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HomeMy WebLinkAboutACHD Comments 1 Silverstone Apartments Development Services Department Project/File: MER16-0043/Silverstone Apartments/H-2016-0060 This is an annexation and rezone (42.18 acres), comprehensive plan amendment (25.95 acres) and conditional use permit application to allow for the development of 312 apartments on 13.51 acres. The site is located at 4225 E. Overland Road in Meridian, Idaho. Lead Agency: City of Meridian Site address: 4225 E. Overland Road Commission Hearing: October 19, 2016 Concent Agenda Commission Approval: October 19, 2016 Applicant: Jim Conger DevCo, LLC 4824 W. Fairview Avenue Boise, ID 83706 Representative: Same as above Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation and rezone (42.18 acres), comprehensive plan amendment (25.95) and conditional use permit application to allow for the development of 312 apartments on 13.51 acres. The applicant’s proposal is not consistent with the City of Meridian’s Comprehensive Plan, which calls for medium density residential, as the applicant is requesting to amend the comprehensive plan to mixed use regional. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential R-1 South Single family residential RUT (Ada County) East Single family residential R-1A (Boise City) West General Commercial C-G 2 Silverstone Apartments 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Transit: Transit services are available to serve this site via route 42. 5. New Center Lane Miles: 0 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): • Overland Road is listed in the Capital Improvements Plan to be widened to 7-lanes from Eagle Road to Cloverdale Road between 2031 and 2037. • Cloverdale Road is listed in the Capital Improvements Plan to be widened to 5-lanes from Victory Road to Overland Road between 2021 and 2025. • The intersection of Overland Road and Cloverdale Road is listed in the Capital Improvements Plan to be widened to 7-lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and signalized between 2026 and 2030. • The intersection of Overland Road and Eagle Road is listed in the Capital Improvements Plan to be widened to 7-lanes on the north leg, 6-lanes on the south, 9-lanes east, and 9-lanes on the west leg, and signalized between 2026and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 2,059 vehicle trips per day; 188 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers prepared a traffic impact study for the proposed Silverstone Apartments. Below is an executive summary of the findings as presented by Thompson Engineers. The following executive summary is not the opinion of ACHD staff. 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. This apartment project is the 1st phase of a larger development called Movado Subdivision. The excerpts below are specific to the 1st phase of the project, the Silverstone Apartments. Thompson Engineers, Inc. has been retained to prepare a traffic impact study for the proposed Silverstone Apartments, Movado Residential Subdivision, and Commercial Development in Meridian, ID. This project is located on Overland Road between Eagle Road and Cloverdale Road. The proposed of this study is to evaluate the potential traffic impacts resulting from the project and make recommendations for mitigation for those impacts. The study is prepared in accordance with the requirements of the Ada County Highway District. The project will be fully developed in at least three phases: a 312 unit apartment complex, a 463 single family dwelling unity and townhouse subdivision, and a 17.4 acre commercial /office development. The site is expected to access the transportation system primarily via Overland Road. Study Area The area of influence is anticipated to be Ada County, Idaho, including the City of Meridian. The primary impacts will be along Overland Road. The study area includes the intersections of:  Eagle Road and Overland Road 3 Silverstone Apartments  Cloverdale Road and Overland Road  Silverstone Way and Overland Road  Rolling Hills Drive and Overland Road Conclusions  Based on the trip generation methods recommended in the Trip Generation Manual, Phase 1 will generate 2,059 trips per day, of which 159 trips will occur during the AM peak hour and 188 trips during the PM peak hour.  The site will access the transportation system via Overland Road and via existing Pewter Falls Street that will access Eagle Road through Silverstone Commercial Development.  The intersection of Eagle Road and Overland Road is currently operating near capacity. Improvements necessary for the intersection to operate at an acceptable level of service are included in the ACHD CIP for the planning period 2027-2031. The critical peak hour is in the AM peak hour. Site traffic comprises 5.2% of the total traffic at the intersection in the AM peak hour.  The intersection of Silverstone Way and Overland Road will operate at an acceptable level of service under background and total traffic conditions in the build out year. The critical peak hour is the PM peak hour.  The intersection of Rolling Hills Drive and Overland Road will operate at an acceptable level of service under background and total traffic conditions in the build out year. The critical peak hour is in the PM peak hour.  The intersection of Cloverdale Road and Overland Road will operate at an acceptable level of service under Phase 1 background and total traffic conditions in the build out year. The critical peak hour is in the PM peak hour.  