Loading...
HomeMy WebLinkAboutACHD commentsRight-of-Way & Development Services Department y~~~s '~ CHD ~ FED 2 12008 ~1T~( OF MERIDIAfV c°'~""""~~~° ~`"'''`~ CITY CLIERK t~~FrC~ Project/File: Browning Plaza Subdivision (MPP-08-001) This application is for preliminary plat of 40 commercial lots on approximately 38 acres. Lead Agency: Meridian City Site address: 505, 521, 615 & 675 Waltman Lane Commission Q Hearing: March 5, 2008 Consent Agenda Item Applicant: Rose Law Group 6223 N. Discovery Way, Suite 200 Boise, Idaho 83713 Owner: Boise Waltman, LLC 970 W. Broadway #443 Jackson, Wyoming 83001 Staff Contact: Matt Edmond Phone: 387-6187 E-mail: medmondCa~achd.ada.id.us Tech Review: February 15, 2008 Application Information: Acreage: 38.21 acres Current Zoning: RUT, R-1 Proposed Zoning: C-G A Findings of Fact - c. ;~ ~ ~- oul ~, .' YID~Pw ••.. h- ~~~, e° ~, ~ ~: ~ ~,~? I i , ACI.\\Ipp. G ~ ~~ d ~ Existing Conditions 1. Site .Information: The site is currently occupied by several single-family dwellings along Waltman Lane, with vacant land to the south. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Sin le-famil residential RUT, R-1 South Interstate-84 N/A East Sin le-famil residential, vacant C-G, RUT West Single-family residential (Landing Sub 9 8~ 11) R-4 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site • Waltman Lane is a local street currently improved with 24 to 28-feet of pavement and no curb, gutter, or sidewalk inside a 50-foot right-of-way abutting the north side of the site. • Bridge 288A spans Waltman Lane over Ten Mile Creek and is 26-feet curb face to curb face. It was built in 1965 and rehabbed in 2004. 1 Browning Plaza Subdivision • Ruddy Drive is a local street currently unproved as a standard 36-foot street section with curb, gutter, and 5-foot attached concrete sidewalk inside a 50-foot right-of-way where it stubs into the site from the west. • Meridian Road is a principal arterial currently improved with 6 lanes, vertical curb, gutter, and sidewalk on the west side to the east of the site. 4. Existing Access: The site currently has several unimproved access points onto Waltman Lane. 5. Site History: The District previously approved the annexation and rezone of this property into the Meridian C-G zoning district (MAZ-06-063) on January 10, 2007. The Meridian City Planning and Zoning Commission tabled that application pending the preliminary platting of the site. 6. Adjacent Development: There is no development currently taking place adjacent to or near the site. Development Impacts 7. Trip Generation: This development is estimated to generate approximately 10,300 vehicle trips per day (VTD) and 975 vehicles in the PM peak hour at buildout, according to the submitted traffic impact study. 8. 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 required with this application. 10. Impacted Roadways: f=unctional Level of Speed Roadway Frontage Classification ~ Traffic Count Service* Limit Waltman 1080' Local 375 west of Meridian N/A 25 MPH Lane Residential 10/15/2003 Ruddy Drive stub Local No data N/A 25 MPH Residential Meridian none Principal 56,433 north of I-84 "F" 35 MPH Road Arterial 6/6/2006 Corporate none Collector 1,732 east of Main N/A 25 MPH Drive 11 /1./2005 `Acceptable planning thFeshold for a local street is 2,000 VTD. *Acceptable level of service for 6-lane principal arterial roadways is "E" (42,000 VTD). 11. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP): Meridian Road and Main Street are currently scheduled in the FYWP to be reconfigured as a split corridor (Meridian Road running northbound and Main Street running southbound) from Waltman Lane to Franklin Road in 2009. 12. Corporate Drive: Corporate Drive is a collector street that currently extends to the west side of Meridian Road. ACHD and Meridian City plan to extend Corporate Drive to the west and south to connect with Waltman Lane where it abuts the site through future development. B. Findings for Consideration Traffic Impact Study Brief Project Description: The proposed Waltman Commercial Center is a mixed-use development located south of Waltman Lane and west of Meridian Road in Meridian, Idaho. The development program evaluated in this study assumes the following land use mix: Retail/Commercial 200,000 SF Office Park 150,000 SF 2 Browning Plaza Subdivision Summary of Findings and Recommendations • At full buildout the site development will produce a total driveway volume of approximately 10.,300 vehicles per day with a PM peak hour loading of 975 vehicles per hour. • The proposed site access plan includes the extension of Waltman Lane from Meridian Road. A portion of the site traffic is also assigned to the future Corporate Drive extension to the north. • The arterial intersection of Meridian and Main now operates with moderate traffic congestion. Extensive modifications to the existing roadways and arterial intersections are needed to accommodate projected regional traffic growth. • Prior to buildout of the Waltman Commercial Center, the Meridian/Main intersection will be reconstructed and Phase 1 of the Split Corridor program will be in operation according to the ACRD Capital Improvement Plan (CIP). • After completion, the new Meridian/Main intersection and traffic operations will provide sufficient capacity and traffic operations will provide sufficient capacity to handle both regional traffic growth plus new site-generated traffic from the Waltman Commercial Center. • The Waltman Lane/Corporate Drive intersection within the site should be designed with two- way stop control on the east and west approaches. Left turn lanes should be constructed on all approaches. • The site accesses to Waltman Lane should be stop-controlled with single-lane approaches. A continuous two-way left turn lane should be constructed on Waltman Lane across the site frontage. Staff Comments • No analysis was done at buildout of the development with the existing lane geometry. However, the LOS of the existing traffic conditions is LOS F. Therefore, it is highly likely that the LOS at buildout of the development would also be LOS F under the existing lane