HomeMy WebLinkAbout2025-06-20 ACHD Report
Date: June 20, 2025
To: Connor Lindstrom-KM Engineering LLP and Mark Hess-J&J Hess LLC
Staff Contact: Dawn Battles, Senior Planner
Project Description: Durango
Trip Generation: Below is a list of land uses and estimated trip generation rates for
uses that may be included within the site. Trip generation rates are based on the
Institute of Transportation Engineers Trip Generation Manual, 11th edition.
Use Avg. Daily Trips Avg. PM Peak Hour
Single Family Detached Housing
(per unit) 9.43 0.94
General Office (per 1,000 sf) 9.74 1.15
Single Tenant Office Building
(per 1,000 sf) 13.07 1.76
Medical/Dental Office Building-
Stand Alone (per 1,000 sf) 31.86 2.84
Proposed Development
Meets
All ACHD Policies
Requires Revisions to meet
ACHD Policies X
Traffic Impact Study
Yes
No X
If yes, is mitigation
required
ACHD Planned
Improvements
FYP Yes
CIP Yes
Livable Street
Performance Measures
Pedestrian LTS 2
Cyclist LTS 2
Is Transit Available?
Yes
No X
Area Roadway Level of
Service
Do area roadways meet
ACHD’s LOS Planning
Thresholds?
Yes X
No
Area roads will meet ACHD’s
LOS Planning Thresholds in
the future with planned
improvements?
Yes
No
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Development Services Department
Project/File: Durango/ MPP25-0014/ H-2025-0017
This is an annexation with rezone from RUT (Rural-Urban Transition) to R-8 () and L-
O (Limited Office) and a preliminary plat application to allow for the development of a
154-lot mixed-use subdivision consisting of 135 residential lots, 14 common lots, 4
common drive lots and 1 commercial lot on 36-acres. This site is located at the
Northeast corner of Ustick Road and McDermott Bypass.
Lead Agency: City of Meridian
Site address: 5630 W Ustick Road
Staff Approval: June 20, 2025
Applicant: Connor Lindstrom
KM Engineering LLP
5725 N Discovery Way
Boise, ID 83713
Owner: Mark Hess
J&J Hess LLC
519 E Karcher Road
Nampa, ID 83646
Staff Contact: Dawn Battles, Senior Planner
Phone: 208-387-6218
E-mail: dbattles@achdidaho.org
Report Summary:
ACHD Planned Improvements ............................................ 2
Level of Service Planning Thresholds ................................. 2
A. Site Specific Conditions of Approval ............................ 3
B. Vicinity Map ................................................................. 5
C. Site Plans .................................................................... 6
D. Findings for Consideration ........................................... 8
E. Policy ......................................................................... 12
F. Standard Conditions of Approval ............................... 18
G. Conclusions of Law .................................................... 19
Request for Appeal of Staff Decision ................................ 20
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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 McDermott Road/Bypass
to Black Cat Road in 2027.
• Ustick Road is scheduled in the FYP to be widened to 5-lanes from Black Cat Road to Ten
Mile Road in 2025.
• The intersection of Ustick Road and McDermott Road/Bypass is scheduled in the FYP to be
widened to 3-lanes on the north leg, 3-lanes on the south leg, 6-lanes on the east leg, and 6-
lanes on the west leg in 2027.
• The intersection of Ustick Road and Black Cat Road is scheduled in the FYP to be widened
to 7 lanes on the north and south legs and 6-lanes on the east and west legs and signalized
in 2025.
• The intersection of Ustick Road and Owyhee Storm Avenue is scheduled in the FYP as an
intersection improvement project to be widened to 3-lanes on the north leg, 6-lanes on the
east leg, and 5-lanes on the west leg in 2025.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Cherry Lane to Ustick Road
between 2031 and 2035.
• The intersection of Cherry Lane and Black Cat Road is listed in the CIP to be widened to 4-
lanes on the north leg, 4-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and
signalized between 2031 and 2035.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane principal arterial is “E” (690 VPH).
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for Ustick Road east of McDermott Road was 5,505 on January
27, 2022.
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
PM Peak Hour
Level of Service
Ustick Road 870-feet Principal Arterial 293 Better than “E”
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A. Site Specific Conditions of Approval
1. Redesign Pagosa Street, Monte Vista Street and Mancos Avenue to reduce the length or include
passive design elements prior to plan submittal.
2. Provide ACHD with a road trust deposit in the amount of $152,163 prior to plan approval and
ACHD’s signature on the first final plat, in lieu of constructing improvements on Ustick Road abutting
the site.
3. Dedicate additional right-of-way to total 50-feet from centerline of Ustick Road abutting the site.
Compensation shall be provided.
