HomeMy WebLinkAbout2026-04-15 ACHD Miranda Gold,President
Alexis Pickering,Vice-President
AMI&ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/W — Patricia Nilsson,Commissioner
Date: April 1S, 2026
To:Julie Hekking
Staff Contact: Matt Pak, Planner
Project Description: Rackham Micro-Hospital
Trip Generation: This development is estimated to generate 2S7 vehicle trips per day,
21 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual,12t" edition.
-'4roposed Development Traffic Impact Study
Meets
All ACHD Policies
Requires Revisions to •
Policies If yes, •. •
-•u i red
Area Roadway Level of ACHD Planned
Service Improvements
Do area roadways meet
•CHD's LOS Planning ■
Thresholds?
Livable Street
Area roads will meet ACH D's Performance Measures
• Planning Thresholds
the future with planned
improvements?
Is Transit Available?
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Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Development Services Department
'ACHD
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Project/File: Rackham Micro-Hospital / MPP26-0009 / H-2026-0011
This is a conditional use permit, development agreement modification and a
preliminary plat application to allow for the development of a 24,000 square foot micro-
hospital within a 3-lot commercial subdivision on 4.66 acres.
Lead Agency: City of Meridian
Site address: 3330 & 3376 E Overland Rd
Staff Approval: April 15, 2026
Applicant: Julie Hekking
Kimley-Horn
1100 W Idaho St, Suite 210
Boise, ID 83702
Representative: Mark Jang
AlignSphere Ventures LLC
7121 Crossroads Blvd
Staff Contact: Matt Pak
Phone: 208-387-6171
E-mail: mpak .achdidaho.org
Report Summary:
ACHD Planned Improvements.............................................2
Level of Service Planning Thresholds..................................2
A. Site Specific Conditions of Approval.............................3
B. Vicinity Map ..................................................................5
C. Site Plan .......................................................................6
D. Findings for Consideration............................................7
E. Policy..........................................................................12
F. Standard Conditions of Approval................................16
G. Conclusions of Law ....................................................17
Request for Appeal of Staff Decision.................................17
1 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Bridge #1218 on Rolling Hills Drive over the Five Mile Creek is scheduled in the FYP to be
replaced with a construction year yet to be determined.
• Overland Road is listed in the CIP to be widened to 7-lanes from Locust Grove Road to Eagle
Road between 2041 and 2045.
• Overland Road is listed in the CIP to be widened to 7-lanes from Eagle Road to Cloverdale
Road between 2041 and 2045.
• The intersection of Eagle Road and Overland Road is listed in the CIP to be widened to 7-
lanes on the north leg, 6-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and
re-signalized between 2041 and 2045.
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 I PM Peak Hour
Classification Traffic Count Level of Service
* Overland Road 665-feet Principal Arterial 1,254 Better than "E"
* Eagle Road 615-feet Principal Arterial 1,648 Better than "E"
** Rackham Way 655-feet Local N/A N/A
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
* Acceptable level of service for a seven-lane principal arterial is "E" (2,720 VPH).
** ACHD does not set level of service thresholds for local streets.
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 Overland Road east of Eagle Road was 30,471 on June
20, 2024.
• The average daily traffic count for Eagle Road south of I-84 was 46,767 on August 7, 2024.
• There are no traffic counts available for this segment of Rackham Way.
2 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
A. Site Specific Conditions of Approval
1. Consistent with District Minor Improvements policy, the applicant should be required to repair or
replace any damaged or deficient transportation facilities on Overland Road and on the portions of
the existing Rackham Way that remain, consistent with the current version of PROWAG.
2. Dedicate right-of-way on Overland Road to total 74-feet from the centerline abutting the entire site.
3. If required by the City of Meridian, improve Overland Road with 10-foot wide detached concrete
sidewalk abutting the entire site to tie into the improvements on either side. An 8-foot wide
landscape strip should be provided between the existing back-of-curb and the street edge of
sidewalk, as proposed.
4. Improve the northern segment of Rackham Way (shown on page 8 in blue) as a complete 36-foot
wide commercial street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk
abutting the site.
5. Apply to vacate/exchange the existing right-of-way for the segment of Rackham Way (shown on
page 8 in grey). A right-of-way vacation is a separate application with its own public hearing
process. Complete the vacation/exchange prior to plan submittal of the first final plat.
*Site Specific Conditions of Approval #6—8 only apply if the vacation/exchange of Rackham Way
is approved by ACHD.
6. Incorporate the existing right-of-way for Rackham Way into the site as part of the development and
close the existing intersection of Rackham Way and Overland Road with curb, gutter, landscaping
and 10-foot wide detached concrete sidewalk to tie into the improvements on either side.
