Loading...
HomeMy WebLinkAboutCC - ACHD Final Staff Report   1 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 Development Services Department Project/File: Caven Ridge Estates West / MPP17-0043 / H-2017-0156 The applicant is requesting approval for a rezone from R-8 to R-15, a development agreement amendment and a preliminary plat for the Caven Ridge Estates West Subdivision. Lead Agency: City of Meridian Site address: s/o Victory Road & e/o SH-69/Meridian Road Staff Approval: January 5, 2018 Applicant: New Cavanaugh, LLC 3327 N. Eagle Rd. Ste. 110 Meridian, ID 83646 Representative: JUB Engineers, Inc. 250 S. Beechwood Ave. Ste. 201 Boise, ID 83709 Staff Contact: Austin Miller Phone: 387-6335 E-mail: amiller@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval for a rezone from R-8 to R-15, a development agreement amendment and a preliminary plat for the Caven Ridge Estates West Subdivision. The proposed subdivision will consist of 67 buildable lots on 14.4 acres located east of Meridian Road and south of Victory Road. The proposed Medium High Density Residential R- 15 zoning is not consistent with the City of Meridian’s comprehensive plan designation of Medium Density Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium High Density & Medium Low Density Residential Districts R-15 & R-4 South Medium Density Residential District R-8 East Medium Density Residential District R-8 West Medium Density Residential District & Rural to Urban Transition District R-8 & RUT 3. Site History: ACHD previously approved this site as Cavanaugh Subdivision (MPP-07-015) in October 2007. The requirements of this staff report are generally consistent with those of the prior action. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 2 Caven Ridge Estates West / MPP17-0043 / H-2017-0156  Caven Ridge Estates East Subdivision, consisting of 93 residential lots, is located just east of Standing Timber Way, was approved by ACHD in 2017, and is currently under construction.  Caven Ridge Estates Subdivision phase 1, consisting of 38 residential lots, abuts this site to the east, was approved by ACHD in 2007 and is currently under construction.  Cavanaugh Ridge Subdivision, consisting of 250 residential lots, abuts the site to the south and east, was approved by ACHD in 2009 and is currently under construction.  Cavanaugh Subdivision No. 1, consisting of 126 residential lots, is located north of the site immediately north of the Ridenbaugh Canal, was approved by ACHD in 2013 and is currently under construction.  Silverwater North and South, consisting of 61 residential lots, is located northeast of the site, just south of Victory Road. Both subdivisions were approved by ACHD in 2016 and are currently in various stages of development.  Red Wing Subdivision, consisting of 48 single-family lots and 1 multi-family lot (228-units), is located just north of the site, was approved by ACHD in 2013 and is in various stages of development. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.42 centerline miles of new public road. 7. 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. 8. Capital Improvements Plan (CIP) / Integrated Five Year Work Plan (IFYWP):  Victory Road is listed in the CIP to be widened to 3-lanes from SH-69 to Locust Grove Road between 2026 and 2030.  Amity Road is listed in the CIP to be widened to 5-lanes from SH-69 to Locust Grove Road between 2026 and 2030.  Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2031 and 2035.  The intersection of Amity Road and SH-69 is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 6-lanes east, and 5-lanes on the west leg, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 638 additional vehicle trips per day; 21 additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Traffic Impact Study Thompson Engineers Inc. prepared a traffic impact study for the Caven Ridge Estates East and Caven Ridge Estates West subdivisions. The traffic impact study is based on trips generated from both sites, which is 1,495 vehicle trips per day (total) and 157 vehicle trips in the PM peak hour (total). The 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. 3 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 Conclusions from Thompson Engineers Inc:  The intersection of SH-69 and Victory Road will operate at LOS C under total traffic conditions in the build out year. The critical peak hour is in the PM peak hour. The west and east bound approaches will operate at LOS D.  The intersection of Victory Road and Standing Timber Way will operate at LOS C under total traffic conditions in the build out year. The critical peak hour is in the PM peak hour.  The intersection of SH-69 and Rumpel Lane (Harris Street) currently operates at LOS F under existing traffic conditions. The critical peak hour is in the PM peak hour. The poor LOS is due to the eastbound left turn movement from Harris Street on to SH-69, and the very large volume of traffic on SH-69. Additional lanes on Harris Street will not improve the operation of the intersection. This intersection will not warrant a traffic signal. Caven Ridge will not add traffic to this movement.  Victory Road is operating below the maximum recommended volume for LOS E under total traffic conditions.  Standing Timber Way is operating below the maximum recommended volume for LOS D under total traffic conditions. Staff Comments/Recommendations: ACHD Traffic Services and Planning Review staff has reviewed and generally agree with the findings and conclusions of the submitted traffic impact study for Caven Ridge Estates West Subdivision. This application includes a zoning change and modified the conceptual development plan to include 22 more building lots than was originally included in the TIS. A revised traffic impact study was submitted to account for the increased lot count. The modification to the number of lots does not alter the conclusions of the study. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) ** ACHD does not set level of service thresholds for State Highways. * 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). 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 SH-69 south of Victory Road was 26,648 on July 19, 2016.  The average daily traffic count for Victory Road east of SH-69 was 7,399 on January 26, 2017 (based on the submitted traffic impact study).  The average daily traffic count on Standing Timber Way south of Victory was 490 on January 26, 2017 (Counts for Standing Timber Way are based on the submitted traffic impact study, not collected by ACHD). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **State Highway 69 Meridian Road None State Highway 1,564 N/A Victory Road None Minor Arterial 599 Better than “E” Standing Timber Way None Collector 29 Better than “D” Wrightwood Drive None Local 49 N/A 4 Caven Ridge Estates West / MPP17-0043 / H-2017-0156  The average daily traffic count for Wrightwood Drive east of Locust Grove Road was 749 on January 13, 2016. C. Findings for Consideration 1. Plans and Studies The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP identifies Victory Road to be improved from 2-lanes to 3-lanes. 