4. Once McDermott Bypass is under ACHD’s jurisdiction, construct McDermott Bypass as ½ of a 36-
foot wide collector street section to include pavement widening, vertical curb, gutter and as
proposed an 8-foot wide landscape strip and 10-foot wide detached concrete sidewalk abutting the
site. Or, if a 10-foot wide multi-use pathway is constructed in lieu of 10-foot wide sidewalk, then ½
of a 26-foot wide collector street section shall be constructed to include vertical curb, gutter and a
minimum 8-foot wide planter strip between the back of curb and the multi-use pathway.
5. Plans may be submitted for review and approval; however, permits to work in the right-of-way will
not be issued until McDermott Bypass roadway has been accepted by ACHD.
6. If building permits are desired prior to ACHD’s acceptance of the McDermott Bypass roadway then
ACHD should hold a financial surety for the roadway improvements. The amount of the surety shall
be determined by ACHD as part of the plan review process.
7. If allowed by ITD, construct Telluride Street to intersect McDermott Bypass located 830-feet north
of Ustick Road.
If ITD does not allow the intersection, then stub Telluride Street to the site’s west property line
located 830-feet north of Ustick Road and install a sign at the terminus of the roadway stating,
“THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
When ACHD gains jurisdiction of McDermott Bypass, extend Telluride Street to intersect
McDermott Bypass.
8. If the Springday subdivision does not move forward, then the applicant should be required to revise
their site plan to include the north/south collector roadway abutting the site’s east property line and
resubmit to ACHD for review and approval prior to plan submittal.
9. Extend Bergamo Street into the site and construct the internal local streets as 33-foot wide street
sections with curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk,
as proposed.
10. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, reduce the right-
of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-
of-way line to 2-feet behind back of sidewalk.
11. Construct the entrance roadway, Dayspring Way, to intersect Ustick Road located 917-feet east of
McDermott Bypass and in alignment with the entrance roadway approved as part of Dayspring
subdivision located on the south side of Ustick Road across from the site, as proposed.
12. If Durango moves forward before Springday, then construct Bergamo Street to stub to the site’s
east property line located 890-feet north of Ustick Road and in alignment with the approved stub
street as part of Springday. Install a sign at the terminus of the stub street stating, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE.”
13. Close the 3 existing driveways onto Ustick Road with fencing and landscaping, as proposed.
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14. Construct four 25-foot wide shared access driveways within the site, as proposed.
15. Other than the access specifically approved with this application, direct lot access is prohibited to
Ustick Road and once under the jurisdiction of ACHD, the McDermott Bypass roadway, and should
be noted on the final plat.
16. 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.
17. 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.
18. Comply with all Standard Conditions of Approval.
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B. Vicinity Map
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C. Site Plans
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D. Findings for Consideration
1. Ustick Road
a. Existing Conditions: Ustick Road is improved with 2-travel lanes, 24-feet of pavement and no
curb, gutter or sidewalk abutting the site. There is 24 to 47-feet of prescriptive right-of-way for
Ustick Road (24-feet from centerline).
b. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 50-
feet from centerline of Ustick Road abutting the site.
The applicant is proposing to improve Ustick Road with a 10-foot wide gravel shoulder and 10-
foot wide detached concrete sidewalk.
c. Staff Comments/Recommendations: The applicant’s proposal to dedicate additional right-of-
way meets District policy and should be approved as proposed. The additional dedicated right-
of-way is impact fee eligible for compensation as this segment of Ustick Road is listed in the
FYP/CIP.
The applicant’s proposal to improve Ustick Road meets District policy; however, Ustick Road is
scheduled in the FYP to be widened to 5-lanes between McDermott Bypass and Black Cat Road
in 2027. In lieu of improving Ustick Road abutting the site, the applicant should be required to
provide ACHD with a road trust deposit in the amount of $152,163 (17-feet of pavement from
centerline, 10-foot wide multi-use pathway and borrow ditch) and should be provided prior to
plan approval and ACHD’s signature on the first final plat.
2. McDermot Bypass
a. Existing Conditions: McDermott Bypass was constructed abutting the site as part of the Idaho
Transportation Department’s (ITD) State Highway 16 (SH-16) extension project. This roadway
was constructed to maintain local access previously provided by McDermott Road, which has
been replaced in this area with the extension of SH-16. ITD has constructed the McDermott
Bypass as a 2-lane rural street section with 30-feet of pavement, with three lanes at the
intersection with Ustick Road, gravel shoulders, and no curb, gutter, or sidewalk. ITD will
dedicate this roadway to ACHD when completed and accepted by ACHD. However, this
roadway has not yet been accepted by ACHD as a public roadway.
