HomeMy WebLinkAboutMER25-0016 Core & Main Miranda Gold,President
Alexis Pickering,Vice-President
AMI&ACHD Kent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/ ww�m Patricia Nilsson,Commissioner
Date: August 29t", 2025
To: Glenn Walker
Staff Contact: Matt Pak, Planner
Project Description: Core & Main
Trip Generation: This development is estimated to generate 74 vehicle trips per day,
9 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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Is Transit Available?
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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
'ACHD
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Project/File: Core & Main / MER25-0016 /A-2025-0063
This is a design review and certificate of zoning compliance application to allow for the
development of a 19,000 square foot building, consisting of 14,492 square feet of
warehouse space and 4,508 square feet of office space, and 2,000 square feet of
outdoor storage space on 4.4 acres.
Lead Agency: City of Meridian
Site address: 299 S Black Cat Road
Staff Approval: August 29th, 2025
Applicant: Glenn Walker
APD Architects
1891 N Wildwood St
Boise, ID 83713
Owner: Steven Freiburg
Core & Main
1830 Craig Park Way
St. Louis, MO 63146
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...........................................................................9
F. Standard Conditions of Approval ...............................14
G. Conclusions of Law....................................................15
Request for Appeal of Staff Decision ................................15
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MER25-0016 /A-2025-0063
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Franklin Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road to
Black Cat Road with enhanced pedestrian and bicycle facilities on both sides of the roadway
with a construction year yet to be determined.
• Black Cat Road is scheduled in the FYP to be widened to 5-lanes from Franklin Road to
Cherry Lane with enhanced pedestrian and bicycle facilities on both sides of the roadway
with a construction year yet to be determined.
• Black Cat Road Railroad crossing is scheduled in the FYP to be resurfaced to include safety
lights and gates in 2029.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin
Road between 2036 and 2040.
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
Franklin Road N/A Principal Arterial 543 Better than "E"
Black Cat Road 480-feet Minor Arterial 417 Better than "E"
• Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
• 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 Franklin Road west of Black Cat Road was 9,658 on July
17t", 2024.
• The average daily traffic count for Black Cat Road south of Franklin Road was 7,951 on
September 19th, 2024.
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MER25-0016/A-2025-0063
A. Site Specific Conditions of Approval
1. Improve Black Cat Road with 17-feet of pavement widening, a 3-foot wide gravel shoulder and a
10-foot wide multi-use pathway, located a minimum of 38-feet from the centerline, abutting the site.
2. Construct a new collector roadway as a 26-foot wide street section with an 8-foot wide landscape
strip and a 10-foot wide multi-use pathway on the south side of the roadway.
3. On the north side of the collector roadway, dedicate right-of-way to the site's north property line for
the entire length of the frontage on the new collector roadway. This should include the area shown
in red on page 7.
4. Enter into a license agreement for any landscaping located within the right-of-way on the north side
of the collector roadway. The license agreement will be reviewed by ACHD Development Review
staff.
5. On the south side of the collector roadway, 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 for
the new collector roadway.
6. Construct the collector roadway to intersect Black Cat Road, located 887-feet south of Franklin
Road.
7. Stub the collector roadway to the west, located 965-feet south of Franklin Road.
8. Construct a paved temporary cul-de-sac turnaround to the same dimensions as a standard cul-de-
sac turnaround at the terminus of the new collector roadway. Provide a temporary turnaround
easement for portions of the cul-de-sac which extend beyond the dedicated street right-of-way.
9. Install a sign at the terminus of the new collector roadway stating that, "THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE".
10. Construct a paved 30-foot wide curb return type driveway from the site onto the collector roadway,
located 270-feet west of Black Cat Road.
11. Construct a paved and gated 30-foot wide curb return type driveway from the site onto the new
internal collector roadway, located 460-feet west of Black Cat Road. Locate the gate or keypad (if
applicable) for the driveway a minimum of 50-feet from the edge of pavement on the new collector
roadway.
12. Other than the access specifically approved with this application, direct lot access is prohibited to
Black Cat Road and the collector roadway.
