HomeMy WebLinkAbout2026-05-01 ACHD Miranda Gold,President
Alexis Pickering,Vice-President
AMI&ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/W — Patricia Nilsson,Commissioner
Date: April 29, 2026-DRAFT
To: Ethan Mansfield-Hawkins Companies/ Kelly Kehrer, P.E.-KM Engineering/Sonya
Allen, Bill Parsons and Brian McClure-City of Meridian
Staff Contact: Dawn Battles, Senior Planner
Project Description: Ustick Commercial/ MPP25-0028/ H-2025-0059/ H-2026-0007
This is an annexation with rezone from RUT (Rural-Urban Transition) to C-C
(Community Business) and a preliminary plat application to allow for the
development of a 4-lot commercial subdivision on 4-acres. This application also
includes a comprehensive plan map amendment to change the land use designation
on the City of Meridian's Future Land Use Map from Medium Density Residential to
Commercial.
Trip Generation: See findings for consideration 1, page 10 of the report for trip
generation, based on the traffic impact study.
Proposed Development Traffic Impact Analysis
Meets id-
All ACHD Policies
L
RequiresRevisions to meet No
ACHD Policies -s, is mitigation
•
e•u i red
Area Roadway Level of
ACHD Planned
Service
Improvements
D• area roadways
•CHD's LOS Planning
Thresholds?
• Livable Street
Performance Measures
Area •.• -- •
LOS Planning Thresholds -•-
the future with • -• Cyclist
• •
Available?Is Transit
•
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
,--4�'
ACHD
connecting you to more
Project/File: Ustick Commercial/ MPP25-0028/ H-2025-0059/ H-2026-0007
This is an annexation with rezone from RUT (Rural-Urban Transition) to C-C
(Community Business) and a preliminary plat application to allow for the development
of a 4-lot commercial subdivision on 4-acres. This application also includes a
comprehensive plan map amendment to change the land use designation on the City
of Meridian's Future Land Use Map from Medium Density Residential to Commercial.
This site is located at the northeast corner of Ustick Road and McDermott Bypass.
Lead Agency: City of Meridian
Site address: 5900 W Ustick Road
Staff Approval: XXXX, 202X
Applicant: Ethan Mansfield
Hawkins Companies
855 W Broad Street
Boise, ID 83702
Engineer: Kelly Kehrer, P.E.
KM Engineering
5725 N. Discovery Way
Boise, ID 83713
Staff Contact: Dawn Battles, Senior Planner
Phone: 208-387-6218
E-mail: dbattles(a)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. Traffic Impact Study—Summary and Findings.............6
E. Findings for Consideration.........................................10
F. Policy.........................................................................13
G. Attachments...............................................................20
H. Standard Conditions of Approval ...............................21
I. Conclusions of Law....................................................21
Request for Appeal of Staff Decision ................................22
1 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Ustick Road is scheduled in the FYP to be widened to 5-lanes from McDermott Bypass to
Black Cat Road in 2027.
• Ustick Road is scheduled in the FYP to be widened to 5-lanes from Ten Mile Road to Linder
Road in 2026.
• The intersection of Ustick Road and McDermott Bypass is scheduled in the FYP to be widened
to 3-lanes on the north leg, 3-lanes on the south leg, 6-lanes on the east leg, and 6-lanes on
the west leg and signalized in 2027. The project includes adding APS (accessible pedestrian
signal) with LPI (leading pedestrian interval), pedestrian/bike facilities and intersection
lighting.
• The intersection of Ustick Road and Owyhee Storm Avenue is scheduled in the FYP as an
intersection improvement project to be widened to 3-lanes on the north leg, 6-lanes on the
east leg, and 5-lanes on the west leg in 2026.
• The intersection of McMillan Road and Black Cat Road is scheduled in the FYP to be
constructed as a multi-lane roundabout with 2-lanes on the north bound/southbound legs and
1-lane on the eastbound/westbound legs in 2028. The project includes pedestrian and bike
facilities, pedestrian crossings on all legs (RRFB's) and intersection lighting and the
reconstruction of bridge #1394 over the Lemp Canal.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Cherry Lane to Ustick Road
between 2041 and 2045.
• The intersection of Cherry Lane and Black Cat Road is listed in the CIP to be widened to 4-
lanes on the north leg, 4-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and
signalized between 2031 and 2035.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Ustick Road 448-feet Principal Arterial 493 Better than "E"
McDermott Bypass 363-feet Future Collector N/A ** N/A
* Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
** ACHD does not set level of service thresholds for ITD roadways.
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on the traffic impact study for Dayspring located on the south
side of Ustick Road across from the site.