Because McDermott Bypass has not been accepted as an ACHD roadway at this time, ACHD
has no jurisdiction of this roadway.
b. Applicant’s Proposal: The applicant is proposing to improve McDermott Bypass with an 8-
foot wide landscape strip and 10-foot wide detached concrete sidewalk abutting the site.
c. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved.
Once the roadway is under ACHD’s jurisdiction, the applicant should be required to construct
McDermott Bypass as ½ of a 36-foot wide collector street section to include pavement widening,
vertical curb and gutter in addition to the proposed landscape strip and sidewalk.
If a 10-foot wide multi-use pathway is constructed in lieu of 10-foot wide sidewalk, then ½ of a
26-foot wide collector street section may be constructed to include vertical curb, gutter and a
minimum 8-foot wide planter strip between the back of curb and the multi-use pathway.
The applicant may submit plans for review and approval; however, permits to work in the right-
of-way will not be issued until McDermott Bypass roadway has been accepted by ACHD.
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If building permits are desired prior to ACHD’s acceptance of the roadway then ACHD should
hold a financial surety for the roadway improvements. The amount of the surety should be
determined by ACHD as part of the plan review process.
The applicant is proposing to construct a local street, Telluride Street, to intersect the
McDermott Bypass roadway located 830-feet north of Ustick Road which meets District policy.
If ITD does not allow Telluride Street to intersect the McDermott Bypass roadway prior to ACHD
taking jurisdiction of the roadway, then the applicant should be required to construct Telluride
Street to stub to the site’s west property line located 830-feet north of Ustick Road (measured
centerline-to-centerline). The applicant should be required to install a sign at the terminus of
Telluride Street stating, ““THIS ROAD WILL BE EXTENDED IN THE FUTURE.” A turnaround
is not required at the terminus as the roadway does not extend greater in length than 150-feet.
The applicant should be required to extend Telluride Street to intersect McDermott Bypass when
ACHD accepts McDermott Bypass as ACHD public right-of-way.
3. North/South Master Street Map (MSM) Collector
a. Existing Conditions: There are no existing collector roadways within the site. ACHD’s MSM
identifies a new north/south residential collector roadway abutting the site’s east property line.
b. Applicant Proposal: The applicant is not proposing to construct the collector roadway within
or abutting the site.
c. Staff Comments/Recommendations: ACHD recently approved the north/south collector
roadway identified on the MSM to be constructed wholly within the Springday subdivision
located directly adjacent to the east of the site. Additionally, a stub street was approved to be
constructed to this site’s east property line, providing access to the collector roadway.
Therefore, the applicant’s proposal meets District policy and should be approved, as proposed.
If the Springday subdivision does not move forward, then the applicant should be required to
revise their site plan to include the north/south collector roadway abutting the site’s east property
line and intersect Ustick Road and resubmit to ACHD for review and approval prior to plan
submittal.
4. Internal Local Streets
a. Existing Conditions: There are no local streets within the site. There is one local street,
Bergamo Street, proposed to stub to the site’s east property line.
b. Applicant’s Proposal: The applicant is proposing to extend Bergamo Street into the site and
construct the internal local streets as 33-foot wide street sections with curb, gutter, an 8-foot
wide planter strip and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way.
c. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back
of sidewalk.
5. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Applicant’s Proposal: The applicant is proposing to construct a local street, Dayspring Way,
to intersect Ustick Road located 917-feet east of McDermott Bypass (measured centerline-to-
centerline) and in alignment with the entrance roadway approved as part of Dayspring
subdivision located on the south side of Ustick Road across from the site.
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c. Staff Comments/Recommendations: The applicant’s proposal does not meet District Local
Street Intersection Spacing on Principal Arterials which requires an offset of 1,320-feet as
measured from all other existing roadways. However, the roadway is proposed to be in
alignment with the entrance roadway for Dayspring subdivision and should be approved, as
proposed.
6. Stub Streets
a. Existing Conditions: There is one local street, Bergamo Street, proposed to stub to the site’s
east property line and is proposed to be extended into the site.
b. Applicant Proposal: As noted above, the applicant is proposing to extend Bergamo Street into
the site and is not proposing any additional stub streets.
c. Staff Comments/Recommendations: As noted above, the applicant is proposing to extend
Bergamo Street into the site. However, if Durango moves forward before Springday, then the
applicant should be required to construct Bergamo Street to stub to the site’s east property line
located 890-feet north of Ustick Road and in alignment with the approved stub street as part of
Springday. Install a sign at the terminus of the stub street stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE.”
A temporary turn around is not required at the terminus of Bergamo Street, as it does not extend
greater than 150-feet.
See Finding 2c regarding requirements if Telluride Street is constructed as a stub street rather
than intersecting McDermott Bypass.
