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Right -of --Wary & Development Services Department
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PrQject/1`ile: Bridgetower Crossing Subdivision No. 15 (MPP-07.023, MRZ-07.018)
This application is for preliminary plat and rezone of 12 lots on 10.2 acres for
development as a commercial district in the Bridgetower Crossing development.
Lead Agency; Meridian City
Site address: SW corner of McMillan and Linder Roads
Staff Approval: 30 November, 2007
Applicant:
Primeland Investment Group, LLC
3120 W. Belitower Drive, Suite 10C
Meridian, Idaho 83646
Representative:
Quadrant Consulting, LLC
1904 W. Overland Road
Boise, Idaho 83705
Staff Contact:
Matt Edmond
Phone: 387-6187
E-mail: medmond achd.ada.id.us
Tech Review:
Not required
Application Information:
Acreage:
10.2 acres
Current Zoning:
R-4
Proposed Zoning:
t,_p
A. Fir�dirt s of fact
Existing Conditions
1. Site Information: The site currently consists of undeveloped portions of the Bridgetower 12 subdivisions. No. 11 &
2. DeSCriotlon nf e.11,. __A
3.
r%uaa is a 2-lane minor arterial roadway improved With apProxtlmately 24- set of
Near the Site
Pavement and no curb or gutter inside 86-feet of right-of-way (48-feet from centerline
the site. Sidewalk abuts all but the north -most SO -feet of the site along Linder Ro
• McMillan Road is a 2-lane minor arterial roadway improved with approximately lon) abutting
Pavement and no curb or gutter inside 60-feet of right -Of -Way abuttingthe ad
24-feet of
site. Sidewalk abuts
1 Bridgetower Crossing Subdivision No. 15
20 2FN'
all but the east -most 100-feet of the site along McMillan Road. Lemp Canal runs along the
McMillan Road right -of --way abutting the site.
* Coppercloud Way is a 2-lane collector roadway improved with 21-foot divided drive aisles,
vertical curb, gutter, and 5-foot attached concrete sidewalks on both sides.
• A private drive aisle extends into the site along its west property line for approximately
both north and south of Coppercloud Way. It is currently improved with 2-f0
vertical curb, gutter, and 5-foot attached sidewalk along its west side. et of pavement and
• The intersection of Linder and McMillan is all -way stop -controlled (AWSC), but is scheduled to
be signalized in 2008. All necessary right-of-way has been acquired for this project.
4. Existing Access: The site currently has no defined access points. The Bridgetower Crossing No.
11 & 12 plats allow for 2 access points (one to the north portion and one to the south portion) onto
Coppercloud Way approximately 360-feet west of Linder Road,
5. Site History: The District has previously reviewed Bridgetower Subdivisions No. 11 & 12 for this
site.
6. Adjacent Development: Bridgetower is in various stages of completion.
Development impacts
7. Trip Generation. This development is estimated to generate approximately 980 vehicle trips per
day assuming a 20% floor area ratio (88,860sf) and general office building use, Institute of
Transportation Engineers trip generation code 710 (11.01 VTD/1000sf).
B. 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.
9- Traffic Impact Study; A traffic impact study was not required with this application.
10. impacted Roadways:
Functional
Roadway Frontage Classificati
I
Traffic Count
Level of
Speed
on
Service*
Limit
Linder Road 1270' Minor
10,589 north of
Better than
Arterial
Ustick 4/7/2005
qC,y
50 MPH
McMillan Road 380' Minor
5,274 west of
Better than
Arterial
Linder 7/19/2006
uC,y
50 MPH
Coppercloud 380'
both sides Collector No data No data 25 MPH
'Acceptable level of service for 2-lane minor arterial roadways is "D" (14,000 VTD).
11. Capital Improvements Platt (CIP)/Five Year Work Plan (SYWp)
Linder Road is currently scheduled in the CIP to be widened to 5 lanes between Ustick and
McMillan in 6 to 10 years; McMillan Road is currently scheduled in the CiP to be widened to 3 lanes
between Ten Mile and Linder in 11 to 20 years; and the intersection of McMillan and Linder is
scheduled in the FY07/08 Design & Construction Review to be widened (4 lanes on east -west legs,
6 lames on north -south lanes) and signalized in 2008.
B. Findings for Consideration
1, Linder Road
Right -of -Way: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-
F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, S_foo
concrete detached sidewalks and bike lanes, t
2 Bridgetower Crossing Subdivision No. 15
D,(;-:1, i,(;;' 12;21PV
Access & Offsets: District policy 7207.8 states that direct access to arterials and collectors is
normally restricted. The developer shall try to use combined access points. If the developer
can show that the use of a combined access point to a collector or arterial street is impractical,
the District may consider direct access points. Access points for proposed developments at
intersections should be located as far from the intersection as practical, and in no case closer
than as illustrated on Figure 72-174, unless a waiver for the access point has been approved by
the District Commission.
Applicant Proposal: The applicant has proposed to take one additional access point to Linder
Road on Loretta Street, approximately 450-,feet south of Coppercloud Way (measured
centerline -to -centerline) and aligning with Loretta Street on the east side of Linder Road.
