HomeMy WebLinkAbout2026-06-28 ACHD Miranda Gold,President
Alexis Pickering,Vice-President
ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/441:9,- Patricia Nilsson,Commissioner
Date: J u ly 8, 2026
To: Kelli Black, Bailey Engineering
Staff Contact: Sam Standal, Assistant Traffic Engineer
Project Description: Storm Crest Subdivision
Trip Generation: This development is estimated to generate 645 vehicle trips per day
and 66 vehicle trips per hour in the PM peak hour, based on the Institute of
Transportation Engineers Trip Generation Manual, 12t" edition.
_�roposed Development Traffic Impact Study
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All ACHD Policies
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ACHD Planned
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Performance Measures
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the future with planned
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Is Transit Available?
Comments:
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Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Development Services Department
'ACHD
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Project/File: Storm Crest/ MPP26-0014/ H-2026-0024
This preliminary plat, annexation, and rezone application is for the development of an
85-lot subdivision, consisting of 71 residential building lots, 13 common lots, and 1
common lot for a driveway on 11.44-acres.
Lead Agency: City of Meridian
Site address: 3050 N Morgan Grove Lane
Staff Approval: July 6, 2026
Applicant: Kelli Black
Bailey Engineering
868 E Riverside Drive, Suite 120
Eagle, ID 83616
Staff Contact: Sam Standal, Assistant Traffic Engineer
Phone: 208-387-6384
E-mail: sstandal(aachdidaho.org
Report Summary:
ACHD Planned Improvements............................................2
Level of Service Planning Thresholds.................................2
A. Site Specific Conditions of Approval ............................3
B. Vicinity Map.................................................................5
C. Site Plan ......................................................................6
D. Findings for Consideration...........................................7
E. Policy.........................................................................11
F. Standard Conditions of Approval ...............................18
G. Conclusions of Law....................................................19
Request for Appeal of Staff Decision ................................19
1 Storm Crest/ MPP26-0014 /
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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 Road to Black
Cat Road in 2027.
• The intersection of Ustick Road and McDermott Road is scheduled in the FYP to be widened
to 6-lanes on the north leg, 6-lanes on the south, 6-lanes east, and 6-lanes on the west leg,
and signalized in 2027.
• The intersection of Star Road and Ustick Road is listed in the CIP to be widened to 3-lanes
on the north leg, 3-lanes on the south, 5-lanes east, and 5-lanes on the west leg, and
signalized between 2026 and 2026.
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 50-feet Minor Arterial 293 Better than "E"
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Ustick Road west of Black Cat Road was 5,505 on January
27, 2022.
2 Storm Crest/ MPP26-0014 /
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A. Site Specific Conditions of Approval
1. Resign Barnstead Way to reduce the length of the roadway or to include passive traffic calming
design elements. The ultimate locations and design of the traffic calming will be determined during
the plan review process. Speed humps/bumps and valley gutters will not be accepted as traffic
calming.
2. Provide a road trust deposit to ACHD in the amount of$7,670 for pavement widening, borrow ditch,
and 10-foot-wide multi-use pathway on Ustick Road prior to plan approval and ACHD's signature
on the first final plat.
3. Dedicate additional right-of-way totaling 50-feet from centerline on Ustick Road abutting the site.
4. Close the existing driveway onto Ustick Road with landscaping.
5. Extend Bowmills Drive and Barnstead Way into the site and construct all internal local streets,
except for Gray Skies, as 33-foot-wide local street sections with curb, gutter, and 5-foot-wide
attached concrete sidewalk within 37-feet of right-of-way.
6. Construct two cul-de-sacs at the termini of Barnstead Way and Storm Creek. The cul-de-sacs
should be paved and constructed with a minimum of turning radius of 50-feet.