Overland Road is expected to operate at an acceptable level better than LOS E in the build out year based on the ACHD policy for principal arterial roads.  Cloverdale Road north of Overland is anticipated to operate at an acceptable level of service for the existing five lane section south of the freeway overpass. The freeway overpass is limited to two lanes, but does not have any turning traffic on the overpass so capacity is higher. The ACHD CIP includes a project to widen Cloverdale Road in the 2017-2022 planning period.  The access to Phase 1 will meet the guidelines for a right turn lane on Overland Road. This would be the only right turn lane on this segment of Overland Road. Staff Comments/Recommendations: ACHD’s Traffic Services and Planning Review staff has reviewed and generally agree with the findings and recommendations of the submitted traffic impact study (TIS). The TIS notes that a dedicated right turn lane is warranted on Overland Road at the site’s driveway. The applicant has raised concerns regarding the construction of a right turn lane in this location and has made a request to not construct the warranted right turn lane on Overland Road at the driveway. The applicant notes the cost and time associated with moving large steel power poles as the reason for the requested waiver of the dedicated right turn lane requirement. This segment of Overland Road has several large steel power poles. Construction of the dedicated right turn lane would require the applicant to relocate 2 or 3 of the large steel power poles. 4 Silverstone Apartments The applicant discussed the relocation of the power poles with Idaho Power and found that the cost to move each pole would be between $70,000 and $100,000 per pole. The relocation of the power poles can only occur during non-peak (energy) times of the year. Non-peak times are typically fall and spring and would not coincide with the applicant’s construction scheduled. Given the cost (minimum of $300,000) and time associated with the relocation of the large steel power poles, staff is supportive of the applicant’s request, and recommends a waiver of the construction the dedicated right turn lane on Overland Road at the driveway. As noted above this site is the first phase of a large subdivision development. As the remainder of the site develops this site will have access to a collector roadway planned to be located east of the site via a drive aisle and cross access easement. To improve the access between the site and the future collector roadway, staff recommends that the cross access easement and or parking lot be redesigned to provide a direct connection to the future collector roadway, as shown on attachment 3. As part of this application the applicant has proposed to construct a private road located at the site’s southwest property line. This private road is proposed to connect the site to Pewter Falls Street, an existing stub street which provides access to Eagle and Overland Road through Silverstone Subdivision. This connection will provide the future residents of the apartments with alternative access to and from the site. 5 Silverstone Apartments The private road between the site and Pewter Falls Street should be construct and open prior to occupancy of the apartment first building. 6 Silverstone Apartments 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). * 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 five-lane minor arterial is “E” (1,540 VPH). 4. 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 west of Cloverdale Road was 24,364 on 12/1/15. • The average daily traffic count for Cloverdale Road north of Overland Road was 14,607 on 12/1/15. • The average daily traffic count for Eagle Road east of Easy Jet was 18,515 on 2/4/15. C. Findings for Consideration 1. Overland Road a. Existing Conditions: Overland Road is improved with 5-travel lanes, vertical curb, gutter, and 7-foot wide sidewalk abutting the site. There is 105-feet of right-of-way for Overland Road (55-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 7-lane street section shall be 96-feet (back-of-curb to back-of-curb) within 120-feet of right-of-way. This width typically accommodates three travel lanes in each direction, a continuous raised or landscaped median with intermittent turn lanes, and safety shoulders. 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. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Overland Road 700-feet Principal Arterial 1,138 Better than “E” Better than “E” Cloverdale Road N/A Minor Arterial 771 Better than “E” Better than “E” Eagle Road N/A Principal Arterial 931 Better than “E” Better than “E” 7 Silverstone Apartments 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. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks 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. 