geometry. In light of this condition, the development should not proceed until Phase 1 of the Split Corridor program is completed, as suggested in the TIS. 2. Reclassification of Waltman Lane Functional Street Classification: District policy 7201.2 states that the District will, "upgrade existing streets as conditions and projections warrant." Staff Recommendation: Currently, Waltman Lane is a local roadway abutting the site carrying approximately 500 vehicle trips per day. This development alone is projected to add an additional 10,300 vehicle trips per day, the majority of which will take access on Waltman Lane, even after the extension of Corporate Drive. Based on the fact that the .projected traffic volumes generated will exceed what is allowable for local streets (2,000 VTD), and that the existing function of Waltman Lane is to collect and carry traffic to Meridian Road, District staff recommends that Waltman Lane be re-classified with this Commission action as a collector roadway from the proposed intersection of Corporate Drive to Meridian Road. 3. Waltman Lane (east of Corporate Drive) Exceptions to Usual Pertormance Requirements: If a proposed development involves a land use of scale or nature that exceeds the traffic capacity of the adjacent system, development standards may be increased. 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. Attached 7-foot sidewalks inside a 64-foot right- of-way may be allowed on a case-by-case basis. 3 Browning Plaza Subdivision Traffic Impact Study: The submitted traffic impact study recommends installation of a continuous two-way left turn lane on Waltman Lane across the site frontage. Meridian Road-Main Street Split Corridor Plan: Phase 1 of this project will calls for Waltman Lane to be constructed as a 46-foot street section. Applicant Proposal: The applicant has proposed a vacation and exchange to shift approximately 800-feet of Waltman Lane 25-feet to the south for purposes of noise and light abatement for properties to the north. Additionally, the applicant has proposed either to enter into an agreement with the District to split the cost of reconstructing Waltman Lane as a full collector, or to pay for the entire cost of the reconstruction and recover a portion of this cost in the future through alate-comers fee agreement in the event of development on the north side of Waltman. Staff Recommendation: The forecast trip generation from this development is well beyond the acceptable planning threshold for a local street. If left as a 2-lane collector pending improvements to the north and east, Waltman Lane would function at LOS E or F at buildout. In light of these capacity considerations, and the uncertainty of future improvements to either Corporate Drive or Waltman Lane, District staff recommends that the applicant reconstruct Waltman Lane as a standard as a collector street section (two travel lanes and a center turn lane) abutting the site from the intersection of Corporate Drive to Ten Mile Creek. On the south side of this section of Waltman, the applicant should also construct a bike lane, vertical curb, gutter, and 7-foot attached concrete sidewalk. On the north side, the applicant should construct a minimum 3-foot shoulder and adequately sized drainage swale. The applicant should dedicate sufficient right-of-way along this portion of Waltman Lane to accommodate all required improvements and 2-foot utility strips on both sides. The bridge spanning Waltman Lane over Ten Mile Creek is in such a condition as to preclude widening. The applicant should replace this bridge with a bridge wide enough to accommodate two travel lanes, center left turn lane, one bike lane and attached concrete sidewalk on the south side. This will require a bridge approximately 50-feet in width. The final width of the bridge will be determined by ACHD through design review of the structure. The bridge should be constructed in a manner to allow for widening to the north in the future. 4. Waltman Lane (west of Corporate Drive) Right-of-Way: District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not 6e less than 50-feet wide except in unusual cases. Any request to the District to approve a street with aright-of--way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicle trips per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy requires Fire Department approval from use of reduced street sections and restricts parking on reduced street sections. Applicant Proposal: The applicant has proposed to construct the portion of Waltman Lane west of the proposed Corporate Drive intersection as a 29-foot local residential street section with vertical curb, gutter, and 5-foot attached concrete sidewalk abutting the site. Staff Recommendation: This portion of Waltman Lane services 5single-family dwellings and the proposed development will take no access to it. Additionally, the development to the west makes future extension of Waltman Lane highly unlikely. Due to the continuing low-volume, residential nature of this segment of Waltman Lane, District staff recommends approval of the applicant's proposal. 4 Browning Plaza Subdivision 5. Corporate Drive 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. . Raised Medians: If approved, raised medians and traffic islands shall be in accordance with District policy 7202.7 and 7207.5. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Applicant Proposal: The applicant is proposing to construct Corporate Drive as a 40-foot commercial street section with vertical curb, gutter, and 5-foot attached concrete sidewalks on both sides, all inside 54-feet of right-of-way through the site, connecting with the existing stub of Ruddy Drive to the west and intersecting Waltman Lane approximately 700-feet west of the site's northeast corner. Additionally, the applicant is proposing to construct a raised median approximately 20-feet wide and 100-feet long as a traffic calming measure where Corporate Drive connects with Ruddy Drive. Staff Recommendation: The District has approved construction of Corporate Drive as a commercial street section consistent with the applicant's proposal with previous developments to the north. Staff recommends that the applicant construct Corporate Drive as proposed. 