CC - ACHD Report Final
1 DRAFT Lost Rapids Subdivision
Development Services Department
Project/File: Lost Rapids Subdivision/MPP18-0006/H-2018-0004 PP
This is a preliminary plat application to allow for the development of a 15 lot mixed
use subdivision consisting of 1 multifamily residential lot, 13 commercial lots, and 1
other lot on approximately 32 acres.
Lead Agency: City of Meridian
Site address: S/W/C Chinden Boulevard and Ten Mile Road
Commission
Hearing: February 28, 2018
Regular Agenda
Applicant: Trevor Gasser
GFI – Meridian Investments II, LLC’
74 East 500 South, STE 200
Bountiful, UT 84101
Mike Wardle
Brighton Investments, LLC
12601 West Explorer Drive, STE 200
Boise, ID 83713
Representative: Kelly Kehrer
KM Engineering
9233 West State Street
Boise, ID 83714
Staff Contact: Mindy Wallace, AICP
Phone: 387-6178
E-mail: mwallace@achdidaho.org
A. Findings of Fact
1. Description of Application: This is a preliminary plat application to allow for the development of
a 15 lot mixed use subdivision consisting of 1 multifamily residential lot, 13 commercial lots, and 1
other lot on approximately 32 acres. This subdivision is proposed to be constructed in phases
with the first phase consisting of a Costco Wholesale store and fueling station.
2 DRAFT Lost Rapids Subdivision
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Single family residential R-4/R-15
South Church/Single family residential L-O/R-8
East Single family residential R-8
West Single family residential R-8
3. Site History: ACHD previously approved a portion of this site in 2015, as Citadel Storage at Ten
Mile Subdivision, consisting of a 2 lot commercial subdivision to allow for the development of
self-storage units. The requirements of this staff report differ from the previous report due to the
change in proposed land uses.
4. Transit: Transit services are not available to serve this site.
5. New Center Lane Miles: The proposed development includes 0 centerline miles of new public
road.
6. Impact Fees: 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.
7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Ten Mile Road is scheduled in the IFYWP to be widened to 5-lanes from Ustick to McMillan
Road in 2021.
• Ten Mile Road is scheduled in the IFYWP to be widened to 5-lanes from McMillan Road to
Chinden Boulevard in 2022.
• Black Cat Road is listed in the CIP to be widened to 3-lanes from McMillan Road to Chinden
Boulevard between 2026 and 2030.
• McMillan Road is listed in the CIP to be widened to 3-lanes from Black Cat Road to Ten Mile
Road between 2031 and 2035.
• The intersection of Chinden Boulevard and Black Cat Road is listed in the CIP to be
widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes east, and 6-lanes on the
west leg, and signalized between 2026 and 2030.
• The intersection of McMillan Road and Black Cat Road is listed in the CIP to be widened to
multi-lane roundabout between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: This development (Costco, retail pad sites, multi-family) is estimated to
generate 11,635 vehicle trips per day, 315 weekday AM peak hour trips, 1,096 weekday PM peak
hour trips, and 1,485 Saturday midday peak hour trips, based on the traffic impact study.
Of those trips, the Costco Wholesale store is estimated to generate 7,255 vehicle trips per day, 97
weekday AM peak hour trips, 739 weekday PM peak hour trips, and 1,019 Saturday midday peak
hour trips.
2. Traffic Impact Study
Kittelson & Associates prepared a traffic impact study (TIS) for the proposed Lost Rapids
Development. The executive summary can be found as attachment 4. Below is a list of
recommendations and mitigation measures as recommended in the analysis. ACHD has
reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and
may have additional requirements beyond what is noted in the summary. ACHD staff comments
on the submitted traffic impact study can be found below under staff comments.
3 DRAFT Lost Rapids Subdivision
Staff Comments/Recommendations: ACHD Traffic Services and Planning Review staff has
reviewed and generally agree with the findings and recommendations of the submitted traffic
impact study.
The traffic study notes that the following intersections and roadway segments will exceed
acceptable level of service standards in 2018 with the traffic generated by the development.