7. Construct Gray Skies as a 24-foot-wide private alley, if supported by the City of Meridian.
OR
• Construct Gray Skies as a 24-foot-wide minor urban local street section with curb, gutter,
and sidewalk on the north side of the street. In lieu of sidewalk, the applicant may instead
construct alternative pedestrian access to the front of the houses located adjacent to the
north side of the street.
• Dedicate right-of-way on Gray Skies extending to 2-feet behind the back of curb. If sidewalk
is required, provide an easement from 2-feet behind the back of curb to 2-feet behind the
back of sidewalk.
• Install "No Parking" Signs on both sides of the road and to coordinate a signage program
with District Development Review Staff.
• Obtain a waiver of sidewalk from the City of Meridian.
• Provide written approval from the Meridian Fire Department and the City of Meridian for the
use of a reduced street section.
8. Provide a permanent right-of-way easement for any detached sidewalks located outside of the
dedicated right-of-way.
9. Construct two stub streets as follows:
• Storm Creek, located 250-feet north of the site's south property line.
• Barnstead Lane, located 1,070-feet north of the site's south property line.
10. Install a sign at the terminus of each stub street stating "THIS ROADWAY WILL BE EXTENDED IN
THE FUTURE".
11. Provide a road trust deposit to ACHD in the amount of$101,530 to pay for'/2 of each of two bridges
across the Sky Pilot Drain when the adjacent parcel to the east develops. The road trust deposit
should be provided to ACHD prior to ACHD's signature on the plat including Storm Creek and
Barnstead Lane.
3 Storm Crest/ MPP26-0014 /
H-2026-0024
12. Direct lot access is prohibited to Ustick Road and should be noted on the final plat.
13. 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.
14. 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.
15. 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.
16. Comply with all Standard Conditions of Approval.
4 Storm Crest/ MPP26-0014 /
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6 Storm Crest/ MPP26-0014 /
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D. Findings for Consideration
1. Ustick Road
a. Existing Conditions: Ustick Road is improved with 2-travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 53-feet of right-of-way for Ustick Road (30-feet from
centerline).
There is an existing 20-foot-wide, unimproved driveway from the site onto Ustick Road, located
at the site's east property line.
b. Applicant Proposal: The applicant is proposing to improve Ustick Road with a 3-foot-wide
gravel shoulder and 5-foot-wide detached concrete sidewalk abutting the site. The applicant is
proposing to dedicate right-of-way totaling 50-feet from the centerline.
The applicant is proposing to close the driveway at the site's east property line with 3-foot-wide
gravel shoulder, 5-foot-wide detached concrete sidewalk, and landscaping.
c. Staff Comments/Recommendations: The applicant's proposal meets District Policy however,
Ustick Road is scheduled in the Five Year Plan to be widened to five 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 trust deposit in the amount
of $7,670 (17-feet of pavement from centerline, 10-foot-wide multi-use pathway and borrow
ditch). The road trust deposit funds will be used to pay for a portion of the frontage
improvements that ACHD will be constructing as part of the 2027 Ustick Road widening project.
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.
The applicant's proposal to close the existing driveway onto Ustick Road meets District Policy;
however, as noted above, there is an ACHD project scheduled for Ustick Road. If this project
moves forward before ACHD's road widening project, then the existing driveway should be
closed with landscaping.
2. Morgan Grove Lane / N-S MSM Collector
a. Existing Conditions: There are no existing collector roads within or abutting the site. There is
a north-south collector roadway, Morgan Grove Lane, shown in the MSM extending 150-feet
into the site from the site's north property line before jogging west to continue south abutting
the site's west property line.