7. Construct the new segment (shown on page 8 in green) of Rackham Way as a full 36-foot wide
commercial street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk on
both sides of the roadway within 50-feet of right-of-way to intersect Overland Road, located 670-
feet east of Eagle Road.
8. Restrict the re-aligned intersection of Rackham Way and Overland Road to right-in/right-out only
with a 6-inch raised median that extends from Eagle Road east to 75-feet east of the re-aligned
Rackham Way.
Replace any existing candle sticks on Overland Road abutting the site with a 6-inch raised median.
9. If the existing segment of Rackham Way that is proposed to be vacated/exchanged is not approved,
redesign the site and resubmit a revised preliminary plat for review. At a minimum, improve the
west side of Rackham Way abutting the entire site as a complete 36-foot wide commercial street
section with vertical curb, gutter, and a minimum 5-foot wide concrete sidewalk.
10. Dedicate right-of-way to 2-feet behind back of sidewalk on all segments of Rackham Way abutting
the site, or for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back
of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind
back of sidewalk. Sidewalk shall be located wholly within right-of-way or wholly within an easement.
11. Close the two existing driveways on Overland Road, located 330-feet and 518-feet east of the
existing Rackham Way, with vertical curb, gutter, landscaping and 10-foot wide detached concrete
sidewalk.
12. Close the existing driveway on Rackham Way, located 429-feet north of Overland Road, with
vertical curb, gutter, and 5-foot wide attached concrete sidewalk to tie into the improvements on
either side.
13. Construct a 26-foot wide curb return type driveway from the site onto the west side of Rackham
Way, located a minimum of 757-feet north of Overland Road. Provide a sight distance analysis to
3 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
ACHD Development Review staff as part of the plan review process and adjust the driveway
locations to ensure adequate sight distance, if needed.
14. Construct a curb return type driveway from the site onto Rackham Way, located a minimum of 498-
feet north of Overland Road. Construct the driveway to a maximum width of 40-feet within the right-
of-way. Outside of the right-of-way the driveway may be widened to two 24-foot wide travel lanes
and a 24-foot wide center landscape island, as proposed. Provide a sight distance analysis to ACHD
Development Review staff as part of the plan review process and adjust the driveway locations to
ensure adequate sight distance, if needed
15. Coordinate with District Development Review staff to determine if any driveway warning signage is
needed for limited sight distance at the driveways on Rackham Way.
16. Do not place any landscaping or obstructions greater than 3.5-feet in height within the sight distance
triangle of all driveways.
17. Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road and should be noted on the final plat.
18. 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.
19. 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.
20. 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.
21. Comply with all Standard Conditions of Approval.
4 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
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6 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
D. Findings for Consideration
1. Overland Road
a. Existing Conditions: Overland Road is improved with 5-travel lanes (7-lanes at the
intersection), vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site.
There is 96 to 121-feet of right-of-way for Overland Road (48 to 66-feet from centerline).
b. Applicant Proposal: The applicant is proposing to improve Overland Road with an 8-foot wide
landscape strip and 10-foot wide detached concrete sidewalk, located 44-feet from the
centerline of the roadway abutting the eastern portion of the site (shown in green), and located
63-feet from the centerline of the roadway where the roadway widens at the approach of its
intersection with Eagle Road (shown in red) to tie into the improvements on either side.
4
The applicant is proposing to dedicate additional right-of-way on Overland Road to total 74-feet
from the centerline of the roadway abutting the entire site.
c. Staff Comments/Recommendations: Overland Road is fully improved abutting the site;
therefore, staff does not recommend that any additional improvements to Overland Road be
required as part of this application.
The applicant's proposal to dedicate right-of-way on Overland Road to total 74-feet from the
centerline of the roadway abutting the entire site meets District policy and should be approved,
as proposed. The applicant's proposal is consistent with the right-of-way width required to
accommodate the planned intersection improvements listed in the CIP at the Eagle/Overland
intersection.
If the City of Meridian requires the applicant to improve Overland Road with 10-foot wide
detached concrete sidewalk, then an 8-foot wide landscape strip should be provided between
the existing back-of-curb and the street edge of sidewalk, as proposed.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any damaged or deficient transportation facilities on Overland Road abutting the site,
consistent with the current version of PROWAG.
As noted below in Finding 2,the applicant is proposing 7
to re-align Rackham Way to intersect Overland Road,
located 670-feet east of Eagle Road. If the # New Rackham
vacation/exchange is approved, the applicant should Way Alignment
be required to restrict the re-aligned intersection of r t
Rackham Way and Overland Road to right-in/right-out 1
only with a 6-inch raised median that extends 75-feet
to the east of the east edge of Rackham Way Existing Candle Sticks
consistent with the current restriction for Rackham , • . . . . -
Way. The applicant should be required to replace any
existing candle sticks on Overland Road abutting the --.
site with a 6-inch raised median.