Staff Recommendation: The applicant's proposal meets District policy and should be approved
with this application. Sufficient right-of-way and sidewalk already exists along Linder Road
abutting the site.
2. McMillan Road
Right -of -Way: McMillan Road is identified in the North Meridian Planning Area to be a 3-lane
minor arterial inside 70-feet of right-of-way.
Access & Offsets: District policy 7207.8 states that direct access to arterials and collectors is
normally restricted. The developer shall try to use combined access points. If the developer
can show that the use of a combined access point to a collector or arterial street is impractical,
the District may consider direct access points. Access points for proposed developments at
intersections should be located as far from the intersection as practical, and in no case closer
than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by
the District Commission.
Applicant Proposal: The applicant has proposed to take one additional access point to
McMillan Road on Villagio Way, approximately 300-feet west of Linder Road (measured
centerline -to -centerline).
Staff Recommendation: District Staff recommends that the applicant's proposal be approved
with the condition that Villagio Way will be restricted to a right-in/right-out with the completion of
the Linder/McMillan intersection project in 2008.
3. Coppercloud Way
Right -of -Way: District policy requires 70-feet of right-of-way on collector roadways (Figure 72-
F1 B). This right-of-way width allows for the construction of a 3-lane roadway with curb, gutter,
5-foot wide detached sidewalks and bike lanes.
Access/Offsets: District policy 7207.8 states that direct access to arterials and collectors is
normally restricted. The developer shall try to use combined access points. If the developer
can show that the use of a combined access point to a collector or arterial street is impractical,
the District may consider direct access points. Access points for proposed developments at
intersections should be located as far from the intersection as practical, and in no case closer
than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by
the District Commission.
Applicant Proposal: The applicant has proposed to take full access to Coppercloud Way
where Villagio Way intersects it approximately 400-feet west of Linder Road (measured
centerline -to -centerline), and right-in/right-out access to Coppercloud Way via two private
driveways approximately 220-feet west of Linder Road (measured centerline -to -centerline).
Staff Recommendations: The applicant's proposal meet's District policy and should be
approved with this application.
4. Loretta Street
3 Bridgetower Crossing Subdivision No. 15
Right -of -Way: District policy requires 54-feet of right-of-way on industrial/commercial roadways
(Figure 72-F16). This right-of-way allows for the construction of a 3-lane roadway with curb,
gutter and 5-foot wide concrete sidewalks. District policy 7204.4.1 states that right-of-way widths
for all streets and highways shall not be less than 50-feet wide except in unusual cases, and
that a right-of-way width less than 40-feet will not be permitted.
Applicant Proposal: The applicant has proposed to construct Loretta Street as a 29-foot street
section (measured back -of -curb to back -of -curb) with curb, gutter. and 5-foot attached concrete
sidewalks inside 42-feet of right-of-way.
Staff Recommendation: District staff is supportive of the reduced street section contingent
upon fire department approval and the prohibition of on -street parking on Loretta Street.
5. Villagio Way
Right -of -Way: District policy requires 54-feet of right-of-way on industrial/commercial roadways
(Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb,
gutter and 5-foot wide concrete sidewalks. District policy 7204.4.1 states that right-of-way widths
for all streets and highways shall not be less than 50-feet wide except in unusual cases, and
that a right-of-way width less than 40-feet will not be permitted.
Stub Streets: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. if a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non -continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-
neighborhood circulation or to provide access to adjoining properties. Stub streets will conform
with the requirements described in Section 7204.5, 7204.6 and 7204.7, 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 1N
THE FUTURE."
Private Roads: In accordance with ACHD "Interim Procedure for Acceptance of Private Roads
into the Public System" dated March 16, 2005, existing private streets must meet current District
standards to be accepted as public right-of-way. The burden of proof and all related costs shall
be the responsibility of the applicant.
Applicant Proposal: The applicant has proposed to construct Villagio Way by completing the
existing private drives on site to a 25-foot street section (measured back -of -curb to back -of -
curb) with vertical curb and gutter inside 27-feet of right-of-way. The applicant has proposed to
construct 5-foot attached concrete sidewalk along the west side of Villagio Way inside a 7-foot
sidewalk and utility easement. Additionally, the applicant has proposed to terminate Villagio
Way as a stub street at the south property line.
Staff Recommendation: District staff recommends a modification of policy to allow the
applicant to construct Villagio Way as proposed. Although this does not comply with District
Policies currently in force regarding street sections and right-of-way, it does comply with
proposed changes to District policy. Additionally, the applicant should provide a public
turnaround easement in the driveway nearest Villagio Way's south terminus and install no
parking signs along both sides of Villagio Way.
6. Driveways
Driveway offsets: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on
commercial/ industrial roadways to offset a controlled and/or uncontrolled intersection a
minimum of 50-feet (measured near edge to near edge).
Driveway Widths; District policy 7207.9.3 restricts commercial driveways with daily traffic
volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be
i
4 Bridgetower Crossing Subdivislon No, 15
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constructed as curb -cut type facilities if located on local streets. Curb return type driveways with
15-foot radii will be required for driveways accessing collector and arterial roadways.