• The average daily traffic count for Ustick Road between McDermott Road and Black Cat Road
was 7,032 on May 1, 2024.
• There are no existing traffic counts for McDermott Bypass.
2 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
A. Site Specific Conditions of Approval
1. Close the existing 25-foot wide driveway from the site onto Ustick Road located 280-feet east of
McDermott Bypass with landscaping and fencing.
2. Dedicate additional right-of-way to total 50-feet from centerline on Ustick Road abutting the site, as
proposed. Compensation should be provided.
3. Provide ACHD with a road trust deposit for Ustick Road improvements abutting the site in the
amount of $92,400 (17-feet of pavement from centerline, 10-foot wide multi-use pathway and
borrow ditch) and should be provided prior to plan approval and ACHD's signature on the first final
plat.
4. Provide ACHD with a road trust deposit in the amount of $35,700 for the 95-feet abutting the site
on McDermott Bypass prior to plan approval and ACHD's signature on the first final plat.
5. Once McDermott Bypass/Road is under ACHD's jurisdiction, construct the remaining 269-feet
abutting the site to tie into the improvements constructed as part of the intersection project as of
a 26-foot wide collector street section with vertical curb, gutter, an 8-foot wide landscape strip and
a 10-foot wide multi-use pathway.
6. Dedicate right-of-way to 2-feet behind back of multi-use pathway, or reduce the right-of-way width
to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way
line to 2-feeet behind multi-use pathway.
7. Plans may be submitted for review and approval; however, permits to work in the right-of-way will
not be issued until McDermott Bypass roadway has been accepted by ACHD.
8. If building permits are desired prior to ACHD's acceptance of the McDermott Bypass roadway then
ACHD should hold a financial surety for the roadway improvements. The amount of the surety shall
be determined by ACHD as part of the plan review process.
9. If ITD does not allow a driveway to be constructed onto McDermott Bypass, then once ACHD
accepts the roadway as ACHD public right-of-way, construct a 25-foot wide curb return type
driveway, as proposed, onto McDermott Bypass located 380-feet north of Ustick Road.
10. Direct lot access is prohibited to Ustick Road and other than the access specifically approved with
this application, direct lot access is prohibited to McDermott Bypass and should be noted on the
final plat.
11. 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.
12. 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.
13. 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.
14. Comply with all Standard Conditions of Approval.
3 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
B. Vicinity Map
T,
�., i'
6
G
- V
2:
w-usuck.ea
I
C
n3
G'.
A:
S'
- . 1_
I6YiiVli � _ w
4 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
C. Site Plan
yr„
P
1 1 1
�lys.ewooaoa — 1 I-1 I s
yyI � x
-
5 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
D. Traffic Impact Study - Summary and Findings
1. Traffic Impact Study
Kimley-Horn and Associates, Inc. prepared a traffic impact study (TIS)for the proposed 5900 Ustick
Road Mixed-Use development. ACHD specifically requested a driveway analysis due to a proposed
driveway onto Ustick Road and City of Meridian requested a full traffic study be provided for this
project since a comprehensive plan map amendment is proposed to change the future land use
map from medium density residential to commercial land uses. Below are comments on the full
traffic impact study, comments on the trip generation can be found as findings for consideration 1,
and on the proposed driveway onto Ustick Road as findings for consideration 2.
An executive summary of the findings as presented by Kimley-Horn can be found under
attachments on page 20. ACHD has reviewed the submitted traffic impact study for consistency
with ACHD policies and practices and may have additional requirements beyond what is noted in
the TIS. Staff comments and recommendations on the submitted traffic impact study can be found
below.
Becky Drive #"•
JV
j r•
r �
� 4
Dayspring Way
Project LOC2tl011 = (Proposed Future Road)
00
• Ustick Haad �+
co '
-. a
a_ °C Morgan Grove Lane
Cd
F F (Realignment)
INTERSECTION ANO , y
0 DRIVEWAYS
ROADWAY SEGMENT
6 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District's planning Capital Projects.
• Reducing the scope and/or scale of the project.
Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD,
the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall
demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Five Year Plan (FYP) or the Capital Improvements Plan (CIP); no alternative
mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the FYP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the hour
prior to after the determined peak hour within the two-hour peak period, (sometime
analyzed as hour before or after peak period) and (ii) provide a safety analysis to
determine alternative mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum acceptable
level of service planning thresholds in the shoulder hour, the applicant may suggest
feasible alternative mitigation measures beyond improvements from District policy,
such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements,
etc. within 1.5 miles of the proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may request to
enter into a Development Agreement and pay into the Priority Corridor Fund an
amount determined by the ACHD to offset impacts from the project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. TIS Findings: Due to the construction of the Ustick Road/SH-16 interchange and the closure
of Ustick Road east of the site, an existing conditions analysis was not required, as traffic counts
would not provide an accurate representation of existing or future traffic patterns.