Dayspring Way, a north-south collector located 156-feet west of the site's west property line,
was approved by ACHD as part of the Dayspring Development.
b. Applicant Proposal: The applicant is not proposing to construct a collector road within or
abutting the site.
c. Staff Comments/Recommendations: Typically, District Policy would require the applicant to
construct a north-south collector roadway as part of this application, consistent with the Master
Street Map. However, staff recommend the applicant not be required to construct Morgan Grove
Lane within or abutting the site, as the previously approved Dayspring Way already fulfills the
need for a mid-mile collector and provides site access via a stub street. A map showing the
approved site plan for Dayspring and access to Storm Crest is included below:
7 Storm Crest/ MPP26-0014 /
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3. Internal Local Streets
a. Existing Conditions: There are no existing local streets within or abutting the site. As part of
the Dayspring Subdivision, Bowmills Drive was approved to stub to the site's west property line,
and Barnstead Way was approved to stub the site's south property line.
b. Applicant's Proposal: The applicant is proposing to extend Bowmills Drive and Barnstead
Way into the site and construct all internal streets, except for Gray Skies, as 33-foot-wide local
street sections with curb, gutter, and 5-foot-wide attached concrete sidewalk within 37-feet of
right-of-way.
The applicant is proposing to construct two permanent turnaround cul-de-sacs at the termini of
Barnstead Drive and Storm Creek.
8 Storm Crest/ MPP26-0014 /
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c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed. The applicant should be required to provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-way.
The proposed cul-de-sac turnarounds should be paved and constructed with a minimum turning
radius of 50-feet.
4. Minor Urban Local Streets and Alleys
a. Existing Conditions: There are no minor urban local streets or alleys within the site.
b. Applicant's Proposal: The applicant is proposing to construct a 24-foot-wide public alley, Gray
Skies, located between Barnstead Way and Cyclone with curb, gutter, and no sidewalk.
c. Staff Comments/Recommendations: The applicant's proposal to construct Gray Skies as an
alley does not meet District Policy 7210.1, which does not allow an alley to provide the sole
access to a lot or building. To meet District Policy, the applicant should be required to construct
Gray Skies as a 24-foot-wide private alley, if supported by the City of Meridian.
Or,
Construct Gray Skies as a 24-foot-wide minor urban local street section with curb, gutter, and
sidewalk on the north side of the street. In lieu of sidewalk, the applicant may instead construct
alternative pedestrian access to the front of the houses located adjacent to the north of the
street.
Staff is supportive of the applicant's proposal to not construct sidewalk on the south side of Gray
Skies, as pedestrian access is provided to the front of the adjacent houses via Storm Creek.
The applicant should be required to obtain approval from the City of Meridian for a minor urban
local street with no sidewalk.
The applicant should be required to dedicate right-of-way on Gray Skies extending 2-feet behind
the back of curb. If sidewalk is required, provide a right-of-way easement extending from 2-feet
behind the back of curb to 2-feet behind the back of sidewalk.
On-street parking is prohibited on both sides of a 24-foot-wide street section. The applicant
should be required to install "No Parking" Signs on both sides of the road and to coordinate a
signage program with District Development Review Staff.
The applicant should be required to provide written approval from the Meridian Fire Department
and the City of Meridian for the use of a reduced street section.
5. Stub Streets
a. Existing Conditions: There are no existing stub streets within the site.
b. Applicant Proposal: The applicant is proposing to construct two stub streets with cul-de-sac
turnarounds to the site's east property line located as follows:
• Storm Creek, located 250-feet north of the site's south property line.
• Barnstead Place, located 1,070-feet north of the site's south property line.
c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of each stub street stating "THIS ROADWAY WILL BE EXTENDED IN THE FUTURE".
The Sky Pilot Drain runs generally north-south abutting the site's east property line, and a bridge
will be required at both stub streets. However, the adjacent parcel to the east has not
developed, making it infeasible to construct a bridge. The applicant should be required to
provide a road trust deposit to ACHD in the amount of $101,530 to pay for '/z of both bridges
9 Storm Crest/ MPP26-0014 /
H-2026-0024
across the Sky Pilot Drain when the adjacent parcel to the east develops. The road trust deposit
should be provided to ACHD prior to prior to plan approval and ACHD's signature on the final
plat that includes Storm Creek and Barnstead Place.