Intersections:
• Chinden Boulevard/Black Cat Road
• Chinden Boulevard/Tree Farm Way
• Chinden Boulevard/Ten Mile Road
• Chinden Boulevard/Linder Road
• Ten Mile Road/Lost Rapids Drive
Roadway Segments:
• Ten Mile Road – Chinden Boulevard to Milano Drive
• Chinden Boulevard – State Highway 16 to Linder Road
To mitigate the impacts of the traffic generated by the Phase 1 development the applicant has
proposed the following improvements:
Intersections:
• Chinden Boulevard/Black Cat Road
o Signalize the intersection
• Chinden Boulevard/Tree Farm Way
o Widen Chinden Boulevard to 4 lanes between Linder Road and Tree Farm Way
• Chinden Boulevard/Ten Mile Road
o Widen Chinden Boulevard to 4 lanes between Linder Road and Tree Farm Way
• Chinden Boulevard/Linder Road
o Widen Chinden Boulevard to 4 lanes between Linder Road and Tree Farm Way
• Ten Mile Road/Lost Rapids Drive
o Signalize the intersection
Roadway Segments:
• Ten Mile Road – Chinden Boulevard to Milano Drive
o Widen Ten Mile Road to 5 lanes between Chinden Boulevard and Milano Drive
• Chinden Boulevard
o Widen Chinden Boulevard to 4 lanes between Linder Road and Tree Farm Way
A Sales Tax Anticipation Revenue Reimbursement Agreement (STAR Agreement) is proposed
with ITD and ACHD to fund the improvements, see Finding for Consideration 1 below.
The traffic study notes that all of the study intersections are anticipated to operate at an
acceptable level of service with the construction of the proposed improvements. The widening of
Ten Mile Road to 5 lanes between Chinden Boulevard and Milano Drive and Chinden Boulevard
to 4 lanes between State Highway 16 and Linder Road will result in both roadways operating at an
acceptable level of service.
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If the STAR agreement with ITD and ACHD does not occur, then an updated traffic impact study
should be provided which shows the impact of the proposed development and proposed
mitigation.
The traffic impact study notes that the widening of Ten Mile Road to 5 lanes between Chinden
Boulevard and Milano Drive and the signalization of the Chinden Boulevard/Black Cat Road and
Ten Mile Road/Lost Rapids intersections are necessary to serve the site. If the proposed STAR
agreement with ITD and ACHD does not occur , or improvements to the Chinden Boulevard/Black
Cat Road intersection are removed from the agreement, then prior to ACHD’s signature on the
first final plat, the applicant should be required to enter into Cooperative Development
Agreements (CDA) with ACHD for the signalization of the Ten Mile Road/Black Cat Road
intersection to make the improvements as listed in ACHD’s CIP and make interim improvement to
Ten Mile Road, as listed in Finding for Consideration 4 below .
3. Trip Distribution
A trip distribution analysis was included as part of the traffic impact study. The COMPASS 2040
regional travel demand model, Costco customer travel patterns, and the site plan were used in
determining the trip distribution pattern.
The study estimates that 39% of the site generated traffic will travel on Ten Mile Road, 60% will
travel Chinden Boulevard and 1% will access the site from within the existing Bainbridge
Subdivision. The exhibit below represents the trip distribution pattern presented in the traffic
impact study and further defines the trip distribution.
Staff Comments/Recommendations: Staff has reviewed and agrees with the trip distribution
analysis presented in the traffic impact study.
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4. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane minor arterial is “E” (575 VPH).
* Acceptable level of service for a three-lane minor arterial is “E” (720 VPH)
* Acceptable level of service for a two-lane collector is “D” (425 VPH).
** ACHD does not set level of service thresholds for State Highways.
*** Will operate at acceptable level of service with improvements identified in Finding for
Consideration 4 below.
5. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for Ten Mile Road south of Chinden Boulevard was 7,692 on
2/14/18.
• The average daily traffic count for Black Cat Road south of Chinden Boulevard was 1,675
on 2/14/18.
• The average daily traffic count for McMillan Road west of Ten Mile Road was 3,229 on
2/14/18.
• The average daily traffic count for Lost Rapids Drive west of Ten Mile was 690 on 2/14/18.
