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HomeMy WebLinkAbout2019-08-06 ACHD Approved Staff Report   1 Rackham Subdivision Development Services Department Project/File: Rackham Subdivision/ MPP18-0030/ PP H-2018-0126 This is a preliminary plat application to allow for the development of a 20-lot mixed use subdivision on 52 acres. The site is located at the southeast corner of I-84 and Eagle Road. Lead Agency: City of Meridian Site address: 1020 S. Eagle Road Staff Approval: July 18, 2019 Applicant: Tommy Ahlquist BVA Development 2775 W. Navigator Dive, 4th floor Meridian, ID 83642 Representative: Geoffrey Wardle Sprink Butler, LLP 251 E. Front Street #200 Boise, ID 83702 Staff Contact: Mindy Wallace, ACIP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of preliminary plat application to allow for the development of a 20-lot mixed use subdivision, with hotel, office buildings, restaurants and residential uses on 52 acres. The site is located at the southeast corner of I-84 and Eagle Road. The applicant’s proposal is consistent with the City of Meridian’s Future Lane Use Plan, which calls for mixed use regional land uses on the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North I-84 N/A South General commercial/single family residential C-G/R-1 East Single family residential R-1 West Eagle Road/I-84 N/A 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 2 Rackham Subdivision  On January 17, 2017, the Ada County Highway District reviewed and approved MER17- 0003, the extension of Silverstone Way from Overland Road, to the south property line of this site. Driveway locations off of Silverstone Way for these plats, were approved with the roadway extension.  On January 27, 2017, ACHD approved MER17-0001, a CZC application for the Norco Building.  On June 22, 2017, ACHD approved short plat applications for Oxygen #1, #2, and #3. 5. Transit: Transit services are available to serve this site approximately ¼ mile south of the site on Overland Road via route 42. Or transit services are available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.XX 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):  Overland Road is listed in the CIP to be widened to 7-lanes from Locust Grove Road to Eagle Road between 2031 and 2035.  Overland Road is listed in the CIP to be widened to 7-lanes from Eagle Road to Cloverdale Road between 2031 and 2035.  The intersection of Overland Road and Locust Grove Road is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south,8-lanes east, and 7-lanes on the west leg, and signalized between 2026 and 2031.  The intersection of Overland Road and Eagle Road is listed in the CIP to be widened to 7- lanes on the north leg,7-lanes on the south, 9-lanes east, and 9-lanes on the west leg, and signalized between 2026 and 2030.  The intersection of Overland Road and Cloverdale Road is listed in the CIP 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. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 10,544 vehicle trips per day; 904 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson & Associates prepared a traffic impact study for the proposed Rackham Subdivision. A executive summary of the findings as presented by Kittelson & Associates can be found below. The following 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. a. Executive Summary Existing Conditions: Under 2018 background traffic conditions all study area intersections are anticipated to operate at an acceptable level of service planning threshold with the exception of the following: 3 Rackham Subdivision  Eagle Road & I-84 Westbound Ramps – overall this intersection operates at LOS F during the AM and PM peak hours. Westbound right, northbound left-turn, and southbound right- turn movements exceed LOS F.  Addition of a third westbound right-turn lane and a second northbound left-turn lane are suggested mitigation.  Eagle Road and Overland Road - overall this intersection operates at LOS F during the AM and PM peak hours. The southbound left-turn lane operates poorly in the AM peak hour.  The study notes that the intersection is listed in ACHD CIP for widening between 2026 to 2031.  Addition of a third northbound through lane is suggested as mitigation. All ACHD roadway segments operate at an acceptable level of service planning threshold under existing conditions. Background Conditions The background traffic was analyzed in 3 phases in years 2020, 2022, and 2030.  