6. Driveways Access Policy: 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. Commercial Driveways: 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 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. Residential Driveways: District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet. Successive Driveways: District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. Applicant Proposal: The applicant has proposed take access with seven 30-foot wide, curb return driveways, five on Corporate Drive and two on Waltman Lane. On Corporate Drive, two driveways will align across from each other approximately 240-feet east of the west property line, one will offset these by approximately 220-feet to the northeast (near-edge to near-edge) and two more will align across from each other and offset this one by approximately 300-feet to the northeast (near-edge to near-edge). On Waltman Lane, the driveways will be located 190- feet and 370-feet east of the Corporate Drive intersection (near-edge to near-edge), respectively. Additionally, the applicant has proposed to construct three curb-cut driveways on the north side of Waltman Lane to provide access to the residences at480, 520, and 650 Waltman Lane. Staff Recommendation: All proposed commercial driveways offset each other by at least 150- feet and controlled intersections by 175-feet. Staff recommends approval of the applicant's proposed driveways. 5 Browning Plaza Subdivision 7. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 8-feet in width. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. C. Site Specific Conditions of Approval 1. Dedicate a minimum 35-feet of right-of-way from center along Waltman Lane. Additional right- of-way will be required along the portion of be realigned to the south. Dedicate sufficient right- of-way to accommodate all required improvements and 2-foot utility strips on both sides. 2. Frorn the proposed intersection of Corporate Drive to Ten Mile Creek, reconstruct and stripe Waltman Lane as a 3 lane collector street section with three 11-foot lanes and a 6-foot bike lane (including gutter), vertical curb, gutter, and 7-foot attached concrete sidewalk on the south side. Construct a shoulder at least 3-feet in width and an adequately sized drainage swale along the north side. 3. Replace the existing bridge (Bridge 288A) that spans Waltman Lane over Ten Mile Creek with a bridge to accommodate two travel lanes, center left turn lane, one bike lane and attached concrete sidewalk on the south side (approximately 50-feet wide, the final width of the bridge to be determined by ACHD through design review of the structure). Design and construct the bridge in a manner to allow for widening to the north in the future. 4. From the proposed intersection of Corporate Drive to the site's northwest corner, reconstruct Waltman Lane as a 29-foot street section with vertical curb, and gutter on both sides and 5-foot attached concrete sidewalk on the south side. 5. Construct Corporate Drive as a 40-foot street section (back-of-curb to back-of-curb) with , vertical curb, gutter, and 5-foot attached concrete sidewalk on both sides. Connect Corporate Drive with Ruddy Drive to the west and Waltman Drive to the north, approximately 700-feet west of the site's east property line. Construct a raised median and divided 21-foot lanes where Corporate Drive connects with Ruddy Drive. 6. Enter into a license agreement with Ada County Highway District for maintenance of any landscaping contained within the raised median on Corporate Drive. 7. Construct three curb-cut driveways as proposed on the north side of Waltman Lane, no wider than 20-feet each, to provide access to 480, 520, and 650 Waltman Lane. 8. Construct two curb-return driveways as proposed on the south side of Waltman Lane, no wider than 36-feet each. 9. Construct five curb-return driveways as proposed on Corporate Drive, no wider than 36-feet each. 10. 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 ACRD 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. 6 Browning Plaza Subdivision 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, ISPWC 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 ACRD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD 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 awaiver/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 The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD 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 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 7 Browning Plaza Subdivision Browning Plaza Subdivision i ~. ~~ ~~ r i' i r- ~ ~ ,,~~ ~rl ~Z.~ t,J _ ll._~ ~1 .1. - ,; / .:. ., ., _. 1~ ~ ~ ~ ~ ~ ~ .. . ~~ .~ ~ ~. I ' ~ f - _ ~ // ~BO' t ' ~xea 1 J ' • ~,~ ---i'' U~e1Tl'~f;l~ltT~l~~ _ _ - I ICI' -I' I - ~ ~. w...... o ~~ _ _ - _ ttII, I 1 - r..rir+w Y ~ MA i ~4~ ~ _ - ii ~,.. rto aow ~nWnwu ee ~'~ ~, i twrw~ r- ~ t V~r 9 Browning Plaza 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 a-mail notification information. 10 Browning Plaza Subdivision 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 ACRD ®The ACRD Planning Review Division will receive the development application to review ®The Planning Review Division will do one 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. ^Wcite 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. ®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 issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ^ 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 ACRD 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 r~ 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 IPCO 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 aPre-Con. 11 Browning Plaza Subdivision Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3.:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACRD 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 ACRD 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. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 12 Browning Plaza Subdivision