2. State Highway SH-69 / Meridian Road SH-69 / Meridian Road 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 SH-69 / Meridian Road. Staff Comments/Recommendations: With future development and street connections on the east and west side of SH-69, a traffic signal will be warranted at the intersection of Rumpel Lane / Harris Street and SH-69, just south of this site. The applicant should be required to submit a road trust deposit in the amount of $8,250 for their proportionate share of the traffic signal, based on the submitted traffic study. 3. Standing Timber Way a. Existing Conditions: Standing Timber Way is improved with 2-travel lanes, vertical curb, gutter, 5-foot wide sidewalk and a varying width landscape median abutting the site. There is 75-feet of right-of-way for Standing Timber Way (37.5-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. 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 5 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 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. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 47-foot street section within 69-feet of right-of-way c. Applicant Proposal: The applicant is not proposing to modify Standing Timber Way abutting the site. d. Staff Comments/Recommendations: Standing Timber Way is fully improved abutting the site; the applicant should not be required to construct any additional improvements. The applicant should be required to correct deficiencies or replace deteriorated facilities on Standing Timber Way abutting the site. 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. A 10-foot wide pedestrian pathway is proposed to cross Standing Timber Way just south of the Ridenbaugh Canal. A 10-foot wide pedestrian pathway currently exists on the east side of Standing Timber. The applicant should be required to provide ADA compliant pedestrian ramps on both sides of Standing Timber in this location to provide a pedestrian crossing for the completed pathway. 4. Internal Local Streets a. Existing Conditions: No local streets exist internal to the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to 6 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. c. Applicant’s Proposal: The applicant is proposing to construct all local streets as 33-foot street sections, with rolled curb, gutter, a 6-foot wide parkway strip and 5-foot wide detached concrete sidewalks. The applicant is proposing to dedicate 37-feet of right-of-way for the roadway improvements. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should be required to provide a permanent sidewalk easement encompassing the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. A 5-foot wide pedestrian pathway is proposed to cross Sicily Drive at Lot 16 Block 1 and Lot 16 Block 3. The applicant should be required to provide ADA compliant pedestrian ramps to cross Sicily Drive in this mid-block location. 5. Stub Streets a. Existing Conditions: There are no existing streets stubbing to this site. b. Policy: Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions:  A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District.  The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. 7 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing Pattern Way, to stub to the southern property line, located approximately 290-feet east of Meridian Road (measured centerline-to- centerline). The applicant is also proposing the south and west sides of the intersection of Palermo Drive and Natural Way to abut the property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should be required to provide a temporary cul-de-sac at the terminus of Pattern Way. The turnaround should be a paved and be the dimensional requirements of a standard cul-de-sac. A sign shall be installed at the terminus of Pattern Way, Palermo Drive and Natural Way stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 6. Traffic Calming a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. b. Applicant’s Proposal: The proposed site plan shows Sicily Drive as a 1,100-foot straight roadway. c. Staff Comments/Recommendations: The applicant has proposed to construct Sicily Drive, a local street to be greater than 1,000-feet in length. The roadway will need to be redesigned to reduce the length of the roadway or to include the use of passive design elements. Speed humps/bumps and valley gutter will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadway for review and approval prior to ACHD’s signature on the first final plat. 7. 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. 8. 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 8 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 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. 9. Other Access Standing Timber Way is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Submit a revised preliminary plat showing the redesigned roadway for review and approval prior to ACHD’s signature on the first final plat. 2. Submit a road trust deposit in the amount of $8,250 for the future traffic signal at the intersection of Rumpel Lane / Harris Street and SH-69. 3. Correct deficiencies or replace deteriorated facilities on Standing Timber Way abutting the site. 4. Provide ADA compliant pedestrian ramps on the east and west side of Standing Timber Way for the 10-foot wide pedestrian pathway proposed to cross south of the Ridenbaugh Canal. 5. Construct all local streets as 33-foot street sections, with rolled curb, gutter, a 6-foot wide parkway strip and 5-foot wide concrete sidewalk. Dedicate 37-feet of right-of-way for the roadway improvements and provide a permanent sidewalk easement encompassing the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. 6. Provide ADA compliant pedestrian ramps for the 5-foot wide pedestrian pathway proposed to cross Sicily Drive at Lot 16 Block 1 and Lot 16 Block 3. 7. Stub Pattern Way to the southern property line, located approximately 290-feet east of Meridian Road (measured centerline-to-centerline), and provide a temporary cul-de-sac at the terminus. The turnaround should be a paved and be the dimensional requirements of a standard cul-de-sac. 8. Dedicate right-of-way extending to the property line at the south and west sides of the intersection of Palermo Drive and Natural Way. 9. Install a sign at the terminus of Pattern Way, Palermo Drive and Natural Way stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 10. Direct lot access is prohibited to Standing Timber Way and shall be noted on the final plat. 11. Payment of impact fees is due prior to issuance of a building permit. 12. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 9 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 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. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 10 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 11 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 VICINITY MAP 12 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 SITE PLAN 13 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 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. 14 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 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 applic ation 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 an d 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. 15 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 16 Caven Ridge Estates West / MPP17-0043 / H-2017-0156 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.