HomeMy WebLinkAboutMER25-0007 REVISED Ustick Office Building
Date: January 14, 2026 February 24, 2026
To: Kent Mussel
Staff Contact: KaraLeigh Troyer, Planner
Project Description: REVISED Ustick Office Building
Trip Generation: This development is estimated to generate 118 vehicle trips per day,
18 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual, 12th edition.
Proposed Development
Meets
All ACHD Policies
Requires Revisions to meet
ACHD Policies
X
Traffic Impact Study
Yes
No X
If yes, is mitigation
required
ACHD Planned
Improvements
FYP X
CIP X
Livable Street
Performance Measures
Pedestrian LTS 1
Cyclist LTS 4
Is Transit Available?
Yes
No X
Area Roadway Level of
Service
Do area roadways meet
ACHD’s LOS Planning
Thresholds?
Yes X
No
Area roads will meet ACHD’s
LOS Planning Thresholds in
the future with planned
improvements?
Yes
No
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Development Services Department
Project/File: REVISED Ustick Office Building / MER25-0007 / A-2025-0166
This is a design review, certificate of zoning compliance, and alternative compliance
application for the development of an 8,187 square-foot office building on 1.11-acres.
Lead Agency: City of Meridian
Site address: 965 E Ustick Road
Staff Approval: January 14, 2026 February 24, 2026
Applicant: Kent Mussel, via email
Mussel Construction, Inc.
P.O. Box 3304
Nampa, ID 83653
Representative: Same as above
Staff Contact: KaraLeigh Troyer, Planner
Phone: 208-387-6391
E-mail: ktroyer@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. Attachment 1 – Waiver Request ................................ 12
G. Standard Conditions of Approval ............................... 14
H. Conclusions of Law .................................................... 14
Request for Appeal of Staff Decision ................................ 15
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ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Locust Grove Road is scheduled in the FYP to be widened to 4 or 5-lanes from Ustick Road
to Fairview Avenue with a design year of 2028-2029 and 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 9-lanes on the east and west legs and 7-lanes on the north and south legs in 2028.
• Meridian Road is scheduled in the CIP to be widened to 5-lanes from Ustick Road to McMillan
Road between 2026 and 2030.
• Locust Grove Road is scheduled in the CIP to be widened to 3-lanes from Ustick Road to
McMillan road between 2041 and 2045.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH).
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for Ustick Avenue east of Meridian Road was 24,172 on
October 3, 2024.
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
PM Peak Hour
Level of Service
Ustick Road 192-feet Principal Arterial 1,259 Better than “E”
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A. Site Specific Conditions of Approval
1. Repair or replace any damaged or deteriorated transportation facilities abutting the site on Ustick
Road in accordance with the current version of PROWAG.
2. Close the existing driveway on Ustick Road located 42-feet east of the west property line with
vertical curb and 7-foot wide attached concrete sidewalk to match the existing improvements.
3. Construct a paved, curb-return type driveway to a maximum width of 36-feet located 20-feet west
of the Private Lane, a private road to the north of Ustick Road across the site. This driveway may
be restricted in the future as traffic conditions warrant as determined by ACHD.
Reconstruct/widen the existing driveway that aligns with Private Lane on the north side of Ustick
Road across from the site. The driveway is restricted to a maximum width of 36-feet and shall be
constructed as a paved curb return type driveway.
4. Other than the access specifically approved with this development application, direct lot access is
prohibited to Ustick Road.
5. If a multi-use pathway is to be constructed within or adjacent to the site, then the design of those
facilities shall be consistent with ACHD’s Multi-Use Path & Raised Bike Lane Tool Kit. Additional
right-of-way dedication may be required at all intersections (streets and driveways) to accommodate
setbacks. Contact Development Review with questions prior to plan submittal.
6. 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.
7. 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.
8. Comply with all Standard Conditions of Approval.
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B. Vicinity Map
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C. Site Plan
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D. Findings for Consideration
1. Ustick Road
a. Existing Conditions: Ustick Road is improved with 5-travel lanes, vertical curb, gutter, and 7-
foot wide attached sidewalk abutting the site. There is 92-96 feet of right-of-way for Ustick Road
(47-feet from centerline).
b. Applicant Proposal: The applicant is not proposing any improvements on Ustick Road abutting
the site.
c. Staff Comments/Recommendations: Ustick Road is fully improved abutting the site;
therefore, no additional improvements or right-of-way dedication is required and the applicant’s
proposal meets District policy and should be approved, as proposed.