13. 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.
14. 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.
15. Comply with all Standard Conditions of Approval.
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MER25-0016 /A-2025-0063
B. Vicinity Map
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C. Site Plan
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MER25-0016 /A-2025-0063
D. Findings for Consideration
1. Ten Mile Specific Area Plan (TMISAP)
The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile
Interchange Area. It was developed concurrently with the Land Use and Design Elements and has
been designed to preserve the integrity of the arterial road system and the proposed Ten Mile
interchange; provide for the use of public transit; enhance pedestrian and bicycle mobility and
accessibility; and create transportation infrastructure and promote land use patterns that encourage
the sustainable use of resources and reduces demands on natural resources.
The TMISAP recommends the construction of an east/west collector roadway along the south
property line of the site to intersect Black Cat Road.
The applicant modified the east/west collector roadway to be located at the north property line of
the site in coordination with ACHD staff. The applicant's proposal is consistent with the intent of
TMISAP.
2. Black Cat Road
a. Existing Conditions: Black Cat Road is improved with 2-travel lanes, 27 to 41-feet of pavement
and no curb, gutter, or sidewalk abutting the site. There is 78 to 103-feet of right-of-way for
Black Cat Road (50 to 57-feet from centerline).
b. Applicant Proposal: The applicant is proposing to improve Black Cat Road with a 10-foot wide
multi-use pathway, located a minimum of 38-feet from the centerline (measured from centerline
to the street edge of sidewalk).
c. Staff Comments/Recommendations: The applicant's proposal to improve Black Cat Road
with a 10-foot wide multi-use pathway, located a minimum of 38-feet from the centerline meets
District policy and should be approved, as proposed.
The applicant should also be required to improve Black Cat Road with 17-feet of pavement
widening plus a 3-foot wide gravel shoulder abutting the site.
3. New Collector Roadway
a. Existing Conditions: There are no existing roadways within the site.
b. Applicant Proposal: The applicant is proposing to construct a new internal collector roadway
as a 26-foot wide street section with an 8-foot wide landscape strip and a 10-foot wide multi-
use pathway on the south side of the roadway. On the north side of the roadway, the applicant
is proposing to construct an 8-foot wide landscape strip and 10-foot wide multi-use pathway for
the eastern 60-feet of frontage on the new collector roadway (measured from the western
terminus of the proposed multi-use pathway to the site's east property line), as shown below.
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MER25-0016 /A-2025-0063
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, with the exception of the 60-foot long section of multi-use pathway on the
north side of the roadway. The construction of a multi-use pathway on the north side of the
roadway in this location would require a pedestrian crossing to the south side of the roadway,
which is not feasible within the proximity of the intersection. Therefore, the applicant's proposal
to construct a 60-foot long section of multi-use pathway should not be approved.
To ensure that the property owner of the adjacent parcel to the north can improve the north side
of the collector roadway with a landscape strip and multi-use pathway, the applicant should be
required to dedicate right-of-way for the new collector roadway to the site's north property line
for the entire length of the frontage on the new collector roadway. This should include the area
shown in red below. The applicant should be required to enter into a license agreement for any
landscaping located within the right-of-way on the north side of the roadway. The license
agreement will be reviewed by ACHD Development Review staff.
For the south side of the roadway, 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.
The City of Meridian has expressed the desire for a dedicated left-turn lane at the intersection
of the new collector roadway and Black Cat Road. Although ACHD cannot require the applicant
to construct a dedicated left-turn lane as part of this development application, staff
acknowledges that the construction of a dedicated left-turn lane at the intersection and roadway
tapering to tie into the 2-lanes to the west is feasible, if it is required by the City of Meridian. The
above mentioned right-of-way dedication on the north side of the roadway accommodates this
intersection widening, if required by the City of Meridian, or to allow for intersection
improvements to be made in the future within the dedicated right-of-way.
