HomeMy WebLinkAbout2025-05-12 ACHD Miranda Gold,President
Alexis Pickering,Vice-President
ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
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Patricia Nilsson,Commissioner
Date: May 12, 2025
To: Jadon Schneider,via email
Staff Contact: Kara Leigh Troyer, Planner
Project Description: Solara Estates Subdivision
Trip Generation: This development is estimated to generate 132 vehicle trips per day,
13 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual, 11' edition.
Proposed Development Traffic Impact Study
Meets
All ACHD Policies F Requires Revisions R- • • meet No
ACHID Policies •
required
Area Roadway Level of ACHD Planned
Service
Improvements
D• area roadways -
♦CHD's LOS Planning
Thresholds?
Yes
• Livable Street
• - Measures
Area •.• eet ACHD's
LOS Planning Thresholds -•-
the future with • -•
improvements?
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
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Project/File: Solara Estates Subdivision / MPP25-0011 / H-2025-0013
This is an annexation application for 15-acres and a preliminary plat application for the
development of 14 single-family lots and 5 common lots with one existing home to
remain on 9.7-acres.
Lead Agency: City of Meridian
Site address: 5060 S Locust Grove Road
Staff Approval: May 12, 2025
Applicant: Jadon Schneider, via email
Bronze Bow Land
3625 N Carr Lane
Garden City, ID 83714
Representative: Mike Homan, via email
Elder LLC
6820 W Randolf Drive
Boise, ID 83709
Staff Contact: KaraLeigh Troyer, Planner
Phone: 208-387-6391
E-mail: ktroyer(aachdidaho.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 ...............................13
G. Conclusions of Law....................................................14
Request for Appeal of Staff Decision ................................15
1 Solara Estates Subdivision / MPP25-0011 / H-
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ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Amity Road is scheduled in the FYP to be widened to 5-lanes from SH-69 (Meridian Road) to
Locust Grove Road with a design and construction year yet to be determined.
• The intersection of Amity Road and Locust Grove Road is scheduled in the FYP to be
reconstructed as a multi-lane roundabout with 1-lane on the north leg, 1-lane on the south, 2-
lanes east, and 2-lanes on the west leg with a design year of 2023-2024 and a construction
year yet to be determined.
• Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory
Road between 2036 and 2040.
• Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to
Amity Road between 2036 and 2040.
• Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle
Road between 2031 and 2035.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Locust Grove Road 978-feet Minor Arterial 321 Better than "E"
Amity Road 636-feet Minor Arterial 462 Better than "E"
* Acceptable level of service for a two-lane minor arterial is "E" (575 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 Locust Grove Road north of Mary Lane was 6,728 on July
25, 2024.
• The average daily traffic count for Amity Road west of Eagle Road was 9,539 on November
2, 2022.
2 Solara Estates Subdivision / MPP25-0011 / H-
2025-0013
A. Site Specific Conditions of Approval
1. Prior to plan submittal for the first final plat submit a sight distance analysis to determine the location
of Street A's intersection with Locust Grove Road. The location of Street A will be approved, based
on the findings of the sight distance analysis and ACHD policy.
2. Prior to plan submittal, submit a revised preliminary plat showing the redesigned roadways, Street
A and Street B, to include the use of passive design elements. The ultimate location and design will
be determined during plan review by Development Review staff.
Speed humps/bumps, valley gutters, stop signs, and cross drains will not be accepted as traffic
calming.
3. Improve Locust Grove Road with 17-feet of pavement widening from centerline and a 10-foot wide
multi-use pathway located 27-feet from centerline.
4. Dedicate right-of-way to total 50-feet from centerline on Locust Grove Road.
5. Construct two internal local streets, Street A and Street B, as 33-foot wide local street sections with
curb, gutter, and 5-foot wide attached sidewalk within 47-feet of right-of-way.
