HomeMy WebLinkAbout2025-06-09 ACHD Miranda Gold,President
Alexis Pickering,Vice-President
ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
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Patricia Nilsson,Commissioner
Date:June 91", 2025 REVISED
To:Jessica Heggie, Studio H Architects
Staff Contact: Matt Pak, Planner
Project Description: Farrington Heights
Trip Generation: This development is estimated to generate 340 vehicle trips per day,
34 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual, 11' edition.
_�roposecll Development Traffic Impact Study
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Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Development Services Department
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ACHD
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Project/File: Farrington Heights / MPP25-0013 / H-2025-0016 REVISED
This is a rezone from R-4 (Medium Low-Density Residential) to R-15 (Medium High-
Density Residential) and preliminary plat application to allow for the development of a
37-lot subdivision consisting of 27 new single family residential lots, 3 existing single
family residential lots and 7 common lots on 4.68 acres.
Lead Agency: City of Meridian
Site address: 1100, 1130 & 1180 E Pine Avenue
Staff Approval: nn�1, 2025 June 9th, 2025
Applicant: Jessica Heggie
Studio H Architects
306 NE 2nd Street
Meridian, ID 86342
Staff Contact: Matt Pak
Phone: 208-387-6171
E-mail: mpak .achdidaho.org
Report Summary:
ACHD Planned Improvements............................................2
Level of Service Planning Thresholds.................................2
A. Site Specific Conditions of Approval ............................3
B. Vicinity Map.................................................................4
C. Site Plan......................................................................5
D. Findings for Consideration...........................................6
E. Policy...........................................................................8
F. Standard Conditions of Approval ...............................14
G. Conclusions of Law....................................................15
Request for Appeal of Staff Decision ................................16
1 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Broadway Avenue is scheduled in the FYP as a corridor improvement project to improve road
surface condition, ADA ramps, curb and sidewalk accessibility improvements, filling sidewalk
gaps, bulb-outs and stormwater improvements where applicable from 3rd Street to 6th Street
in 2025.
• 4th Street is scheduled in the FYP as a corridor improvement project to improve road surface
condition, ADA ramps, curb and sidewalk accessibility improvements, filling sidewalk gaps,
bulb-outs and stormwater improvements where applicable from Broadway Avenue to State
Avenue in 2025.
• 3rd Street is scheduled in the FYP as a corridor improvement project to improve road surface
condition, ADA ramps, curb and sidewalk accessibility improvements, filling sidewalk gaps,
bulb-outs and stormwater improvements where applicable from Idaho Avenue to Pine Avenue
in 2025.
• 3rd Street is scheduled in the FYP as a community improvement project to include the
construction of enhanced bike and pedestrian facilities, upgraded ADA ramps and an
improved railroad crossing from Franklin Road to Carlton Street with a construction year yet
to be determined.
• The intersection of Fairview Avenue and Locust Grove Road is scheduled in the FYP to be
widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the
west leg and re-signalized with accessible pedestrian signal with leading pedestrian intervals
in 2029.
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
* Pine Avenue 314-feet Minor Arterial N/A N/A
** Adkins Avenue 648-feet Local N/A N/A
* Acceptable level of service for a three-lane minor arterial is "E" (720 VPH).
** ACHD does not set level of service thresholds for local streets.
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• There are no current traffic counts available for Pine Avenue abutting the site.
• There are no current traffic counts available for Adkins Avenue abutting the site.
2 REVISED Farrington Heights /
MPP25-0013 / H-2025-0016
A. Site Specific Conditions of Approval
1. Repair or replace any damaged or deficient transportation facilities on Pine Avenue abutting the
site, consistent with the current version of PROWAG.
2. Improve Adkins Avenue as '/2 of a 36-foot wide local street section with curb, gutter and 5-foot wide
attached concrete sidewalk abutting the site.
3. Construct Hardiman Street as a 27-foot wide reduced urban local street section with rolled curb,
gutter and 5-foot wide attached concrete sidewalk on both sides of the roadway.
Parking is restricted to one side of Hardiman Street. Install "NO PARKING"signs on one side of the
street. Coordinate a signage program with Development Review staff. Provide written fire
department approval for the reduced street section on Hardiman Street.
4. 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 on Adkins Avenue and
Hardiman Street.
5. Construct Hardiman Street, a local street, to intersect Adkins Avenue, a local street, a minimum of
125-feet from any other street (measured centerline-to-centerline).
6. Construct a 28-foot wide driveway from the site onto Hardiman Street, located 108-feet from Adkins
Avenue (measured centerline-to-centerline)
7. Other than the access specifically approved with this application, direct lot access is prohibited to
this Pine Avenue and should be noted on the final plat.
8. 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.
9. 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.