C. Findings for Consideration
1. Off-Site Improvements/STAR Agreement
Applicant’s Proposal: A STAR Agreement to fund on and off-site improvements to serve the
site is being worked on by ITD. At this time staff from both ACHD and ITD are working on the
proposed STAR agreement, because the proposal includes improvements to ACHD roads
through the agreement. The following off-site system improvements are proposed to be
constructed with the STAR Agreement:
• Widen Chinden Boulevard to 4 lanes between Linder Road and SH-16, with signal
upgrades.
o Phase 1 widening from Linder Road to Tree Farm Way.
o Phase 2 widening from Tree Farm Way to SH-16.
• Signalization of the Chinden Boulevard/Black Cat Road intersection.
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
**Chinden
Boulevard 1,135-feet Expressway N/A N/A
Ten Mile Road 1,430-feet Minor Arterial 590 *** F
Black Cat Road N/A Minor Arterial 120 Better than
“E”
McMillan Road N/A Minor Arterial 450 Better than
“D”
Lost Rapids Drive 1,175 Collector 30 Better than
“D”
6 DRAFT Lost Rapids Subdivision
• Widening of Ten Mile Road to 5-lanes between Chinden Boulevard and Milano Drive.
• Signalization of the Ten Mile Road/Lost Rapids Drive intersection.
2. Chinden Boulevard/US 20-26
Chinden Boulevard is under the jurisdiction of the Idaho Transportation Department (ITD). The
applicant, City of Meridian and ITD should work together to determine if additional right-of-way or
improvements are necessary on Chinden Boulevard.
Applicant’s Proposal: The applicant has proposed to construct 2 driveways onto Chinden
Boulevard between Tree Farm Way and Ten Mile Road. The driveways are proposed to be
located 615 and 1,160-feet west of Ten Mile Road.
Staff Comments/Recommendations: Comply with requirements of ITD and City of Meridian for
the Chinden Boulevard frontage. Submit to the District a letter from ITD regarding said
requirements prior to District approval of the final plat or plans approval, whichever occurs first.
On October 18, 2017 ITD issued a letter approving the 2 proposed access points onto Chinden
Boulevard (see attachment 3) with conditions. The driveway located 615-feet west of Ten Mile
Road will be restricted to right-in/right-out only. ITD has required the construction of a right
deceleration lane for this driveway.
The driveway located 1,160-feet west of Ten Mile has been approved as a temporary left-in/right-
in/right-out only driveway. ITD has required the construction of a center left turn lane and right
deceleration lane for this driveway. The driveway will be limited to right-in/right-out only when
Chinden Boulevard is widened to 3 lanes in the eastbound direction.
ITD’s approval of the driveways also conditioned the widening of Chinden Boulevard to 4 lanes
between Tree Farm Way and Linder Road and signalization of Chinden Boulevard/Black Cat
Road intersection and other improvements to Chinden Boulevard identified in the submitted traffic
impact study.
3. Chinden Boulevard/Black Cat Road Intersection
The traffic impact study notes that the Chinden Boulevard/Black Cat Road intersection already
exceeds acceptable LOS “E” and will need to be improved with an interim signal. Or, as an
alternative, the applicant will need to wait for ACHD to make improvements to the intersection, as
listed in the CIP. This intersection is currently scheduled in ACHD’s CIP to be improved with the
widening and signalization of the intersection between 2026 and 2030.
If the applicant moves forward with the development of the Lost Rapids Subdivision before ACHD
improves the intersection the applicant could signalize and widen the Chinden Boulevard/Black
Cat Road intersection to a 3 X 3 intersection as an interim condition until ACHD moves forward
with the full intersection widening project listed in the CIP. Or, if right-of-way is available, the
applicant could request to enter into a cooperative development agreement (CDA) with the District
to complete the full intersection widening project as identified in ACHD's CIP.
The applicant should be required to improve the Chinden Boulevard/Black Cat Road intersection
prior to ACHD's signature on the first final plat. As such, the applicant should be required to enter
into a Cooperative Development Agreement with the District to improve the Chinden
Boulevard/Black Cat Road intersection, as noted in the District’s CIP, or with interim system
improvements at the intersection which includes the installation of a traffic signal and turn lanes.