If the City of Meridian requires street trees and detached sidewalk, then a minimum 8-foot wide
planter strip should be provided. Additionally, a permanent right-of-way easement should be
provided for detached sidewalks located outside of the right-of-way
6. Stub Street A to the site's east property line located 540-feet south of Amity Road. Install a sign at
the terminus of Street A stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Construct a paved temporary cul-de-sac turnaround with a minimum 50-foot radius at the terminus
of Street A. Provide a temporary turnaround easement for portions of the turnaround that exceed
the dedicated right-of-way. If the temporary turnaround 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.
7. Stub Street B to the site's south property line 458-feet east of Locust Grove Road. Install a sign at
the terminus of Street B stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Construct a paved temporary cul-de-sac turnaround with a minimum 50-foot radius at the terminus
of Street B. Provide a temporary turnaround easement for portions of the turnaround that exceed
the dedicated right-of-way. If the temporary turnaround 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.
8. Close the two existing 22-foot wide unimproved driveways from the site onto Locust Grove Road
located 457-feet south of Amity Road and 528-feet north of Tanya Lane with pavement widening
and a 10-foot wide multi-use pathway on Locust Grove Road.
9. Other than the access specifically approved with this application, direct lot access is prohibited to
Locust Grove Road and should be noted on the final plat.
10. 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.
11. 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.
12. Comply with all Standard Conditions of Approval.
3 Solara Estates Subdivision / MPP25-0011 / H-
2025-0013
B. Vicinity Map
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C. Site Plan
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5 Solara Estates Subdivision / MPP25-0011 / H-
2025-0013
D. Findings for Consideration
1. Parcel S1132223130
a. Staff Comments/Recommendations: Parcel 1132223130 is included in this application for
annexation into the City of Meridian only. The applicant is not proposing to develop this parcel
as a part of this project. Site specific conditions of approval for this parcel will be established
as a part of a future development application.
2. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 2-travel lanes and no curb, gutter
or sidewalk abutting the site. There is 49-feet of right-of-way for Locust Grove Road (25-feet
from centerline).
b. Applicant Proposal: The applicant is proposing to improve Locust Grove Road with 17-feet of
pavement widening from centerline and 10-foot wide detached sidewalk located 27-feet from
centerline.
The applicant is proposing to dedicate right-of-way to total 50-feet from centerline on Locust
Grove Road.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The 10-foot wide detached sidewalk should be required to
be constructed as a 10-foot wide multi-use pathway.
If the City of Meridian requires street trees, then a minimum 8-foot wide planter strip should be
provided.
3. Internal Local Streets
a. Existing Conditions: There are no local roadways internal to or abutting the site.
b. Applicant's Proposal: The applicant is proposing to construct two internal local streets, Street
A and Street B, as 33-foot wide local street sections with curb, gutter, and 5-foot wide attached
sidewalk. The applicant is proposing to dedicate right-of-way to extend to 2-feet behind the
proposed attached sidewalk, totaling 47-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 street trees and detached sidewalk, then a minimum 8-foot wide
planter strip should be provided. Additionally, a permanent right-of-way easement should be
provided for detached sidewalks located outside of the right-of-way.
4. Roadway Offsets
a. Existing Conditions: There are no roadways internal to the site.
b. Applicant's Proposal: The applicant is proposing to construct Street A to intersect Locust
Grove Road 540-feet south of Amity Road (measured centerline to centerline).
c. Staff Comments/Recommendations: The applicant's proposal does not meet District Policy
7205.4.3 which requires local streets intersecting a minor arterial roadway to align or offset 660-
feet from any other existing or proposed streets. This section of Locust Grove Road increases
in grade as the roadway moves south due to a hill. Because of this the applicant should be
required to submit a sight distance analysis prior to plan submittal for the first final plat to
determine the safest location for Street A to intersect Locust Grove Road. This may not be the
location proposed on the preliminary plat. Final approval of the location of Street A will be based
on findings of the sight distance analysis.