6. Traffic Calming
a. Applicant's Proposal: The applicant is proposing to construct Barnstead Way to exceed 750-
feet in length.
b. Staff Comments/Recommendations: The applicant should be required to redesign Barnstead
Way to reduce the length of the roadway or to include passive traffic calming design elements.
The ultimate locations and design will be determined during plan review by Development
Review Staff.
Speed humps/bumps and valley gutters will not be accepted as traffic calming.
7. Bridge for Sky Pilot Drain Crossing
The District will require that the applicant have ACHD approved plans for the crossing of the Sky
Pilot Drain (Barnstead Place and Storm Creek) prior to the pre-construction meeting and final plat
approval. Note: Timing of project plan submittals should take into account review times, lead time
for precast members and potential roadway closures. To ensure construction prior to irrigation
season, approval of the project plans must be attained by January 15t". The District retains the right
to modify road closure approvals on any project based on the needs of the District. Construction
of projects approved after January 151" may be postponed until after irrigation season is over in
October. It is recommended that bridge submittals be submitted before the end of the current
irrigation season to ensure the best time frame for construction is attained. Submittals will need to
include the street section extending over the bridge to ensure the requirements of the roadway are
met.
8. Other Access
Ustick Road classified as principal arterial roadway. Direct lot access is prohibited to this roadway
and should be noted on the final plat.
10 Storm Crest/ MPP26-0014 /
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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
11 Storm Crest/ MPP26-0014 /
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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 100-feet of
right-of-way.
5. Morgan Grove Lane / Summerlin Drive
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
12 Storm Crest/ MPP26-0014 /
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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
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.
Morgan Grove Road ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master
Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific
roadway features required through development. A new collector roadway was identified on the
13 Storm Crest/ MPP26-0014 /
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MSM with the street typology of Residential Collector The Residential Collector typology as
depicted in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, and on
street parking, a 36-foot street section within 50-feet of right-of-way.
6. Internal Local Roads
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for
all local streets shall generally not be less than 47-feet wide and that the standard street section
shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy
7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-curb) for
developments with any buildable lot that is less than 1 acre in size. This street section shall include
curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be
constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable
lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot
wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-
way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street
in an approved preliminary plat, which ends at a boundary of a proposed development shall be
extended in that development. The extension shall include provisions for continuation of storm
drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood
commercial centers, transit stops, etc.
• Promotes orderly development.
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.
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Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering
sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within
the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may be
constructed in turnarounds if a minimum 29-foot street section is constructed around the island.
The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design
vehicle without backing. The developer shall provide written approval from the appropriate fire
department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width shall
be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a"hold harmless" clause; requirements for maintenance by the developer;
liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
7. Minor Urban Local Street (24-foot Street)
Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined as a
reduced width local street that provides direct lot access for residential uses, and in limited
circumstances, commercial or mixed use as described below.
Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of 24-
feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is utilized
in a gridded street system with alleys, vertical curb shall be required, and direct lot access shall be
restricted. Where the minor local street is utilized, with residential open space scenarios, rolled
curb or ribbon curbing (with an inverted crown), is allowed if access to the rear of the parcels is
provided from the minor local street.
Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides, unless
as otherwise described below or approved by ACHD and the lead land use agency. The sidewalk
for this street section may be located within a permanent right-of-way easement. If the sidewalk is
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located within an easement, the minimum right-of-way width for this street section is 28-feet, to
allow for 2-feet behind the back-of-curb on each side. Sidewalk may not be required, or may be
required on one side only as determined by the lead land use agency, if the minor local street is
used in residential areas where houses accessing the minor local street are built with the front of
the house (including the front door)facing the common or open space lots that include a connected
system of sidewalks or paved pathways and the lotting pattern is mirrored on both sides of the
street.
Parking: Parking is prohibited on both sides of this street section. "No Parking" signs are required.