The Cooperative Development Agreement should include the intersection construction, as well as
allocation of costs. ACHD will only provide reimbursement for the costs of permanent intersection
improvements consistent with the CIP. Interim improvements are not eligible for reimbursement
and all costs would be the responsibility of the applicant.
7 DRAFT Lost Rapids Subdivision
In order to ensure the intersection will be improved when warranted, the following items must be
in place prior to plans acceptance for the final plat necessitating the improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
• Dedication of all of the right-of-way necessary to complete the
intersection project.
If all of the right-of-way necessary to construct the Chinden Boulevard/Black Cat Road
intersection as listed in the CIP is not available or able to be acquired, then the applicant will be
required to install an interim signal prior to ACHD’s signature on the first final plat. Additionally,
the applicant will need to obtain plan approval and enter into a signal agreement with ACHD.
The signal agreement should include requirements that the intersection be designed as a 3 X 3
intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane,
and one thru/right lane on each approach; that the applicant is responsible for all costs associated
with the hardware, design, and installation of the interim signal, and that interim improvements are
not eligible for reimbursement by ACHD.
In order to ensure the Chinden Boulevard/Black Cat Road intersection will be improved when
warranted, the following items must be in place prior to plans acceptance for the final plat which
necessitates the improvement based on the findings of the updated traffic impact study:
• Signal Agreement
• Full design and approved plans for the intersection
4. Ten Mile Road
a. Existing Conditions: Ten Mile Road is improved with 2 to 5-travel lanes, vertical curb, and
no curb, gutter or sidewalk abutting the site. There is 88 to 50-feet of right-of-way for Ten Mile
Road (48 to 25-feet from centerline).
b. Policy:
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.
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 and Livable Streets Design Guide. 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 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
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.
8 DRAFT Lost Rapids Subdivision
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.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. 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. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
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.
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).
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
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 Ten Mile Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street
section within 96-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 48-feet of right-of-way from the
centerline of Ten Mile Road where necessary and to widen Ten Mile Road to 5-lanes with bike
lanes, planter strips, and detached concrete sidewalks from Chinden Boulevard to Milano
Drive.
d. Staff Comments/Recommendations: Staff is supportive of the proposal to utilize the STAR
agreement to widen Ten Mile Road to 5 lanes between Chinden Boulevard and Milano Drive,
ahead of ACHD’s roadway widening project scheduled in the IFYWP for widening in 2022.
As part of the STAR Agreement, the applicant should be required to enter into a Cooperative
Development Agreement (CDA) with ACHD for the widening of Ten Mile Road to 5 lanes
between Chinden Boulevard and Milano Drive, prior to ACHD’s signature on the first final plat.
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the
costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim
improvements are not eligible for reimbursement and all costs would be the responsibility of
the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be
in place prior plans acceptance for the final plat necessitating the improvements.
9 DRAFT Lost Rapids Subdivision
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
• Dedication of all of the right-of-way necessary to complete the road widening project.
If the widening of this section of Ten Mile Road is removed from the STAR agreement or if the
construction of the proposed improvements isn’t feasible due to the of timing of ACHD
roadway construction projects in the area, then consistent with ACHD policy, the following
improvements should be constructed.
• Dedicate right-of-way to total 48-feet from the centerline of Ten Mile Road where it
currently doesn’t exist abutting the site.
• Construct a 5-foot wide detached concrete sidewalk located a minimum of 41-feet from
the centerline of Ten Mile Road abutting the site. Provide a permanent right-of-way
easement for detached sidewalks located outside of the dedicated right-of-way.
• Construct a center left turn lane and dedicated right turn lane on Ten Mile Road for the
temporary full access driveway located 660-feet north of Lost Rapids Drive.
• Install a signal at the Ten Mile Road/Lost Rapids Drive intersection. The applicant
should be required to enter into a signal agreement with ACHD for the design,
construction, and installation of the signal. The signal agreement should note that the
intersection should be designed to provide a 3 X 4 intersection with three 12-foot wide
travel lanes; one receiving lane, one dedicated left turn lane, and one thru/right lane on
the north, south, and east approach, and with four 12-foot wide travel lanes on the
west approach; one receiving lane, one dedicated left turn lane, one thru lane, and one
dedicated right lane. The dedicated right turn lane on the west approach is due to the
volume of right turns anticipated to occurring during peak hours. The applicant is
responsible for all costs associated with the hardware, design, and installation of the
signal.