Consistent with District Minor Improvements Policy, the applicant should be required to repair
or replace any damaged or deteriorated transportation facilities abutting the site on Ustick Road
in accordance with the current version of PROWAG.
2. Driveways
2.1 Ustick Road
a. Existing Conditions: There are two existing 20-foot wide driveways from the site onto Ustick
Road one located 42-feet east of the west property line and one in alignment with Private Lane,
a private road located on the north side of Ustick Road across from the site. The existing
driveways offset by approximately 45-feet.
b. Applicant Proposal: The applicant is proposing to close the two existing driveways with
sidewalk and landscaping.
The applicant is proposing to construct a 32-foot wide curb-cut type driveway on Ustick Road
located 20-feet west of Private Lane (measured centerline to centerline).
c. Staff Comments/Recommendations: The applicant’s proposal to close the two driveways
meets District policy and should be approved, as proposed. The applicant should be required
to close the driveways with vertical curb and 7-foot wide attached sidewalk to match the existing
improvements on either side.
The applicant’s proposal to construct a new driveway does not meet District ACHD’s Successive
Driveway policy which requires that driveways on principal arterials be located in alignment or
offset a minimum of 400-feet any existing or proposed driveway and should not be approved,
as proposed. The applicant should be required to reconstruct/widen the driveway in alignment
with the existing private road, Private Lane, located on the north side of Ustick Road across
from the site. The driveway should be reconstructed as a paved curb return type driveway and
restricted to a maximum with of 36-feet. This driveway is approved as a temporary full access
driveway and may be restrict in the future as traffic conditions warrant as determined by ACHD.
On January 29, 2026, the applicant submitted a formal letter of appeal in regards to the above
condition which required the driveway on Ustick Road to be in alignment with the private road
on the north of Ustick Road across from the site. The letter details that alignment of this driveway
to serve the proposed parking lot would cause the demolition of a portion of the existing structure
proposed to remain. See attachment 1 on page 12.
Due to this, staff recommends approval of the applicant’s appeal and recommends that the
driveway be located as proposed, 20-feet west of Private Lane. This driveway is approved a
temporary full access driveway and may be restricted in the future as traffic conditions warrant
as determined by ACHD.
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3. Other Access
Ustick Road is classified as a principal arterial roadway. Other than the access specifically approved
with this application, direct lot access is prohibited to Ustick Road.
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E. Policy
1. Federal Accessibility Design Guidelines and Standards
District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access
Board’s Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG), 36
CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and
https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional
information).
2. Minor Improvements
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
3. Livable Street Performance Measures
District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for
evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation
network that serves all ages and abilities. Bike and pedestrian facilities built through development
should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a
minimum of 5-feet.
4. Ustick Road
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken to all
of the adjacent streets. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact
the District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state The
standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically
accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped
median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a
minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from back-of-curb.
Other bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the
discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required
in order to connect to existing facilities, the street section shall be 75-feet to allow for a 5-foot wide
bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100-
feet.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation
for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact
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fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the
Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor
for future capacity improvements, as provided in Section 7300.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District’s planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of-
way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind
the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the
pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to
the entire site. Curb, gutter and additional pavement widening may be required (See Section
7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Ustick Road is designated in the MSM as a
Residential Arterial with 5-lanes and on-street bike lanes, a 59-foot street section within 96-feet of
right-of-way.
5. Driveways
5.1 Ustick Road
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section and
Section 7202. Access points shall be reviewed only for a development application that is being
considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
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Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the street
having the lesser functional classification. If it is necessary to take access to the higher classified
street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1b under
District policy 7205.4.7, unless a waiver for the access point has been approved by the District
Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out
only, and the District will require the construction of a raised median to restrict the left turning
movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial
roadways to be located a minimum of 400-feet from the nearest intersection for a right-in/right-out
only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal
arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-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
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.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
“is permitted for use until appropriate alternative access becomes available”. Temporary access
may be granted through a development agreement or similar method, and the developer shall be
responsible for providing a financial guarantee for the future closure of the driveway.
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.
6. 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.
7. 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.
8. 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.
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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.
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F. Attachment 1 – Waiver Request
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G. 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
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.
H. 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