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4. Roadway Offsets
a. Existing Conditions: There are no existing roadways within the site.
b. Applicant's Proposal: The applicant is proposing to construct a new collector roadway to
intersect Black Cat Road, a minor arterial, located 887-feet south of Franklin Road (measured
centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal does not meet District
Collector Roadway Offset policy. However, both the MSM and TMISAP show a future collector
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roadway to be constructed through the site. Additionally, the applicant has coordinated with
ACHD staff to determine the ultimate location for this new collector roadway. Therefore, the
applicant's proposal to construct the new collector roadway 885-feet south of Franklin Road
should be approved, as proposed.
5. Stub Streets
a. Existing Conditions: There are no stub streets to or from the site.
b. Applicant Proposal: The applicant is proposing to stub a new internal collector roadway to the
west, located 965-feet south of Franklin Road (measured centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal to stub a new internal collector
roadway to the west meets District policy and should be approved.
The new collector roadway is proposed to extend greater than 150-feet. Because of this a
temporary cul-de-sac turnaround is required at the terminus of the stub street. The temporary
cul-de-sac should be paved and constructed to the same dimensions as a standard cul-de-sac.
A temporary turnaround easement should be provided for portions of the cul-de-sac which
extend beyond the dedicated street right-of-way.
The applicant should be required to install a sign at the terminus of the new collector roadway
stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE".
6. Driveways
6.1 New Collector Roadway
a. Existing Conditions: There are no existing roadways within the site.
b. Applicant's Proposal: The applicant is proposing to construct two paved 30-foot wide curb
return type driveways from the site onto the new collector roadway, located 270-feet and 460-
feet west of Black Cat Road (measured centerline-to-centerline). The applicant is proposing to
construct a gate for the second driveway, located 46-feet from the edge of pavement of the
roadway.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved.
The applicant should be required to locate the gate or keypad (if applicable) for the second
driveway a minimum of 50-feet from the edge of pavement on the new collector roadway,
consistent with District Driveway Design Criteria.
7. Other Access
Black Cat Road is classified as a minor arterial roadway. The new collector roadway is classified
as a collector roadway. Other than the access specifically approved with this application, direct lot
access is prohibited to these roadways.
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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. Black Cat 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 Black Cat Road is designated in the MSM as a
Residential Arterial with 5-lanes and a 59-foot street section within 99-feet of right-of-way.
5. New Collector Roadway
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets. Improvements shall
include transitional segments in accordance with ADA and the current version of PROWAG.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street
is designated with a typology on the Master Street Map, that typology shall be considered for the
required street improvements. If there is no typology listed in the Master Street Map, then standard
street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian
10 Core & Main /
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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.
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
typology of Towncenter Collector. The new collector roadway should intersect Black Cat Road
located 887-feet south of Franklin Road and continue through the property stubbing to the west.
The Towncenter Collector typology as depicted in the Livable Street Design Guide recommends a
2-lane roadway with multi-use pathways and a 26-foot street section within 66-feet of right-of-way.
6. Roadway Offsets
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways
intersecting principal arterials is one half-mile.
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District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing
collectors is '/4 mile to allow for adequate signal spacing and alignment.
District policy 7206.4.3 states that access is typically prohibited within the influence area of an
existing or future roundabout intersection, which is generally considered the area from the
intersection to the far end of the splitter islands.
District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street (measured
centerline to centerline).
7. Stub Streets
Stub Street Policy: District policy 7206.2.4.3 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 7206.2.4, 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 IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET
WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will remain
free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4.4 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.
8. Driveways
8.1 New Collector Roadway
Access Policy: District Policy 7206.4.1 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.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle
and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways
located on collector roadways near a signalized intersection to be located outside the area of
influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and
a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway.
Dimensions shall be measured from the centerline of the intersection to the centerline of the
driveway.
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located outside
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MER25-0016/A-2025-0063
of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater.
Dimensions shall be measured from the centerline of the intersection to the centerline of the
driveway.
Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector
roadways with a speed limit of 25 MPH and daily traffic volumes less than 100 VTD to align or offset
a minimum of 150-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 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
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,
7206.4.6, 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 7206.4.6.
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.
9. 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.
10. 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.
11. 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
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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
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
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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.
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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