5. Lost Rapids Drive
a. Existing Conditions: Lost Rapids Drive is improved with 2-travel lanes, vertical curb, gutter,
bike lanes, 8-foot wide planter strips, and 5-foot wide detached sidewalks abutting the site.
There are center landscape islands on Lost Rapids Drive near the intersection of Ten Mile
Road. There is 69 to 93-feet of right-of-way for Lost Rapids Drive (34.5 to 42.5-feet from
centerline).
b. Policy:
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.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
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 and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk 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.
10 DRAFT Lost Rapids Subdivision
The standard street section shall be 46-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.
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.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. 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. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
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.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of Lost Rapids/Tree Farm Way is
designated in the MSM as a Residential Collector Typology with 2-lanes and on-street bike
lanes, a 36-foot street section within 54-feet of right-of-way.
c. Applicant Proposal: The applicant hasn’t proposed any improvements to Lost Rapids Drive
abutting the site, except for the signalization of the Lost Rapids Drive/Ten Mile Road
intersection
d. Staff Comments/Recommendations: Lost Rapids Drive is already improved with 2 travel
lanes, bike lanes, curb, gutter, and detached concrete sidewalks. Therefore no additional
right-of-way dedication or street improvements should be required as part of this application.
Consistent with ACHD’s Minor Improvement Policy, the applicant should be required to
replace any broken or deteriorated portions of curb, gutter, and sidewalk on Lost Rapids Drive
abutting the site.
To accommodate the signalization of the Lost Rapids/Ten Mile Road intersection, the
applicant should be required to remove the existing center landscape island on Lost Rapids
Drive at the Ten Mile Road intersection.
When the multifamily portion of the site develops, install "NO PARKING" signs on Lost Rapids
Drive abutting the site.
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6. Driveways
6.1 Ten Mile Road
a. Existing Conditions: There is one existing driveway onto Ten Mile Road from the site. The
driveway is located approximately 480-feet south of Chinden Boulevard in alignment with
Everest Street, an existing public street located on the east side of Ten Mile Road..
b. Policy
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 7205.4.6 states that direct access to minor 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 1a under District policy 7205.4.6, unless a waiver for the access point has been
approved by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a
minimum of 660-feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a
signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from
the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from
the intersection for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on
minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-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.
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.
c. Applicant’s Proposal: The applicant has proposed to close the existing driveway onto Ten
Mile Road and to construct one new driveway onto Ten Mile Road. This driveway is proposed
to serve as the primary access for Costco delivery trucks and other local venders and it
proposed to be located 660-feet north of Lost Rapids Drive and 400-feet south of Everest
Street, an existing public street located on the east side of Ten Mile Road.
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d. Staff Comments/Recommendations: The applicant’s proposal for the driveway meets
ACHD Access Management policy, which allows ACHD to consider an additional driveway on
a Minor Arterial roadway based on analysis provided in a District approved TIS.
The applicant has indicated that the driveway is proposed to serve as the primary access for
Costco delivery trucks and other local venders, and the TIS notes that Costco receives 12 to
17 trucks per day ranging from local delivery trucks, depot trucks, and fuel trucks. The
proposed driveway would keep the delivery truck trips off of Lost Rapids Drive, which is a
concern of area residents.
The TIS notes that without the driveway onto Ten Mile Road, the Chinden Boulevard/Ten Mile
intersection and the Ten Mile Road/Lost Rapids Drive intersection will exceed acceptable level
of service standards.
The location of the driveway meets ACHD’s Driveway Location and Successive Driveway
policies; when driveways are allowed on minor arterial roadways.
The driveway should be approved, as a temporary full access driveway. The driveway should
be 36 to 40-feet wide and be constructed as a curb return type driveway with a 30-foot radii
and should be paved its entire width at least 30-feet into the site beyond the edge of
pavement of Ten Mile Road. The temporary full access driveway may be restricted in the
future as traffic conditions warrant as determined by ACHD.