All study area intersections and roadway segments are expected to operate at an acceptable
level of service planning thresholds in the AM/PM peak hours under 2032 background and 2032
total traffic conditions, except for those listed below.
7 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
The recommended mitigation for total traffic conditions (2032) coupled with the percentage of
site traffic contributions relative to the PM peak hour under total traffic is shown in parenthesis
and staff's recommendations are noted below.
Alternate Site Access Evaluation:
The traffic impact study provided three alternate access scenarios as follows:
Scenario 1
• With Site Access A on Ustick Road located 460-feet east of McDermott Bypass and 470-
feet west of Dayspring Way, with Site Access B on McDermott Bypass located 380-feet
north of Ustick Road and with Site Access C on Dayspring Way a proposed north/south
roadway approved as part of the Durango subdivision located directly adjacent to the
east of the site.
Scenario 2
• With Site Access B and Site Access C
Scenario 3
• With Site Access B
Intersections:
• Ustick Road/ SH-16 Southbound (1%) and Northbound Ramps (1.5%)
There is no recommended mitigation as the interchange is currently under construction.
• Ustick Road/Dayspring Way (2%)
The recommended mitigation is a signalized intersection with dedicated protected-
permissive left-turn lanes on each approach (traffic signal warrants met) or a multi-lane
roundabout.
Turn Lanes:
The traffic impact study recommends turn lanes at the following intersections:
• Ustick Road/Site Access A
■ Westbound right-turn lane (without Site Access C)
• Ustick Road/ Site Access B
■ Northbound right-turn lane (without Site Access A and C)
c. Staff Comments/Recommendations: No mitigation is required at the following intersections
and roadway segments as the total site generated traffic entering the intersection under total
traffic conditions is estimated to be less than 10% and/or listed as funded improvement in the
CIP. This is consistent with ACHD's Level of Service Planning Thresholds (7205.3.1) and
Alternative Mitigation (7106.7.3) policies which states that if a proposed development with site
traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall
not be required to provide mitigation for a roadway or intersection that currently exceeds the
minimum acceptable level of service planning thresholds and that no mitigation is required for
roadway segments and intersections if the impacted roadway segments and/or intersections
are programmed as funded in the Five Year Plan (FYP)or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
Intersections:
• Ustick Road/ SH-16 Southbound and Northbound Ramps
8 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
• Ustick Road/Dayspring Way
The TIS notes that the access analysis with only Site Access B onto McDermott Bypass serving
the site would not exceed ACHD's threshold of over 5,000 vehicle trips daily. The study did not
demonstrate the need for this driveway intersection and the driveway should not be approved
(see finding 3.1 below for additional information).
9 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
E. Findings for Consideration
1. Trip Generation
As noted above, this application includes a request to amend the City of Meridian's Future Land
Use Map (Comprehensive Plan Map Amendment) from Medium Density Residential (R-8) to
Commercial to accommodate the proposed commercial uses within the site. As requested by the
City of Merdian, the traffic impact study included trip generation information for the current zoning
designation of medium density residential and the proposed zoning designation of commercial.
The study assumed that 25 single family dwelling units could be constructed on the 3.16-acre site
and the commercial uses included a bank with drive-thru, fast-food restaurant with drive-thru,
coffee/donut shop with drive-thru (no indoor seating), and a gas station with 10 fueling positions.
WLand Use Type Average Daily Trips PM Peak Hour Trips
Residential 467 27
Commercial 3,703 396
Increase in Trips 3,236 369
Percent Increase 693% 1,367%
Based on the information provided in the TIS, the change from residential to commercial land uses
will increase the trips generated by the development. See excerpt from the study under
attachments-page 20.
2. Driveways
2.1 Proposed Driveway on Ustick Road
The applicant is requesting approval of the driveway noted above as temporary access, if Site
Access C located in the Durango Subdivision is not constructed at the time this development moves
forward.
The applicant is proposing to construct a right-in/right-out only driveway onto Ustick Road generally
located at the midpoint between McDermott Bypass and Dayspring way (460-feet east of
McDermott Bypass and 470-feet west of Dayspring Way). Additionally, the applicant is proposing
to construct a full access driveway onto the McDermott Bypass to access the site.