7 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
2. Rackham Way
a. Existing Conditions: Rackham Way is improved with 30-feet of pavement and vertical curb,
gutter, and 5-foot wide attached concrete sidewalk on the east side of the street and gravel
shoulders on the west side of the street. This segment of Rackham Way is located entirely
within the site. There is 65-feet of right-of-way for Rackham Way. Rackham Way current
intersects Overland Road 256-feet east of Eagle Road.
b. Applicant's Proposal: The applicant is proposing to vacate/exchange of the existing segment
of Rackham Way, shown in gray, and to incorporate that area into the site as part of the
development. The applicant is proposing to realign Rackham Way to intersect Overland Road
so that it is 670-feet east of Eagle Road (measured centerline-to-centerline), as shown in green.
The applicant is proposing to construct the realigned segment of Rackham Way (shown in
green) as a 36-foot wide commercial street section with vertical curb, gutter, and 5-foot wide
attached concrete sidewalk on both sides of the roadway, within 50-feet of right-of-way.
The applicant is proposing to improve the northern segment of Rackham Way (shown in blue)
as a complete 36-foot wide commercial street section with pavement widening, vertical curb,
gutter and 5-foot wide attached concrete sidewalk. The applicant is proposing to dedicate right-
of-way to 2-feet behind the back of sidewalk.
The applicant is proposing to close the existing intersection of Rackham Way and Overland
Road with curb, gutter, landscaping and 10-foot wide detached concrete sidewalk to tie into the
improvements on either side.
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c. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to
vacate/exchange the existing segment of Rackham Way. At the time of this subdivision
application, the right-of-way vacation/exchange has not been completed. Therefore, the
8 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
applicant should be required to complete the vacation/exchange prior to plan submittal of the
first final plat. The vacation/exchange is a separate process with its own application and
approvals. Questions regarding this process should be directed to ACHD's Right-of-Way staff.
If the vacation/exchange is approved, then the applicant's proposal to construct Rackham Way
as a full 36-foot wide commercial street section and close the existing intersection of Rackham
Way at Overland Road meets District policy and should be approved, as proposed.
If the vacation/exchange is not approved, then the applicant should be required to redesign the
site and resubmit a revised preliminary plat for review. At a minimum, the applicant should be
required to complete the west side of the roadway as a 36-foot wide commercial street section
to include pavement widening vertical curb, gutter, and a minimum 5-foot wide concrete
sidewalk.
The applicant's proposal to improve the northern segment of Rackham Way (shown in blue) as
a complete 36-foot wide commercial street section and to dedicate right-of-way to 2-feet behind
the back of sidewalk meets District policy and should be approved, as proposed.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back
of sidewalk. Sidewalk shall be located wholly within right-of-way or wholly within an easement.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any damaged or deficient transportation facilities on the portions of the existing
Rackham Way that remains, consistent with the current version of PROWAG.
3. Roadway Offsets
a. Existing Conditions: Rackham Way, a local street, intersects Overland Road, a principal
arterial, located 256-feet east of Eagle Road (measured centerline-to-centerline).
b. Applicant's Proposal: As noted above in Finding 2, the applicant is proposing to
vacate/exchange a portion of Rackham Way and realign Rackham Way to intersect Overland
Road, located 670-feet east of Eagle Road (measured centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal does not meet District Local
Street Intersection Spacing on Principal Arterials, which states that the minimum allowable
offset for a local street that intersects a principal arterial shall be 1,320-feet as measured from
all other existing roadways. However, if the vacation/exchange is approved by ACHD's Right-
of-Way department, then staff recommends approval of the proposed location as the site does
not have enough frontage to meet the offset requirement and the proposed realignment of
Rackham Way creates a greater offset from Eagle Road.
Consistent with ACHD's prior action on the site, the applicant should be required to restrict
Rackham Way on Overland Road to right-in/right-out only with a raised 6-inch median, as noted
above in Finding 1.
4. Driveways
4.1 Overland Road
a. Existing Conditions: There are existing 43-foot wide and 40-foot wide curb cut type driveways
from the site onto Overland Road, located 330-feet and 518-feet east of the existing Rackham
Way (measured centerline-to-centerline).
b. Applicant's Proposal: The applicant is proposing to close the existing driveways with vertical
curb, gutter, landscaping and 10-foot wide detached concrete sidewalk.
9 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
c. Staff Comments/Recommendations: The applicant's proposals meet District policy and
should be approved, as proposed.
4.2 Rackham Way
a. Existing Conditions: There are existing 44-foot wide and 30-foot wide curb cut type driveways
(shown in blue)from the site onto the east side of Rackham Way, located 140-feet and 429-feet
north of Overland Road respectively (measured centerline-to-centerline).
b. Applicant's Proposal: The applicant is proposing to incorporate the driveway onto Rackham
Way, located 140-feet north of Overland Road, into the site.