6.2 Lost Rapids Drive
a. Existing Conditions: There are no driveways onto Lost Rapids Drive from the site.
b. Policy:
Access 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.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-
access driveway and a minimum of 220-feet from the signalized intersection for a right-
in/right-out only driveway. Dimensions shall be measured from the centerline of the
intersection to the centerline of the driveway
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100
VTD to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
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high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
c. Applicant’s Proposal: The applicant has proposed to construct two driveways onto Lost
Rapids Drive. One driveway is proposed to be located 350-feet west of Ten Mile Road,
aligned centerline to centerline with an existing driveway on the south side of the roadway
across from the site, and the second driveway is proposed to be located 700-feet west of Ten
Mile Road, and is proposed to align centerline to centerline with a public street on the south
side of the roadway.
d. Staff Comments/Recommendations: The applicant's proposal meets ACHD policy and
should be approved, as proposed. The driveways should be 36-feet wide and be constructed
as a curb return type driveway with a 30-foot radii and should be paved its entire width at least
30-feet into the site beyond the edge of pavement of Lost Rapids Drive.
7. Neighborhood Concerns
Residents in the area have raised several concerns regarding the development of the proposed
Costco Wholesale store. Those concerns include the request for a variance to the City of
Meridian to allow 2 driveways onto Chinden Boulevard/US 20-26, traffic on Chinden
Boulevard/US 20-26, and increases in traffic on Ten Mile Road and Lost Rapids Drive.
Chinden Boulevard is under the jurisdiction of the Idaho Transportation Department (ITD); as such
ACHD has no jurisdiction over access or level of service on Chinden Boulevard. ITD has already
approved the 2 driveways on to Chinden Boulevard, and required the widening of the state
highway to mitigate the impacts of the proposed Lost Rapids Subdivision. The City of Meridian
will need to approve a variance of their Unified Development Code to allow for the 2 driveways to
be constructed.
As part of this development, the applicant has proposed to widen Ten Mile Road to 5-lanes
between Chinden Boulevard and Milano Drive. This improvement is proposed to be funded
through a STAR Agreement and will improve the level of service and function of Ten Mile Road. If
this improvement isn't made by the applicant, then interim improvements to Ten Mile Road are
required as noted in Finding for Consideration 3 above and ACHD would widen this section of Ten
Mile Road to 5 lanes in 2022, as scheduled in the IFYWP.
Lost Rapids drive is classified as a collector roadway, and is improved with 2 travel lanes, bike
lanes, curb, gutter, and detached sidewalks abutting the site. Lost Rapids Drive has a current PM
peak hour traffic count of 30. ACHD policy allows up to 425 vehicle trips in the PM hour. Based
on the traffic impact study at build out of the Costco Wholesale Store, Lost Rapids Drive is
anticipated to carry approximately 170 vehicles in the PM peak hour operating at 40% of its
available capacity.
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. Other Access
Ten Mile Road classified as minor arterial roadway, Lost Rapids Drive is classified as collector
roadway. Other than the access specifically approved with this application, direct lot access is
prohibited to these roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Comply with requirements of ITD and City of Meridian for the Chinden Boulevard/US 20-26
frontage.
2. Enter into a Cooperative Development Agreement (CDA) with ACHD for the widening of Ten Mile
Road to 5 lanes between Chinden Boulevard and Milano Drive, prior to ACHD’s signature on the
first final plat.
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs
of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements
are not eligible for reimbursement and all costs would be the responsibility of the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be in
place prior plans acceptance for the final plat necessitating the improvements.
•• •• Cooperative Development Agreement;
•• •• Financial surety provided by the applicant meeting the terms of the Cooperative Development
Agreement;
•• •• Dedication of all of the right-of-way necessary to complete the road widening project.
3. If the STAR Agreement does not occur prior to ACHD's signature on the first final plat enter into a
Cooperative Development Agreement with the District to improve the Chinden Boulevard/Black
Cat Road intersection, as listed in the ACHD's CIP.