Ustick Road is classified as a principal arterial roadway. District policy 7205.4.7 Driveway Spacing
on Principal Arterials notes the following:
• Direct lot or parcel access to a principal arterial 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.
• Driveways located on arterials may be prohibited when the property has frontage on one or
more other public streets.
• Located a minimum of 520-feet from a signalized intersection (existing or planned).
This site does have frontage on a lesser classified roadway, McDermott Bypass, which will be
classified as a collector roadway, therefore direct lot access to Ustick Road is prohibited.
10 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
ACHD policy does provide an opportunity for an applicant to demonstrate the need for a driveway
onto a principal arterial roadway. ACHD will consider a driveway on a principal arterial if the
following criteria are met consistent with District policy 7205.4.4 Number of Driveways on Arterials.
The intent of this policy is to limit the number of access points to those that are warranted or
necessary to serve the development, while maintaining the function and performance of the arterial.
The guidelines below shall be used when more than one access point is being requested with
development. Additional driveways may be considered when one or more of the following conditions
are met:
• The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering and exiting
traffic).
• Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater than 1.0 of
a STOP controlled intersection during either the peak hour of the street or the peak hour of the site
traffic generation.
• A District approved traffic impact study and analysis determines that conditions warrant additional
driveways.
The submitted traffic impact study (TIS) did not demonstrate a need for a driveway onto Ustick
Road. Specifically, the analysis did not meet the applicable warrant criteria, including exceeding
5,000 average daily vehicle trips served by a single driveway or identifying deficient operations
based on volume to capacity (v/c) ratios for traffic using a single driveway. Furthermore, the
proposed driveway location does not meet the minimum offset from a signalized intersection, this
site has access to a lesser classified street, McDermott Bypass, which will be classified as a
collector roadway, and additional access will be provided through the development (Durango)
located directly adjacent to the east. Based on these findings, one access is sufficient to serve this
development with the TIS noting an anticipated 3,703 vehicle trips per day, the proposed driveway
onto Ustick Road is not supported and is therefore not approved.
2.2 Existing Driveway on Ustick Road
There is an existing driveway onto Ustick Road that the applicant is proposing to close with curb,
gutter and sidewalk. However, as explained in Finding 3 below, there is an ACHD project scheduled
on Ustick Road abutting the site in 2027. Therefore, improvements will not be constructed abutting
the site until the Ustick Road widening project. The applicant should be required to close the existing
driveway with landscaping and fencing.
3. Ustick Road
a. Existing Conditions: Ustick Road is improved with 2-travel lanes, with 3-travel lanes at the
intersection with McDermott Bypass, 24 to 38-feet of pavement and no curb, gutter or sidewalk
abutting the site. There is 48-feet of prescriptive right-of-way for Ustick Road (24-feet from
centerline).
b. Applicant Proposal: The applicant is proposing to improve Ustick Road with 13 to 21-feet of
pavement from centerline, vertical curb, gutter, a 5-foot wide landscape strip and 10-foot wide
detached concrete sidewalk abutting the site.
The applicant is proposing to dedicate additional right-of-way to total 50-feet from centerline on
Ustick Road abutting the site.
c. Staff Comments/Recommendations: The applicant's proposal exceeds District Frontage
Improvements policy which requires Ustick Road to be improved with 17-feet of pavement from
centerline, a 3-foot gravel shoulder, borrow ditch and a 10-foot wide multi-use pathway and
should not be approved, as proposed. Ustick Road is scheduled in the FYP to be widened to
5-lanes between McDermott Bypass and Black Cat Road in 2027. Therefore, in lieu of improving
Ustick Road abutting the site, the applicant should be required to provide ACHD with a road
11 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
trust deposit in the amount of$92,400 (17-feet of pavement from centerline, 10-foot wide multi-
use pathway and borrow ditch) and should be provided prior to plan approval and ACHD's
signature on the first final plat.
The applicant's proposal to dedicate additional right-of-way meets District policy and should be
approved as proposed. Compensation should be provided.
4. McDermot Bypass
a. Existing Conditions: McDermott Bypass was constructed abutting the site as part of the Idaho
Transportation Department's (ITD) State Highway 16 (SH-16) extension project. This roadway
was constructed to maintain local access previously provided by McDermott Road, which has
been replaced in this area with the extension of SH-16. ITD has constructed the McDermott
Bypass abutting this site as a 2-lane rural street section, with 3-lanes at the intersection with
Ustick Road, 37 to 43-feet of pavement, gravel shoulders, and no curb, gutter, or sidewalk.