Driveway Paving: Graveled driveways abutting public streets create maintenance problems
due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the
beyond the edge of pavement of the roadway and install pavement tapers with
applicant should be required to pave the driveway its full width and at least 30-feet into the site
abutting the existing roadway edge. 15-foot radii
Applicant Proposal: The applicant has proposed 5 driveways onto Villagio Way and 2
driveways onto Loretta Street, each approximately 30-feet wide with curb returns.
Staff Comment: The applicant's proposal meets District standards and should be approved
with this application.
7. Other Access
Linder and McMillan Roads are classified as minor arterials and Coppercloud Way is classified
as a collector roadway. Other than access previously addressed, direct lot access to these
roads is prohibited and should be noted on the final plat.
8. Tree Planters
Tree Planter Policy: The District's Tree Planter Width interim Policy prohibits all trees in
planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in
width, the policy requires a minimum planter width of 6-feet for class II tress with the installation
of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the
installation of a root barrier. The policy also requires Class i and Class III trees to provide a
minimum planter width of 10-feet.
:, Site Specific Conditions of Annrnval
1. Construct 5-foot concrete sidewalk at the northeast corner of the site to connect existing
sidewalk improvements along Linder and McMillan Roads with the intersection thereof.
2. Construct Loretta Street as a 29-foot street section (measured back -of -curb to back -of -curb)
with vertical curb, gutter, and 5-foot attached concrete sidewalks inside 42-feet of right-of-way,
to align with the existing portion of Loretta Street east of McMillan Road.
3. Complete Villagio Way as a minimum 25-foot street section (measured back -of -curb to back -of -
curb) with vertical curb and gutter on both sides, and 5-foot attached concrete sidewalk on the
west side. in accordance with ACHD "Interim Procedure for Acceptance of Private Roads into
the Public System" dated March 16, 2005, provide documentation that the existing
improvements meet current District standards in order to be accepted as public right-of-way,
Villagio Way shall intersect with McMillan Road no closer than 300-feet west of Linder Road
(measured centerline -to -centerline), and will be restricted to a right-in/right-out with the
Linder/McMillan intersection project in 2008. Terminate Villagio Way at the south property line
and install a sign at the terminus stating that, 'THIS ROAD WiLL BE EXTENDED iN THE
FUTURE."
4. Install signs along both Loretta Way and Villagio Way prohibiting on -street parking.
5. Provide a public turnaround easement in the driveway nearest Villagio Way's south terminus.
6. Construct 2 right-in/right-out driveways onto Coppercloud Way as proposed, no wider than 36-
feet, with minimum 15-foot curb return radii.
7. Construct 2 driveways onto Loretta Street as proposed, aligning with each other, no wider than
36-feet, with minimum 15-foot curb return radii.
8. Construct 5 driveways onto Villagio Way as proposed, no wider than 36-feet, with minimum 15-
foot curb return radii.
5 Bridgetower Crossing Subdivision No, 18
L 0 Iul ? 12 L' 7 FYI
9. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3, All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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. Comply with the District's Tree Planter Width interim Policy.
6. 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.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, 1SPWC Standards and approved supplements, Construction Services procedures and
all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in
the State of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10, Payment of applicable road impact fees is required prior to building construction_ The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. 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.
12. 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 the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of
Approval are satisfied.
6 Bridgetower Crossing Subdivision No. 16
sec. 1, 2H7 12:2]P!O
Nc. M7 F'. 7i1�
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.
Attachments
1. Vicinity Map
2. Site Plan
I Utility Coordinating Council
4. Development Process Checklist
7 Bridgetower Crossing Subdivision No. 15
Cec, 31, 2001 12, 2FM
No.92F P. 3/'
Bridgetower Crossing Site Plan (North of Coppercloud)
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S Bridgetower Crossing Subdivision No.15
Dec,J1, 21'07 12:26PM
No, 9 9,,," 12
BrIdgetower Crossing Site Plan (South Of Coppercloud)
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9 Bridgetower Crossing Subdivision No. 15
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon,
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information,
10 Bridgetower Crossing Subdivision No.15
Ce 31. 2CC"7 12;29P1d
Development Process Checklist
Submit a development application to a City or to the County
The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do pmA of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or
part of a previous development application and that the site specific requirements from the previous development
also apply to this development application.
❑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.
[SWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter.
* The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division 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 calculation.)
• 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 ;ssuance of building permit. Impact fees cannot be paid prior to plan review approval,
DID YOU REMEMBER;
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Request" form to Ada County Highway District (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 -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified
Plan Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD
Drainage Division,
❑ Idaho Power Company
• VIC Steelman at Idaho Power must have his IPC4 approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from Development Services
ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
11 Bridgetower Crossing Subdivision No, 15
I)e;, ::;1. 2i'11.)7 12 2a p,
11I, ! it I I,J II 2I '
d:.
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the ROWDS Manager when it is alleged that the ROWDS
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 of Highway Systems, 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.
Time to Reply; The ROWDS 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 ROWDS 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.
12 Bridgetower Crossing Subdivision No. 15