• The Cooperative Development Agreement shall include the intersection construction, as
well as allocation of costs. ACHD will only provide impact fee credit for impact fee eligible
costs of permanent intersection improvements consistent with CIP.
4. In order to ensure the Chinden Boulevard/Black Cat Road intersection will be improved when
warranted, the following items must be in place prior plans acceptance for the final plat
necessitating the improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
• Dedication of all of the right-of-way necessary to complete the
intersection project.
5. If the widening of Ten Mile Road to 5 lanes between Chinden Boulevard and McMillan Road is
removed from the STAR agreement or if the construction of the proposed improvements is not
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feasible due to of timing of ACHD roadway construction projects in the area, then the following
improvements shall be constructed.
•• •• Dedicate right-of-way to total 48-feet from the centerline of Ten Mile Road.
•• •• Construct a 5-foot wide detached concrete sidewalk located a minimum of 41-feet from the
centerline of Ten Mile Road abutting the site. Provide a permanent right-of-way easement for
detached sidewalks located outside of the dedicated right-of-way.
•• •• Construct a center left turn lane and dedicated right turn lane on Ten Mile Road for the
temporary full access driveway located 660-feet north of Lost Rapids Drive.
•• •• Install a signal at the Ten Mile Road/Lost Rapids Drive intersection. The applicant should be
required to enter into a signal agreement with ACHD for the design, construction, and
installation of the signal. The signal agreement should note that the intersection should be
designed to provide a 3 X 4 intersection with three 12-foot wide travel lanes; one receiving
lane, one dedicated left turn lane, and one thru/right lane on the north, south, and east
approach, and with four 12-foot wide travel lanes on the west approach; one receiving lane,
one dedicated left turn lane, one thru lane, and one dedicated right lane. The applicant is
responsible for all costs associated with the hardware, design, and installation of the signal.
6. Replace any broken or deteriorated portions of curb, gutter, and sidewalk on Lost Rapids Drive
abutting the site.
7. Remove the existing center landscape island on Lost Rapids Drive at the Ten Mile Road
intersection.
8. When the multifamily portion of the site develops, install "NO PARKING" signs on Lost Rapids
Drive abutting the site.
9. Close the existing driveway onto Ten Mile Road from the site located 480-feet south of Chinden
Boulevard.
10. Construct a 36 to 40-foot wide temporary full access driveway onto Ten Mile Road located 660-
feet north of Lost Rapids Drive, as proposed. Construct the driveway as a curb return type
driveway with a 30-foot radii and pave the driveway its entire width at least 30-feet into the site
beyond the edge of pavement of Ten Mile Road. This driveway may be restricted in the future as
traffic conditions warrant as determined by ACHD.
11. Construct one driveway onto Lost Rapids Drive located 350-feet west of Ten Mile Road, aligned
centerline to centerline with an existing driveway on the south side Lost Rapids Drive. Construct
the driveway as a curb return type driveway with a 30-foot radii and pave the driveway its entire
width at least 30-feet into the site beyond the edge of pavement of Lost Rapids Drive.
12. Construct one driveway onto Lost Rapids Drive located 700-feet west of Ten Mile Road, align
centerline to centerline with a public street on the south side Lost Rapids Drive. Construct the
driveway as a curb return type driveway with a 30-foot radii and pave the driveway its entire width
at least 30-feet into the site beyond the edge of pavement of Lost Rapids Drive.
13. Other than access approved as part of this application, direct lot access to Ten Mile Road and
Lost Rapids Drive is prohibited and shall be noted on the final plat.
14. Payment of impact fees is due prior to issuance of a building permit.
15. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
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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) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280 (with
file number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior
to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
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G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
VICINITY MAP
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SITE PLAN
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ITD Letter
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Traffic Impact Study – Executive Summary
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
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Development Process Checklist
Items Completed to Date:
Submit a development application to a City or to Ada County
The City or the County will transmit the development application to ACHD
The ACHD Planning Review Section will receive the development application to review
The Planning Review Section will do one of the following:
Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at
this time.
Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
For ALL development applications, including those receiving a “No Review” letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
Driveway or Property Approach(s)
• Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit
Application” to ACHD Construction – Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
Final Approval from Development Services is required prior to scheduling a Pre-Con.
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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.