Under phase 1, 2, & 3 background traffic conditions (2020, 2022, and 2030) all study are intersections are anticipated to operate at an acceptable level of service planning threshold with the exception of the following:  Eagle Road & I-84 Westbound Ramps – overall this intersection operates at LOS F during the AM and PM peak hours even with the mitigations suggested under existing traffic conditions. o Additional southbound right-turn lane (dual rights) and an additional northbound through lane (three throughs) are suggested mitigation (2020). o For phase 3, 2030 background conditions the mitigations identified under 2020 background conditions no longer mitigate the traffic impacts. Mitigation was determined to require major changes to the interchange and therefore no additional mitigation was identified.  Eagle Road & I-84 Eastbound Ramps – overall this intersection operates at LOS F during the AM and PM peak hours. The southbound through lane operates poorly during the PM peak hour. o Addition of a second eastbound right-turn lane (dual right-turns) is suggested mitigation for phase 1 background traffic. For Phases 2 and 3 no additional mitigation is recommended.  Eagle Road and Overland Road – additional mitigation beyond what is recommended under existing conditions is necessary to necessary to ensure the intersection operates acceptably under phase 1, 2020 background conditions. o An additional westbound right-turn lane (dual right-turns) is recommended mitigation. o For phase 3, 2030 background conditions additional mitigation including an additional southbound right-turn lane and an additional southbound through lane are recommended mitigation.  Silverstone Way & Overland Road 4 Rackham Subdivision  Under phase 3, 2030 background traffic conditions overall the intersection operates at an acceptable level of service planning threshold, however, the southbound right turn lane operates unacceptably.  Signal changes to allow a southbound right-turn overlap phase and traffic signal timing changes are recommended mitigation.  All study roadways are anticipated to operate at an acceptable level of service planning threshold under all 3 phases of background traffic conditions. Total Traffic Conditions – 3 Phases Phase 1 – 2020 Total Traffic Conditions  Eagle Road & I-84 Westbound Ramps Am and PM Peak Hours – the same mitigation recommended for 2020 background conditions mitigates the 2020 total traffic conditions.  Eagle Road & I-84 Eastbound Ramp PM Peak Hour – the same mitigation recommended for 2020 background conditions mitigates 2020 total traffic conditions. o Addition of a second eastbound right-turn lane.  Eagle Road & Overland Road AM and PM Peak Hours – the same mitigation recommended for 2020 background conditions mitigates 2020 total traffic conditions. o Addition of a northbound through lane and westbound right turn lane  Silverstone Way & Overland Road - Signal changes to allow a southbound right-turn overlap phase and traffic signal timing changes are recommended mitigation. Phase 2 – 2022 Total Traffic Conditions  Eagle Road & I-84 Westbound Ramps Am and PM Peak Hours – the same mitigation recommended for 2020 background conditions mitigates the 2022 total traffic conditions.  Eagle Road & I-84 Eastbound Ramp PM Peak Hour – the same mitigation recommended for 2020 background conditions mitigates 2022 total traffic conditions.  Eagle Road & Overland Road AM and PM Peak Hours – the same mitigation recommended for 2020 background conditions mitigates 2022 total traffic conditions.  Silverstone Way & Overland Road PM Peak Hour – the same mitigation recommended for 2020 background conditions mitigates 2022 total traffic conditions with the addition of a southbound right turn lane (dual rights).  Overland Road – Eagle Road to Cloverdale – ACHD’s CIP has this section of roadway planned for widening from 5 to 7-lanes between 2031-2035. Phase 3 – 2030 Total Traffic Conditions  Eagle Road & I-84 Westbound Ramps Am and PM Peak Hours - the mitigations identified under 2020/2022 background conditions no longer mitigate the traffic impacts. Mitigation was determined to require major changes to the interchange and therefore no additional mitigation was identified.  Eagle Road & I-84 Eastbound Ramps PM Peak Hour – mitigation identified under 2020 background conditions no longer mitigates the traffic impacts. A third northbound through lane and a third southbound through lane are recommended mitigation.  Eagle Road & Overland Road AM and PM Peak Hour – the same mitigation recommended for 2030 background conditions mitigates 2030 total traffic conditions. 5 Rackham Subdivision  Silverstone Way & Overland Road PM Peak Hour – in addition the signal timing modifications and southbound dual right turn lanes recommended for 2022 background and total traffic conditions, eastbound dual left turn lanes are recommended.  Overland Road – Eagle Road to Cloverdale – ACHD’s CIP has this section of roadway planned for widening from 5 to 7-lanes between 2031-2035. b. Policy: Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset.  If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required.  If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project.  Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project Level of Service Planning Thresholds: District Policy 7205.3.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. c. Staff Comments/Recommendations: Eagle Road abutting the site and the I-84 East and West Ramps are 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 Eagle Road abutting the site or the I-84 East and West Ramps. 6 Rackham Subdivision The Overland Road/Eagle Road intersection and the roadway segment of Overland Road between Eagle Road and Cloverdale Road are listed as funded projects in ACHD’s CIP. Therefore, consistent with District policy 7106.7.3 Alternative Mitigation Measures, which states, if an impacted roadway segment or intersection are programmed as funded in the IFYWP, or the CIP; no mitigation is required; no improvements are required at the Overland Road/Eagle Road intersection and on segment of Overland Road between Eagle Road and Cloverdale Road. In addition to signal timing modifications recommend at the Silverstone Way/Overland Road intersection, the traffic impact study recommends an additional southbound right turn lane to create dual right turn lanes with phase 2 and eastbound dual lefts to create dual lefts with phase 3. Staff is not supportive of the proposed to install an additional southbound right turn lane to create dual right turn lanes, as this is not ACHD’s standard practice and will not be approved, additionally, there is not enough right-of-way on Overland Road to accommodate the construction of eastbound dual left turn lanes, making the improvement infeasible. As an alternative to the mitigation proposed in the TIS, staff recommends that the Silverstone Way/Overland Road intersection be modified to accommodate southbound dual left turn lanes. This improvement will help improve the function of the intersection and should be done with the first phase of the development. The study recommends the construction of a right turn lane on Overland Road at Rackham Way. Rackham way is located within an existing right turn lane on Overland Road. There is not enough right-of-way to accommodate the construction of an additional right turn lane making the improvement infeasible. Additionally, the construction of a second right turn lane will be confusing for drivers who ultimately want to turn right onto Eagle Road. 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 three-lane collector is “D” (530 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 east of Eagle Road was 28,401 on 7/12/2018.  The average daily traffic count for Silverstone Way north of Overland Road was 1,341 on 7/12/2018. C. Findings for Consideration 1. Silverstone Way a. Existing Conditions: Silverstone Way stubs to the sites south property line and is improved as a 5-lane collector roadway with vertical curb, gutter, and 5-foot wide detached concrete Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Overland Road N/A Principal Arterial 1,451 Better than “E” Silverstone Way 80-feet Collector 119 Better than “D” 7 Rackham Subdivision sidewalks adjacent to the site. There is 80-feet of right-of-way for Silverstone Way (40-feet from centerline). b. Applicant Proposal: The applicant has proposed to extend Silverstone Way into the site and to terminate the roadway with the construction of a mini roundabout. c. Staff Comments/Recommendations: Staff is supportive of the applicant’s proposal as it provide a clear distinction between the public street system and the private roads/drive aisles planned to be constructed within the development. Staff recommends that a single lane mini roundabout with an eastbound right turn by-pass lane and northbound right turn lane be constructed at the terminus of Silverstone Way. The roundabout should be designed to accommodate all turning movements and the center island and splitter islands should be mountable. The sidewalk at the roundabout should be detached or separated to discourage pedestrians from crossing within the roundabout outside of the designated crosswalks. The applicant should follow the guidance provided in NCHRP 672 and will need to design the mini roundabout meeting the standards ACHD’s Roundabout Design Guide policy section 5188. 2. Rackham Way a. Existing Conditions: Rackham Way stubs to the site’s south property line and is unimproved with 2 gravel travel lanes and no curb, gutter or sidewalk abutting the site. There is 65-feet of right-of-way for Rackham Way (33 and 32-feet from centerline). 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. Off-site Streets Policy: District policy 7207.2.3 states that if the proposed development is not served by a public street with a minimum of 30-feet of pavement, then the developer shall pave the street or widen the existing pavement to provide 30-feet of pavement with 3-foot gravel shoulders from the site to a public street specified by the District; OR shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility from the site to a public street specified by the District. