation needed under the 2027 background traffic is recommended to mitigate the 2032 background traffic operations: n Construct one additional right-turn lane on the northbound off-ramp approach a Signal modifications 5-2- One study area roadway segment is anticipated to e_ioceed ACHD's LOS planning thresholds with 2032 background traffic.The roadway segment and recommended mitigations are: IF Owyhee Storm Avenue segnent between McMillan Road and Ustitk Road * The same mitigations needed under the 2027 background traffic are recommended to mitigate the 2032 background traffic: o Widen to three lanes o The shoulder hour volumes meet ACHD's LOS planning thresholds- If ACHD determines roadway widening is infeasible, install alternative mitigation measures, which may include one or more of the following ■ Construct missing sidewalks on the west side of Owyhee Storm Avenue ■ Construct southbound left-turn lanes at the existing school driveways ■ Install pedestrian crossings at the Owyhee Storm Avenue and McMillan Road intersection 35 Westveil Subdivision Traffic impact 9udy The Flefds Subdivision October 2025 Meridian,Idaho &0 Improvements Needed to Mitigate 2032 11 Preliminary Plat Total Traffic 6-1 With 2032 total traffic, four study area intersections are anticipated to exceed minimum operational thresholds analyzed with the existing control and lane configuration or planned interchange improvements- The intersections and recommended mitigations are: ■I Can Ada Road and US 20126 intersection + The same mitigations needed under the 2024 existing traffic are recommended to mitigate the 2032 total traffic operations: o Traffic signal o Widen and reconstruct the intersection with the following lanes: ■ Northbound: one left-turn,one through, and one right-turn lane ■ 5outhbound: one left-turn,one through, and one right-turn lane ■ Eastbound-one left-turn lane,two through lanes,and one right-turn lane ■ Westbound:nne left-turn lane,two through lanes,and one right-burn lane ■ Star Ruad and US 20126 intersection + The same mitigations needed under the 2032 background traffic are recommended to mitigate the 2032 total traffic_ o Widen and reconstruct the intersection with the following lanes: ■ Northbound: one left-turn lane,two through lanes,and one right-turn lane ■ 5outhbound: one left-turn lane,two through lanes,and one right-turn lane ■ Eastbound:two left-turn lanes,three through lanes,and one right-turn lane ■ Westbound: two left-turn lanes,three through lanes,and one right-turn lane o Signal modifications ■ Ustick Road and SH 16 SB-Ram p intersection + Construct one additional right turn lane an the southbaund off-ramp approach + Signal modifications ■ Ustick Road and SH 16 NB-Ramp intersection + The same mitigation needed under the 2027 background traffic is recommended to mitigate the 2032 total traffic operations: o Construct one additional right-tum lane on the northbound off-ramp approach o Signal modifications 6.2 With 2092 total traffic, four proposed site access intersectiors are anticipated to meet NCHRP Report 457 turn lane guidelines. The intersections and warranted turn lanes are: Z Collector Street A and Star Road intersection + 5outhbound left-turn lane ■ Collector Street AfAchifvement Street and Owyhee Storm Avenue intersection + Northbound and Nuthbound left-turn lanes It Access 5fSchool Entrance and Owyhee Storm Avenue intersection + Southbound left-turn lane o Roadway widening for the sauthbound left-turn lane will provide additional pavement on the northbound approach,thus,a northbound left-turn lane is recommended 01 Access 7 and Ustick Road intersectian + Westbound right-turn lane 36 Westveil Subdivision 6.3 With 2032 total traffic, one study area roadway segment is anticipated to exceed AC'fID's LOS planning thresholds_The roadway segment and recommended mitigations are: Owyhee Storm Avenue segorent between McMillan Road and Ustick Road + The same mitigations needed under the 2A27 background traffic are recommended to mitigate the 2032 total traffic: o Widen to three lanes o The shoulder hour volumes meet ACED's LOS planning thresholds_ if ACHD determines roadway widening is infeasible, install alternative mitigation measures,which may include one or mare of the following: ■ Construct missing sidewalks on the west side of Owyhee Storm Avenue ■ Construct southbound left-turn lanes at the existing school driveways ■ Install an enhanced pedestrian crossing on Owyhee Storm Avenue 6.4 The estimated site traffic percentage of the 2032 total traffic at the study area intersections is, ■ Can Ada Road and US 20126 intersection = AM peak =0.9%,PM peak= 1.1 ■ Star Road and U5 2N26 intersection = AM peak =3.4%,PM peak= 4.2 ■ SH 16 SB-Ramp and US 20126 intersection = AM peak t 2.9%,PM peak=3.8 ■ SH 16 NB-Ramp and US 20126 intersection = AM peak t 3_5%,PM peak=3.0% ■ Star Road and McMillan Road intersection = AM peak t 11.1%. PM peak = 13.9% ■ Owyhee Storm Avenue and McMillan Road intersection = AM peak t 4.7%,PM peak=6.9% ■ Ustick Road and SH 16 SB-Ramp intersection = AM peak t 7.1%,PM peak=9.8% ■ Ustick Road and SH 16 NB-Ramp intersection = AM peak t 4.1%,PM peak= 5.4 ■ Franklin Rand and 5H 16 SPUI = AM peak t 1.0%,PM peak=0.9 6-5 The estimated site traffic percentage of the 2032 total traffic on the study area roadway segments is: ■ Star Road between McMillan Road and Collector Street A = AM peak =27_0%. PM peak t 25_3% ■ Star Road between Collector Street A and Ustick Road = AM peak =26.2%. PM peak =23. % ■ Owyhee Stone Ave between McMillan Road and Ustick Road : AM peak =6.1%,PM peak= 12.6% 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. 37 Westveil Subdivision 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. 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/showpublisheddocumenV452/638243231708370000 38 Westveil Subdivision