Because McDermott Bypass has not been accepted as an ACHD roadway at this time, ACHD
has no jurisdiction of this roadway.
b. Applicant Proposal: The applicant is proposing to improve McDermott Bypass with vertical
curb, gutter, a 5-foot wide landscape strip and 10-foot wide detached concrete sidewalk abutting
the site.
c. Staff Comments/Recommendations: As noted above, McDermott Bypass is not currently
ACHD right-of-way. Additionally, the Ustick Road/McDermott Bypass intersection is scheduled
in the FYP to be signalized and pedestrian improvements are to be constructed (see page 2 for
details) abutting 95-feet of this site. Therefore, in lieu of improvements abutting 95-feet of the
site, the applicant should be required to provide ACHD with a road trust deposit in the amount
of$35,700 ('/2 of a 36-foot wide collector street section and 10-foot wide multi-use pathway)and
should be provided prior to plan approval and ACHD's signature on the first final plat.
Once the roadway is under ACHD's jurisdiction, the applicant should be required to construct
the remaining 269-feet of McDermott Bypass abutting the site to tie into the improvements
constructed as part of the intersection project as '/2 of a 26-foot wide collector street section with
vertical curb, gutter, an 8-foot wide landscape strip and a 10-foot wide multi-use pathway.
The applicant should be required to dedicate right-of-way to 2-feet behind back of multi-use
pathway, or the applicant may reduce the right-of-way width 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 multi-use
pathway.
The applicant may submit plans for review and approval; however, permits to work in the right-
of-way will not be issued until McDermott Bypass roadway has been accepted by ACHD.
If building permits are desired prior to ACHD's acceptance of the roadway then ACHD should
hold a financial surety for the roadway improvements abutting the entire frontage. The amount
of the surety should be determined by ACHD as part of the plan review process.
The applicant is proposing to construct a driveway to intersect the McDermott Bypass roadway.
The applicant may need to wait to develop until ACHD accepts the roadway (see Driveway
finding 5.1 for requirements).
5. Driveways
5.1 McDermott Bypass
a. Existing Conditions: There are no existing driveways from the site onto McDermott Bypass.
12 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
b. Applicant's Proposal: The applicant is proposing to construct a 25-foot wide full access curb
return type driveway from the site onto McDermott Bypass located 380-feet north of Ustick Road
(measured centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal meets District policy for a full
access driveway near a signalized intersection, as it is proposed to be located outside the area
of influence of the intersection and should be approved, as proposed.
If ITD does not allow the driveway to be constructed, then once ACHD accepts the roadway,
the applicant should be required to construct the driveway to intersect McDermott Bypass, as
proposed.
6. Other Access
Ustick Road is classified as a principal arterial roadway and McDermott Bypass will be classified as
a collector street once under the jurisdiction of ACHD. Other than the access specifically approved
with this application, direct lot access is prohibited to these roadways and should be noted on the
final plat.
F. 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. Driveways
4.1 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.
13 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
Number of Driveways on Arterials: District policy 7205.4.4 The intent of this policy is to limit the
number of access points to those that are warranted or necessary to serve the development, while
maintaining the function and performance of the arterial. The guidelines below shall be used when
more than one access point is being requested with a development.
Additional driveways may be considered when one or more of the following conditions are met:
• The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering and
exiting traffic).
• Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater
than 1 of a STOP controlled intersection during either the peak hour of the street or the
peak hour of the site traffic generation.
• A District approved traffic impact study and analysis determines that conditions warrant
additional driveways.
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 1 b 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 520-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 1 b, requires driveways located on principal
arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520-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.
5. 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
14 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
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
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.
15 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the
pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to
the entire site. Curb, gutter and additional pavement widening may be required (See Section
7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Ustick Road is designated in the MSM as a
Residential Arterial with 5-lanes, a 59-foot street section with a 10-foot wide multi-use pathway
within 100-feet of right-of-way.
6. McDermott Bypass
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
facilities above those identified in the Livable Streets Design Guide and Master Street Map to
ensure the safest facility possible based on current best practice.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-
of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and
width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk or multi-use path is located within an
easement; in which case the District will require a minimum right-of-way width that extends 2-feet
behind the back-of-curb on each side.
The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes. If a multi-use path is determined to be the required treatment, the street section shall be
reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a
path is installed, the street section may be reduced to 26-feet.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a
collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will
consider a 33-foot or 29-foot street section with written fire department approval and taking into
consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes,
and on-street parking.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathways and buffers.
Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed within
the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide.
Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a
16 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
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. This segment of McDermott Bypass is designated in the MSM as
a Residential Collector, 36-foot wide street section with on-street bike lanes.