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: 8 Rackham Subdivision  Reduces vehicle miles traveled.  Increases pedestrian and bicycle connectivity.  Increases access for emergency services.  Reduces need for additional access points to the arterial street system  Promotes the efficient delivery of services including trash, mail and deliveries.  Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc.  Promotes orderly development. c. Applicant’s Proposal: The applicant has proposed to construct a private drive aisle off the terminus of Rackham Way. The private drive aisle is proposed to extend from Rackham Way east thought the site to tie into the mini roundabout at Silverstone Way. The applicant has proposed to place an access easement over the drive aisle to provide public access between through the site Rackham Way and Silverstone Way. d. Staff Comments/Recommendations: Staff is supportive of the applicant’s proposal to construct a private drive aisle with an access easement between Rackham Way and Silverstone Way, as it will provide public access between the streets. The applicant should be required to install signage to make a clear distinction between the end of the public portion of Rackham Way and the beginning of the private drive aisle. There is a 220-foot portion of Rackham Way that is unpaved from the site south towards Overland Road. South of unpaved portion of the road, Rackham Way is improved with 24-feet of pavement with some segments of curb, gutter, and sidewalk on the east side of the roadway. On June 22, 2017 ACHD approved a preliminary plat for Oxygen Subdivision No. 3 abutting the unpaved portion of Rackham Way. As part of ACHD’s action, the applicant of the Oxygen Subdivision No. 3 was required to improve the unpaved portion of Rackham Way abutting their site. In lieu of constructing the improvements abutting the Oxygen Subdivision No. 3 site the applicant provided a financial surety to allow signature on the final plat. The final plat was conditioned to require that all roadway improvements be construct to ACHD standards by January 19, 2019. If the applicant moves forward prior to January 19, 2019 and the unpaved portion of Rackham Way hasn’t been improved, then consistent with ACHD’s Off-Site improvement policy, the applicant should be required to improve the unpaved portion of Rackham Way from the site south approximately 220-feet with 30-feet of pavement with 3-foot gravel shoulders OR with 24- feet of pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility. 3. 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. 4. 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 9 Rackham Subdivision 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. 5. Other Access Arterial roadway name(s) is/ are classified as minor/principal arterials roadway(s), Collector roadway name(s) is/are classified as collector roadway(s). 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. Modify the Silverstone Way/Overland Road intersection be modified to accommodate southbound dual left turn lanes, prior to ACHD’s signature on the first final plat. 2. Construct a mini roundabout at the terminus of Silverstone Way, as proposed. Design the roundabout with an eastbound right turn by-pass lane and northbound right turn lane and to accommodate all turning movements. The center island and splitter islands shall be mountable. The sidewalk at the roundabout shall be detached or separated. 3. The mini roundabout shall be designed per ACHD’s Roundabout Design Guide policy section 5188. Follow the guidance provided in NCHRP 672. 4. Construct a private drive aisle with a public use easement from Rackham Way east thought the site to tie into the mini roundabout at Silverstone Way. 5. If the applicant moves forward prior to January 19, 2019 and the unpaved portion of Rackham Way hasn’t been improved, then improve the unpaved portion of Rackham Way from the site south approximately 220-feet with 30-feet of pavement with 3-foot gravel shoulders OR with 24- feet of pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility. 6. Payment of impact fees is due prior to issuance of a building permit. 7. 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. 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. 10 Rackham Subdivision 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 11 Rackham Subdivision VICINITY MAP 12 Rackham Subdivision SITE PLAN 13 Rackham Subdivision 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 Rackham Subdivision 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. 15 Rackham Subdivision 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.