Alternative parking for guests, visitors, auxiliary residential parking, and deliveries shall be provided
and shall be designated and located in coordination with the lead land use agency. Typically, this
parking will be provided via community parking spaces located within walking distance of these
types of residences. Walking distance shall be defined by the lead land use agency.
Requirements (This street section may only be used if the following conditions are met):
• The maximum projected ADT is less than 400.
• The street connects to two other standard size streets.
• There is support from the lead land use agency (either from staff or Commission/ Council).
• Maximum block length of 600-feet.
• In commercial or mixed use areas where urban designs utilizing alleys are desirable but
may be impractical due to access restrictions to classified roadways (arterials, collectors,
and residential collectors). In this example, the minor local street would parallel the access-
restricted roadway and would provide direct access to the commercial or mixed-use lots.
• No portion of a building shall be over 30-feet in height. If any portion of a building is over 30-
feet in height, aerial fire apparatus is required and a 26-foot wide street is required
(International Fire Code Appendix D Section C105). However, a 26-foot wide street, with a
minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local street
are met.
8. Alleys
General Alley Policy: District Policy 7210.1 states that an alley may serve as the primary vehicular
access to a lot or building, but an alley should not provide the sole public right-of-way frontage. A
lot served by an alley shall also have public street frontage.
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new
residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is
16-feet in width building setbacks required by the land use agency having jurisdiction shall provide
sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum
right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be
improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the
improvement by the District as meeting its construction standards, are required for all alleys
contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-feet in
length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall
be no longer than the agency's required block length.
Alley Parking &Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-
of-way is prohibited. "No Parking" signs are required to be installed by the developer. The signs
should be located at the alley/street intersections. Parking which is entered from the alley shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of
the alley is 20-feet for all perpendicular parking.
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Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
partially block or occur within the right-of-way)or allow adequate area for one perpendicular parking
pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way
line, while still achieving the required 20-feet of back-up space from a garage or other parking
structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-feet for back-up
space).
Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect
public streets at each end. In specific circumstances as outlined in the policies below, the District
may consider allowing an alley to intersect a public street at only one end. A 90-degree angle of
intersection shall be designed where practical. In no case shall the intersecting angle be less than
75-degrees, as measured from centerline of intersecting street. An access to an alley shall be
located a minimum of 50-feet from the nearest street (measured centerline to centerline).
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect
all types of local streets including minor local streets. Alleys shall generally be designed with a curb
cut type approach when intersecting a local street. Alleys shall generally intersect streets in the
middle of the block equally offsetting the intersecting streets. Alleys shall either align with
alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline)
from other local street intersections. For alley intersections with local streets, the District may
consider a reduced offset if the lead land use agency's required lot size allows for shorter buildable
lots.
Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way are
discouraged and shall not result in dead-end alleys.
9. Stub Streets
Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7207.2.4, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of
the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will remain
free of obstructions.
Temporary Dead End Streets Policy: 7207.2.4.4 requires that the design and construction for
cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be
paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall
grant a temporary turnaround easement to the District for those portions of the cul-de-sac which
extend beyond the dedicated street right-of-way. In the instance where a temporary easement
extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on
the plat as a non-buildable lot until the street is extended.
10. Traffic Calming
Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local
street systems should discourage excessive speeds by using passive design elements. If the
design or layout of a development is anticipated to necessitate future traffic calming implementation
by the District, then the District will require changes to the layout and/or the addition of passive
design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider
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texture changes to the roadway surface (i.e. stamped concrete) as a passive design element.
These alternative methods may require maintenance and/or license agreement.
11. 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.
12. 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.
13. Pathway Crossings
United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb
ramps runs and blended transitions shall be equal to the width of the shared use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
F. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements. The applicant's engineer should provide documentation of compliance to District
Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
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6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property, which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
G. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Request for Appeal of Staff Decision
To request an appeal of a staff level decision, see District policy 7101.6.7 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
Request for Reconsideration of Commission Action
To request reconsideration of a Commission Action, see District policy 1006.11 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
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