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.
7. Driveways
7.1 McDermott Bypass
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
17 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
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
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 greater than 100 VTD to align or
offset a minimum of 285-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.
8. 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.
9. 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.
10. 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.
18 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
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.
19 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
G. Attachments
Kimle }>)Horn
Table 4—Project Trip Generation
ITE AM Peak P M!P e!a k
Land Use Typo f Quantity Unfts Daify
Use Total In Out Total In Out Total
Code
Drive-In Dank 912 6 1.000 SF 593 21) 60 63 63 12s
Fast-Food Restaurant wl q3; 2 1,000 SF 896 3.1 32 66 33 30 63
Drive-Thru
CoffeelDonut Shop with Dnue-
Drive-ThrulNo Indoor Seating 938 1 Thru 179 18 F 36 8 7 15
Lanes
Conven i a nce StorelGas 945 F10 Fuel 2035 102 c+7 199 96 96 192
Station(GFA 4-5.5k SF) Positions
Total Trips 3,703 189 172 361 200 146 396
internal Capture-Restaurant tolfrom Durango Commercial -241 -7 -11 -10 -12 -22
Total Trips after Internal Capture 3,462 182 168 340 i9a 184 374
Pass-By Trip Reduction 912: pally—32%,RIM—29%,PM—35%;
934:Daily—52%,AM—50%,PM—55%: -2 094 -118 -111 -229 -115 -111 -226
938:Daily—94%,AM—90%,PM—98%;
945:Dai# --75%,AM—76%. PM—75%
Grand Total New Trips 1,368 1 64 57 121 75 73 148
The proposed development before pass-by trip reduction is expected to generate 3,703 daily trips,
with 361 trips occurring in the AM peak hour and 396 trips occurring in the PM peak hour. After
internal capture,the total number of trips to the development are 3,462 daily trips,with 340 trips
occurring in the AM peak hour and 374 trips occurring in the PM peak hour. A large portion of
these trips are pass-by trips, and with pass-by trip reductions, the proposed development is
expected to generate 1,368 new daily trips,with 121 new trips occurring in the AM peak hour and
148 new trips occurring in the PM peak hour.
4.6. Medium Density Residential Trip Generation Comparison
Table 5 shows the expected trip generation for the current zoning of the proposed site(medium
density residential (R-S)). For R-8 zoning, eight dwelling units per acre is the assumed density.
The site consists of 3.16 acres,so it could potentially have up to 25 dwelling units constructed on
it. ITE land use 210, Single Family Detached Housing was assumed. ITE trip generation
information for the residential land use is provided in Appendix I.
Table 5—Medium Density Residential Trip Generation
QuantityITE AM Peak PM Peak
Land Use Type Land
Use Total In Out Out Total
..-
Single Family detached 210 25 Dwelling 467 6 16 22 17 110 27
Housing Unit
Single Family Attached 215 25 Dwelling 167 3 9 1 12 4 2 1 H
Housing Unit
193088003 5900 Ustick—Traffic Impact Study
5900 Ustick TIS.docx February 2026
Pane 24
20 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
I imle ) Horn
1 . EXECUTIVE SUMMARY
1.1. Project Description
This report documents a traffic impact study (TIS)for a proposed mixed-use development located
on the northeast corner of the Ustick Road / McDermott Road intersection in the City of Meridian,
Ada County, Idaho.
The proposed 5900 Ustick mixed-use development includes a convenience store/gas station with
10 fuel positions, a drive-in bank, a coffee shop with drive-thru/no indoor seating, and a fast-food
restaurant with a drive-thru. The project is anticipated to be completed in 2026. With the
construction of the Ustick Road / SH-16 traffic interchange 0.4 miles to the west, field collected
traffic counts would not provide an accurate representation of existing or future traffic patterns. In
scoping discussions with ACHD and City of Meridian staff, it was determined that 2025 existing
and 2026 plus project conditions would be impractical to analyze because of the construction.
The analysis presented in this TIS will consist of 2032 traffic conditions based off the analysis
found in the Dayspring Subdivision TIS, dated February 2025 and Transportation Environmental
Impact Statement, Idaho 16, 1-84 to Idaho 44 Environmental Study, dated December 2008.
Access to the site is proposed via three accesses, one right-in/right-out (RIRO) on Ustick Road
(Access A), one full movement access on McDermott Road (Access B), and one full movement
access on Dayspring Way (Access C). In scoping with reviewing agencies, it was requested that
two scenarios for the 2032 Plus Project conditions be analyzed, including the following scenarios:
• 2032 Plus Project (three project access locations: Project Access A, B, and C)
• 2032 Plus Project (two project access location: Project Access B and C)
It should be noted that during initial scoping of the TIS, the development was proposed to have
three access locations. In discussion with the client after scoping was completed with the
reviewing agencies, the agreement has changed with the owner of the adjacent parcel to the east.