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 Overland Road is designated in the MSM as a Mobility Arterial with 7-lanes and on-street bike lanes, a 96-foot street section within 124-feet of right-of-way. c. Applicant Proposal: The applicant hasn’t proposed any improvements to Overland Road abutting the site. d. Staff Comments/Recommendations: Consistent with the MSM, the applicant should be required to dedicate additional right-of-way to total 62-feet from the centerline of Overland Road abutting the site to accommodate future widening to a 7-lane roadway. Consistent with ACHD’s Minor Improvement Policy, the applicant should be required to replace deteriorated or broken portions of curb, gutter, and sidewalk on Overland Road abutting the site. 2. Driveways 2.1 Overland Road a. Existing Conditions: There is one 40-foot wide driveway onto Overland Road from the site. The driveway aligns centerline to centerline with Rolling Hills Drive, a public street on the north side of Overland Road across from the site. 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. 8 Silverstone Apartments Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right- in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400- feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which “is permitted for use until appropriate alternative access becomes available”. Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant’s Proposal: The applicant has proposed to use the existing 40-foot wide driveway onto Overland Road to access the site. d. Staff Comments/Recommendations: The applicant's proposal is consistent with ACHD policy, as the driveway aligns centerline to centerline with Rolling Hills Drive on the north side of Overland Road across from the site and should be approved as a temporary full access driveway. This driveway may be restricted to right-in/right-out only in the future as traffic conditions warrant, as determined by ACHD. The driveway should be paved its full width at least 30-feet into the site beyond the edge of Overland Road into the site. 3. Private Roads a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, 9 Silverstone Apartments • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. b. Applicant Proposal: The applicant has proposed to construct one private road to provide access to the site. The private road is proposed to extend from the site’s southwest property line south to intersect the extension of Pewter Falls Street, an existing stub street which provides access to Eagle and Overland Road through Silverstone Subdivision. c. Staff Comments/Recommendations: ACHD is supportive of the applicant’s proposal for the private road between the site and Pewter Falls Street, as it provides future residents of the apartments with alternative access to and from the site. If the City of Meridian approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 4. Special Recommendation to the Applicant Even through the applicant has provided access alternatives to the primary driveway on Overland Road, the site is oriented to direct traffic to the Overland Road driveway. Given the high traffic volumes on Overland Road and the site’s vicinity to the Overland/Cloverdale intersection staff has concerns that residents will find it more challengin to enter and exit the site using the Overland Road driveway in the future. To help address these concerns, staff recommends that the applicant include information to all of their tenants which encourages them to use the private road to access Pewter Fall Street to enter and exit the site. 5. 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. 6. 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 10 Silverstone Apartments 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. 7. 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. D. Site Specific Conditions of Approval 1. Dedicate right-of-way to total 62-feet from the centerline of Overland Road abutting the site. 2. Replace deteriorated or broken portions of curb, gutter, and sidewalk on Overland Road abutting the site. 3. Reconstruct the existing 40-foot wide driveway onto Overland Road which is aligned centerline to centerline with Rolling Hills Drive as a curb return driveway with a 30-foot radii. This driveway is a temporary full access driveway and may be restricted to right-in/right-out in the future. Pave the driveway its full width at least 30-feet into the site beyond the edge of pavement of Overland Road. 4. Redesign the cross access easement and the parking lot to provide a direct connection to the future collector roadway, as shown on attachment 3. 5. Construct one private road extending from the site’s southwest property line south to intersect the extension of Pewter Falls Street, as proposed. The private road between the site and Pewter Falls Street should be construct and open prior to occupancy of the apartment first building. 6. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 7. Direct lot access to Overland Road is prohibited. 8. Payment of impacts fees are due prior to issuance of a building permit. 9. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All irrigation facilities shall be relocated outside of the ACHD right-of-way. 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 11 Silverstone Apartments 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. G. Attachments 1. Vicinity Map 2. Site Plan 3. Cross Access 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 12 Silverstone Apartments VICINITY MAP 13 Silverstone Apartments SITE PLAN Private Road 14 Silverstone Apartments Cross Access X Cross Access 15 Silverstone Apartments 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. 16 Silverstone Apartments 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. 17 Silverstone Apartments 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 3:00 p.m. on the day 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.