10. Comply with all Standard Conditions of Approval.
3 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
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5 REVISED Farrington Heights /
MPP25-0013 / H-2025-0016
D. Findings for Consideration
1. Pine Avenue
a. Existing Conditions: Pine Avenue is improved with 3-travel lanes, vertical curb, gutter, and
7-foot wide sidewalk abutting the site. There is 65 to 68-feet of right-of-way for Pine Avenue
(24-feet from centerline).
b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or
frontage improvements to Pine Avenue abutting the site.
c. Staff Comments/Recommendations: Pine Avenue is fully improved abutting the site;
therefore, no additional dedication of right-of-way or frontage improvement to Pine Avenue
should be required as part of this application.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any damaged or deficient transportation facilities on Pine Avenue abutting the site,
consistent with the current version of PROWAG.
2. Adkins Avenue
a. Existing Conditions: Adkins Avenue is improved with 2-travel lanes, 27-feet of pavement and
no curb, gutter or sidewalk abutting the site. There is 40 to 45-feet of right-of-way for Adkins
Avenue (23-feet from centerline).
b. Applicant's Proposal: The applicant is proposing to improve Adkins Avenue as '/2 of a 36-foot
wide local street section with curb, gutter and 5-foot wide attached concrete sidewalk abutting
the site.
c. Staff Comments/Recommendations: The applicant's proposal does not meet District
Standard Urban Local Street policy, which states that the standard local street section shall be
33-feet wide and should not be approved. However, Adkins Avenue is constructed as a 36-foot
wide local street section where the street intersects Pine Avenue and north of the site where
the street intersects Shellbrook Drive. Therefore, the applicant's proposal should be approved,
as proposed.
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.
3. Hardiman Street
a. Existing Conditions: There are no public local streets within the site.
b. Applicant Proposal: The applicant is proposing to construct Hardiman Street as a 27-foot wide
reduced urban local street section with rolled curb, gutter and 5-foot wide attached concrete
sidewalk on both sides of the roadway.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
Parking is restricted to one side of Hardiman Street. The applicant should be required to install
"NO PARKING" signs on one side of the street. Coordinate a signage program with
Development Review staff. The applicant should be required to provide written fire department
approval for the reduced street section on Hardiman Street. Additional on-site parking may be
needed due to the parking restrictions associated with reduced urban local street sections;
parking is not always available on adjacent streets in the area.
6 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
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.
4. Roadway Offsets
a. Existing Conditions: There are no public streets constructed within the site.
b. Applicant's Proposal: The applicant is proposing to construct Hardiman Street, a local street,
to intersect Adkins Avenue, a local street, a minimum of 125-feet from any other street
(measured centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal for Hardiman Street meets
District policy and should be approved, as proposed.
5. Driveways
5.1 Hardiman Street
a. Existing Conditions: There are no public local streets within the site.
b. Applicant's Proposal: The applicant is proposing to construct a 28-foot wide driveway from
the site onto Hardiman Street, located 108-feet from Adkins Avenue (measured centerline-to-
centerline).
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
6. Other Access
Pine Avenue is classified as a minor arterial roadway. Other than the access specifically approved
with this application, direct lot access is prohibited to this roadway and should be noted on the final
plat.
7 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
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. Pine Avenue
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken to all
of the adjacent streets. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact
the District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that
the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width
typically accommodates a single travel lane in each direction, and a continuous center left-turn lane,
and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on
both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in
the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review
Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the
street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer.
Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of
pavement on both sides of the median is provided.
8 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
If a landscaped median is included in any of these cross sections, the landscaping shall be
maintained by license agreement with the adjacent HOA, property owner, or by interagency
agreement with the corresponding land use jurisdiction.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathway and buffers.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation
for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact
fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the
Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor
for future capacity improvements, as provided in Section 7300.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District's planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of-
way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind
the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the
pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to
the entire site. Curb, gutter and additional pavement widening may be required (See Section
7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Pine Avenue is designated in the MSM as a
Planned Commercial Arterial with 3-lanes and on-street bike lanes, a 48-foot street section within
68-feet of right-of-way.
9 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
5. Adkins Avenue
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.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required
on both sides of all local street, except those in rural developments with net densities of one dwelling
unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case
a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require
wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-
feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide
increased safety and protection of pedestrians and to allow for the planting of trees in accordance
with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the
applicant may submit a request to the District, with justification, to reduce the width of the parkway
strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering
sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within
the public right-of-way or wholly within an easement.
6. Hardiman Street
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.
10 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
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.
11 REVISED Farrington Heights /
MPP25-0013/ H-2025-0016
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.
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.
7. Brock 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.
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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.
• 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.
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.
8. Roadway Offsets
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new
local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the
minimum allowable offset shall be 660-feet as measured from all other existing roadways as
identified in Table 1 a (7205.4.6).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum
offset of 125-feet from any other street (measured centerline to centerline).
District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
9. Driveways
9.1 Hardiman Street
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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. 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.
11. 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.
12. 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.
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.
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3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements. The applicant's engineer should provide documentation of compliance to District
Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property, which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
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
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