6 Solara Estates Subdivision / MPP25-0011 / H-
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5. Stub Streets
a. Existing Conditions: There are no existing stub streets to the site.
b. Applicant Proposal: The applicant is proposing to stub Street A to the site's east property line
located 540-feet south of Amity Road (measured centerline to centerline).
The applicant is proposing to stub Street B to the site's south property line 458-feet east of
Locust Grove Road (measured centerline to centerline).
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. As the streets extend to a length greater than 150-feet from
the nearest street intersection, then the applicant should be required to construct a temporary
cul-de-sac turnaround with a minimum 50-foot radius at the terminus of Street A and Street B.
The temporary cul-de-sac should be paved and should be the dimensional requirements of a
standard cul-de-sac. The developer should 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
should be encumbered by the easement and identified on the plat as a non-buildable lot until
the street is extended.
The applicant should be required to install a sign at the terminus of Street A and Street B stating,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
6. Driveways
6.1 Locust Grove Road
a. Existing Conditions: There are two existing 22-foot wide unimproved driveways from the site
onto Locust Grove Road located 457-feet south of Amity Road and 528-feet north of Tanya
Lane (measured centerline to centerline).
b. Applicant's Proposal: The applicant is proposing to close the existing driveways with
pavement widening and 10-foot wide detached sidewalk.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
7. Traffic Calming
a. Applicant's Proposal: The applicant is proposing to construct Street A and Street B as long,
straight street sections.
b. Staff Comments/Recommendations: Due to the applicant's proposal to construct Street A
and Street B as long, straight streets then the roadways will continue to extend as long, straight
streets to a length greater than 750-feet with adjacent development. Staff believes the design
of these roadways will necessitate future traffic calming implementation by ACHD. Per District
policy 7207.3.7, staff recommends the applicant be required to provide traffic calming to Street
A and Street B discourage excessive speeds through the use of passive design elements
approved by the ACHD Traffic Services.
Speed humps/bumps, valley gutters, stop signs, and cross drains are not an acceptable tool for
traffic calming on new collector streets and will not be accepted as traffic calming.
8. Other Access
Locust Grove Road 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 Solara Estates Subdivision / MPP25-0011 / H-
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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. Locust Grove Road
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken to all
of the adjacent streets. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact
the District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that
the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width
typically accommodates a single travel lane in each direction, and a continuous center left-turn lane,
and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on
both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in
the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review
Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the
street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer.
Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of
pavement on both sides of the median is provided.
8 Solara Estates Subdivision / MPP25-0011 / H-
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If a landscaped median is included in any of these cross sections, the landscaping shall be
maintained by license agreement with the adjacent HOA, property owner, or by interagency
agreement with the corresponding land use jurisdiction.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathway and buffers.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation
for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact
fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the
Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor
for future capacity improvements, as provided in Section 7300.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District's planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of-
way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind
the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the
pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to
the entire site. Curb, gutter and additional pavement widening may be required (See Section
7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Locust Grove Road is designated in the MSM as
a Residential Arterial with 3-lanes and on-street bike lanes, a 37-foot street section within 100-feet
of right-of-way.
9 Solara Estates Subdivision / MPP25-0011 / H-
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5. 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.
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.
6. 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).
10 Solara Estates Subdivision / MPP25-0011 / H-
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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).
7. 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
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.
8. Driveways
8.1 Locust Grove 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.
Access Policy: District policy 7205.4.6 states that direct access to minor 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 1 a under
District policy 7205.4.6, unless a waiver for the access point has been approved by the District
Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial
roadways from a signalized intersection with a single left turn lane shall be located a minimum of
330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-
feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized
intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest
intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection
for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor
arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-feet from any
existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum
11 Solara Estates Subdivision / MPP25-0011 / H-
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width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume
driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for
low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, 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 and install pavement tapers in accordance
with Table 2 under District Policy 7205.4.8.
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.
8.2 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.
9. 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.
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.
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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.
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.
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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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