The applicant is not proposing any modifications to the existing 30-foot wide driveway, located
429-feet north of Overland Road.
The applicant is proposing to construct a curb return type driveway from the site onto Rackham
Way (shown in red) with two 24-foot wide travel lanes and a 24-foot wide center landscape
island located 498-feet north of Overland Road (measured centerline-to-centerline).
The applicant is proposing to construct a 26-foot wide curb return type driveway from the site
onto Rackham Way (shown in red), located 757-feet north of Overland Road and in alignment
with an existing driveway on the east side of Rackham Way(measured centerline-to-centerline).
757-feet 429-feet
498-feet
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c. Staff Comments/Recommendations: Consistent with the staff comments/recommendations
in Finding 2, the applicant should be required to complete the vacation/exchange prior to plan
submittal of the first final plat. If the vacation/exchange is not approved, then the applicant
should be required to redesign the site and resubmit for review of any modifications to the
driveway located 140-feet north of Overland Road.
10 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
Consistent with District Minor Improvements policy, the applicant should be required to close
the existing driveway on Rackham Way, located 429-feet north of Overland Road, with vertical
curb, gutter, and 5-foot wide attached concrete sidewalk to tie into the improvements on either
side, as the driveway will not be used.
The applicant's proposal to construct two new driveways onto Rackham Way, located 498-feet
and 757-feet north of Overland Road meet District Driveway Location and Successive
Driveways policies; however, the sight distance for each driveway may not meet District policy
which requires a minimum of 280-feet of clear line of sight for a posted 25 MPH speed limit. The
applicant should be required to provide a sight distance analysis to ACHD Development Review
staff as part of the plan review process and adjust the driveway locations to ensure adequate
sight distance, if needed. The applicant should coordinate with ACHD Development Review
staff to determine if any driveway warning signage is needed due to the limited sight distance
at the two proposed driveways. The applicant should not place any landscaping or obstructions
greater than 3.5-feet in height within the sight distance triangle.
The applicant's proposal for the design of the driveway on Rackham Way, located 498-feet
north of Overland Road, does not meet District Driveway Width policy and should not be
approved, as proposed. The applicant should be required to construct the driveway to a
maximum width of 40-feet within the right-of-way. Once outside of the right-of-way the driveway
may be widened to two 24-foot wide travel lanes and a 24-foot wide center landscape island,
as proposed.
5. Other Access
Overland Road is classified as a principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat.
11 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
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. Overland Road and Eagle 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 that
the standard 7-lane street section shall be 81-feet (back-of-curb to back-of-curb). This width
typically accommodates three travel lanes in each direction, a continuous raised or landscaped
median with intermittent turn lanes, and curbs and gutters. A 7-lane road shall also include a
minimum 10-foot wide multi-use path outside the curb line on both sides with an 8-foot wide buffer
from back-of-curb. Other Level 3 bike facility treatments as defined in the ACHD Bike Master Plan
may be approved at the discretion of the ACHD Development Review Supervisor. The standard
right-of-way width for a 7-lane arterial is 124-feet.
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
12 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
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.
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 Overland Road is designated in the MSM as a
Mobility Arterial with 7-lanes, a 81-foot street section within 124-feet of right-of-way.
13 Rackham Micro Hospital /
MPP26-0009 / H-2026-0011
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 Eagle Road has no planned improvements in the
MSM.
5. Rackham Way
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for
improving all commercial 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 7208.5 states that right-of-way widths for
new commercial streets shall typically be 50 and 70-feet wide and that the standard street section
will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck
traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be
constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway
strip at least 6-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.
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.
6. Roadway Offsets
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the
minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as
identified in Table 1 b (7205.4.7).
7. Driveways
7.1 Overland Road
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section and
Section 7202. Access points shall be reviewed only for a development application that is being
considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 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
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only, and the District will require the construction of a raised median to restrict the left turning
movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial
roadways to be located a minimum of 400-feet from the nearest intersection for a right-in/right-out
only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal
arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-feet from any
existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum
width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume
driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for
low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance
with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
"is permitted for use until appropriate alternative access becomes available". Temporary access
may be granted through a development agreement or similar method, and the developer shall be
responsible for providing a financial guarantee for the future closure of the driveway.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so
that the driver does not need to re-enter the public street system.
7.2 Rackham Way
Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector/arterial or arterial street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street, but
the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated,
the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge
of the intersection and a turnaround shall be provided.
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.
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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.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
F. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements. The applicant's engineer should provide documentation of compliance to District
Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
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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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