7. Driveways
7.1 Ustick Road
a. Existing Conditions: There are 3existing driveways from the site onto Ustick Road.
b. Applicant’s Proposal: The applicant is proposing to close the 3 existing driveways onto Ustick
Road with fencing and landscaping.
c. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
7.2 Internal Local Streets
a. Existing Conditions: There are no local roadways within the site.
b. Applicant’s Proposal: The applicant is proposing to construct four 25-foot wide shared
access driveways within the site.
c. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
8. Traffic Calming
a. Applicant’s Proposal: The applicant is proposing to construct three local roadways, Pagosa
Street, Monte Vista Street and Mancos Avenue, to be greater in length than 750-feet.
b. Staff Comments/Recommendations: The applicant should be required to redesign the three
above listed roadways to reduce the length or include passive design elements prior to plan
submittal.
Speed humps/bumps and valley gutters will not be accepted as traffic calming.
9. Other Access
Ustick Road is classified as a principal arterial roadway. McDermott Bypass will be classified as a
collector street once under the jurisdiction of ACHD. Other than the access specifically approved
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with this application, direct lot access is prohibited to these roadways and should be noted on the
final plat.
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E. Policy
1. Federal Accessibility Design Guidelines and Standards
District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access
Board’s Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG), 36
CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and
https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional
information).
2. Minor Improvements
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
3. Livable Street Performance Measures
District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for
evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation
network that serves all ages and abilities. Bike and pedestrian facilities built through development
should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a
minimum of 5-feet.
4. Ustick 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
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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, a 59-foot street section, 10-foot wide multi-use pathways within
100-feet of right-of-way.
5. McDermott Bypass and North/South Collector
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets. Improvements shall
include transitional segments in accordance with ADA and the current version of PROWAG.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street
is designated with a typology on the Master Street Map, that typology shall be considered for the
required street improvements. If there is no typology listed in the Master Street Map, then standard
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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.
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.
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.
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
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typology of Residential Collector. The new collector roadway is designated to align with Morgan
Grove Lane on the south side of Ustick Road across from the site and continue through the property
along the site’s east property line and stubbing to the north. The Residential Collector typology as
depicted in the Livable Street Design Guide recommends a 2-lane roadway within 54-feet of right-
of-way.
6. Internal Local Streets
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for
all local streets shall generally not be less than 47-feet wide and that the standard street section
shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy
7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-curb) for
developments with any buildable lot that is less than 1 acre in size. This street section shall include
curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be
constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable
lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot
wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-
way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street
in an approved preliminary plat, which ends at a boundary of a proposed development shall be
extended in that development. The extension shall include provisions for continuation of storm
drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood
commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required
on both sides of all local street, except those in rural developments with net densities of one dwelling
unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case
a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require
wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-
feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide
increased safety and protection of pedestrians and to allow for the planting of trees in accordance
with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the
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applicant may submit a request to the District, with justification, to reduce the width of the parkway
strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering
sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within
the public right-of-way or wholly within an easement.
7. Roadway Offsets
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the
minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as
identified in Table 1b (7205.4.7).
Collector Offset Policy: 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).
8. Stub Streets
Stub Street Policy: District policy 7207.2.4.3 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, 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 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-
de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The
developer shall grant a temporary turnaround easement to the District for those portions of the cul-
de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary
easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and
identified on the plat as a non-buildable lot until the street is extended.
9. Driveways
9.1 Ustick Road
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section and
Section 7202. Access points shall be reviewed only for a development application that is being
considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
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Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the street
having the lesser functional classification. If it is necessary to take access to the higher classified
street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1b under
District policy 7205.4.7, unless a waiver for the access point has been approved by the District
Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out
only, and the District will require the construction of a raised median to restrict the left turning
movements.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so
that the driver does not need to re-enter the public street system.
9.2 Internal Local Streets
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street, but
the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as
curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
10. Traffic Calming
Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local
street systems should discourage excessive speeds by using passive design elements. If the
design or layout of a development is anticipated to necessitate future traffic calming implementation
by the District, then the District will require changes to the layout and/or the addition of passive
design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider
texture changes to the roadway surface (i.e. stamped concrete) as a passive design element.
These alternative methods may require maintenance and/or license agreement.
11. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
13. Pathway Crossings
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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.
F. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements. The applicant’s engineer should provide documentation of compliance to District
Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant’s authorized representative and an authorized
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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.
G. 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.
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Request for Appeal of Staff Decision
To request an appeal of a staff level decision, see District policy 7101.6.7 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
Request for Reconsideration of Commission Action
To request reconsideration of a Commission Action, see District policy 1006.11 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000