With discussion of the developers of the Durango Subdivision, cross-access to Dayspring Way
will be available in the future.
The purpose of this traffic impact study is to identify trip generation characteristics of the proposed
development, evaluate traffic related impacts on the adjacent street system, and recommend
measures to mitigate impacts. Study area intersections and roadway segments are shown in
Figure ES-1.
1.2. Findings
1.2.1. Trip Generation
The proposed development before internal capture and pass-by trip reduction is expected to
generate 3,703 daily trips, with 361 trips occurring in the AM peak hour and 396 trips occurring in
the PM peak hour. After internal capture, the development is expected to generate 3,462 daily
trips, with 340 trips occurring in the AM peak hour and 374 trips occurring in the PM peak hour.
After pass-by trip reduction, the proposed development is expected to generate 1,368 new daily
trips, with 121 new trips occurring in the AM peak hour and 148 new trips occurring in the PM
peak hour.
193088003 5900 Ustick—Traffic Impact Study
5900 Ustick TIS.docx February 2026
Page 6
imle Horn
1.2.2. Analysis Findings and Mitigation Recommendations
Table ES-1 shows the intersection mitigations summarized by when improvements are required.
Analysis findings and mitigations are presented in Table ES-2.
1.2.2.1. 2032 Background Recommended Mitigations
It is recommended that the Ustick Road / Morgan Grove Lane intersection be signalized with
dedicated protected-permissive left turn lanes and shared through/right lanes for each approach
or be converted to a roundabout.
No mitigations are recommended at this time for the Ustick Road /SH-16 traffic interchange
(TI). It is recommended that ITD monitor the traffic conditions at the TI once it is built and
determine if any mitigations are required in the future.
1.2.2.2. 2032 Plus Project Recommended Mitigations
It is recommended that all three accesses, Project Access A, B, and C, be constructed, and that
Project Access A be constructed with an exclusive westbound right turn lane.
Table ES-1 — Intersection Mitigation Summary
2032 Buildout Year
BackgroundIntersection Plus Project Plus Project
Locations) Locations)
1 Ustick Road/SH-16 SB None* None None
Ramps
2 Ustick Road/SH-16 NB None* None None
Ramps
3 Ustick Road/McDermott None None None
Road
Ustick Road/Morgan Grove Traffic signal or
4 Lane multi-lane None None
roundabout
A Ustick Road/Project N/A Westbound right- N/A
Access A turn lane warranted
B McDermott Road/ Project N/A None None
Access B
* No mitigations are recommended for the Ustick Road/SH-16 TI at this time. See Section
1.2.2.1 for further explanation.
193088003 5900 Ustick—Traffic Impact Study
5900 Ustick TIS.docx February 2026
Page 7
.,+. L7 s k i
R NORTH
Y L 1
Becky Drive F be
14 IN
' Y�R� .
y PL
2 -
le 1.4
}
r
, y: •_ Project LocationB CDayspring Way
(Proposed Future Road)
AI — — -
- -
Ustick Road
Morgan Grove Lane
(Realignment)
S3LE END
Q INTERSECTION AND
DRIVEWAYS
® ROADWAY SEGMENT
Image Source: Nearmap US, INC.
Study Area Intersections:
1. Ustick Road and SH-16 Southbound Ramps
2. Ustick Road and SH-16 Northbound Ramps
3. Ustick Road and McDermott Road
4. Ustick Road and Dayspring Way (Future Proposed Road)
A. Ustick Road and Access A
B. McDermott Road and Access B
C. Dayspring Way and Access C
Study Area Roadway Segments:
1. Ustick Road, McDermott Road to Morgan Grove Lane
2. McDermott Road, Ustick Road to Becky Drive
3. McDermott Road, Ustick Road to Gernicka Place
Kimle >)Horn Figure ES-1
Y Study Area Intersections and Roadway Segments
February 2026 5900 Ustick Development- Meridian, ID I Traffic Impact Study
Ili mle Horn
Table ES-2 — Findings and Potential Mitigations
2032 Background Conditions
• All study area intersections operate at acceptable thresholds except the following:
o Ustick Road/SH-16 SB Ramps
■ AM EBT—LOS F,V/C 1.20
■ PM EBT—LOS F,V/C 1.24
o Ustick Road/SH-16 NB Ramps
■ AM WBT—LOS F, V/C 1.26
■ AM NBR—LOS F, V/C 1.14
■ PM WBT—LOS F, V/C 1.30
FindingsPM NBR—LOS F, V/C 1.13
o Ustick Road/Morgan Grove Lane
■ AM NBL—V/C 10.83
■ AM SBUT/R—V/C 6.74
■ PM NBL—V/C 6.33
■ PM SBUT/R—V/C 6.95
• All analyzed roadways segments operate within acceptable thresholds.
• A total of 2 crashes were recorded at study area intersections and roadway segments in the most recent five-
year period resulting in 2 property damage only, 0 injury, and 0 fatal crashes.
• No mitigations are recommended at this time for the Ustick Road / SH-16 traffic interchange (TI). It is
recommended that ITD monitor the traffic conditions at the TI once it is built and determine if any mitigations
are required in the future.
Potential •• • Ustick Road/Morgan Grove Lane
o The four-hour and peak hour signal warrants are met.
o It is recommended that the intersection be signalized with dedicated left turn lanes and shared
through/right lanes for each approach or be converted to a roundabout.
• SH-16 Extension from US 20/26(Chinden Boulevard)to I-84 will be constructed over the course of 2 years
(2025-2026).
• The Ustick Road/McDermott Road intersection is planned to have all legs widened and have enhanced
pedestrian and bike facilities, intersection lighting, accessible pedestrian signal with leading pedestrian
Planned intervals constructed in 2027.
Improvements • Ustick Road from McDermott Road to Black Cat Road is planned to be widened to five lanes, two through
lanes in each direction with a center median and turn pockets, along with enhanced pedestrian and bike
facilities on both sides in 2027.
• Ustick from Star Road to McDermott Road is planned to be widened to five lanes in 2026-2030.
Mitigated 2032 Background Conditions
• All study area intersections operate at acceptable thresholds except the following:
o Ustick Road/SH-16 SB Ramps
■ AM EBT—LOS F,V/C 1.20
■ PM EBT—LOS F,V/C 1.24
Findings o Ustick Road/SH-16 NB Ramps
■ AM WBT—LOS F, V/C 1.26
■ AM NBR—LOS F, V/C 1.14
■ PM WBT—LOS F, V/C 1.30
■ PM NBR—LOS F, V/C 1.13
193088003 5900 Ustick—Traffic Impact Study
5900 Ustick TIS.docx February 2026
Page 9
KimlerMorn
2032 Plus Project Conditions(Three Access Locations A, B,and C)
• All study area intersections operate at acceptable levels except the following:
o Ustick Road/SH-16 SIB Ramps
• AM EBT—LOS F,V/C 1.21
■ PM EBT—LOS F,V/C 1.28
Findings o Ustick Road/SH-16 NB Ramps
■ AM WBT—LOS F, V/C 1.32
■ AM NBR—LOS F, V/C 1.12
■ PM WBT—LOS F, V/C 1.35
■ PM NBR—LOS F, V/C 1.20
• All analyzed roadways segments operate within acceptable thresholds.
• No mitigations are recommended at this time for the Ustick Road / SH-16 traffic interchange (TI). It is
Potential Mitigationsrecommended that ITD monitor the traffic conditions at the TI once it is built and determine if any mitigations
are required in the future.
Turn Lane Analysis • Westbound right-turn lane warrant is met for Ustick Road/Project Access A.
2032 Plus Project Conditions(Two Access Locations B and C)
• All study area intersections operate at acceptable levels except the following:
o Ustick Road/SH-16 SB Ramps
■ AM EBT—LOS F,V/C 1.21
■ PM EBT—LOS F,V/C 1.28
Findings o Ustick Road/SH-16 NB Ramps
■ AM WBT—LOS F, V/C 1.32
■ AM NBR—LOS F, V/C 1.12
■ PM WBT—LOS F, V/C 1.32
■ PM NBR—LOS F, V/C 1.14
• All analyzed roadways segments operate within acceptable thresholds.
• No mitigations are recommended at this time for the Ustick Road / SH-16 traffic interchange (TI). It is
Potential Mitigationsrecommended that ITD monitor the traffic conditions at the TI once it is built and determine if any mitigations
are required in the future.
• No turn lane warrants are met.
193088003 5900 Ustick—Traffic Impact Study
5900 Ustick TIS.docx February 2026
Page 10
H. 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.
I. 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.
21 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007
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
22 DRAFT Ustick Commercial/ MPP25-0028/
H-2025-0059/ H-2026-0007