PZ - ACHD Comments
___________________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
Jim Hansen, President
Sara M. Baker, Vice President
Rebecca W. Arnold, Commissioner
Kent Goldthorpe, Commissioner
Paul Woods, Commissioner
Date: December 1, 2015
(Via email)
To: Brighton Investments, LLC
Michael D Wardle
12601 E Explorer, #200
Boise, ID 83713
Subject: Paramount Northeast Assisted Living/ MER15-0114/ H-2015-0008/H-2015-0022
Southeast corner of Fox Run Way and SH-20/26/Chinden Boulevard
On December 1, 2015 the Ada County Highway District staff acted on your application for the
above referenced project. The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Stacey Yarrington
Planner III
Development Services
Ada County Highway District
CC: Project file
City of Meridian (via email)
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Development Services Department
Project/File: Paramount Northeast Assisted Living/ MER15-0114/ H-2015-0008/H-2015-0022
This is a conditional use permit to construct a 56,543 square foot residential care
facility consisting of 73 units with a maximum of 88 beds, located on 12.7-acres. The
site is located on the southeast corner of Fox Run Way and SH-20/26/Chinden
Boulevard, in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: SEC Fox Run Way and
SH-20/26 /Chinden Boulevard
Staff Approval: December 1, 2015
Applicant: Brighton Investments, LLC
12601 E Explorer #200
Boise, ID 83713
Representative: Brighton Investments, LLC
Michael D Wardle
12601 E Explorer #200
Boise, ID 83713
Staff Contact: Stacey Yarrington
Phone: 387-6171
E-mail: syarrington@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval for a conditional use permit to
construct a 56,543 square foot residential care facility consisting of 73 units with a maximum of
88 beds, located on 12.7-acres. The property is currently zoned C-C (Community Business
District) and is consistent with the City of Meridian’s comprehensive plan.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Estate Residential (Ada County), Mixed Use (City of Eagle) R1, MU-DA
South Traditional Neighborhood Center, Medium-density Residential TN-C, R-8
East Traditional Neighborhood Center (City of Meridian) TN-C
West Community Business District C-C
3. Site History: ACHD Commission previously reviewed this site as Paramount Subdivision/
MCUP03-008/ MAZ03-006 in March 2003. The requirements of this staff report are consistent
with those of the prior action.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
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• Paramount Subdivision is in various phases of development directly south of the site.
• Ashbury Subdivision is in various phases of development directly north of the site.
• Reynard Subdivision is in various phases of development northwest of the site.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: There are 0.12 new centerline miles of public roadway associated with
this project.
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):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the IFYWP.
• Meridian Road is listed in the CIP to be widened to 3-lanes from McMillan Road to SH-20/26/
Chinden Boulevard between 2022 and 2026.
• Meridian Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan Road
between 2017 and 2021.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 241 additional vehicle trips per day
(0 existing); 26 additional vehicle trips per hour in the PM peak hour (0 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane minor arterial is “D” (550 VPH).
* Acceptable level of service for a two-lane collector is “D” (425 VPH).
** ACHD does not set level of service thresholds for State Highways.
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for SH-20/26 /Chinden Boulevard east of Linder Road
was 19,570 on 3/26/2014.
• The average daily traffic count for Meridian Road north of SH-20/26 /Chinden
Boulevard was 836 on 2/15/2015.
• The average daily traffic count for Fox Run Way south of SH-20/26 /Chinden
Boulevard was 1,822 on 4/24/2014.
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
**State Highway
Road Name 400-feet Expressway 1,016 N/A N/A
Meridian Road 0-feet Minor Arterial 37 Better than
“D”
Better than
“D”
Fox Run Way 660-feet Collector 82 Better than
“D”
Better than
“D”
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C. Findings for Consideration
1. State Highway SH-20/26 /Chinden Boulevard
SH-20/26 /Chinden Boulevard is under the jurisdiction of the Idaho Transportation Department
(ITD). The applicant, City of Meridian, and ITD should work together to determine if additional
right-of-way or improvements are necessary on SH-20/26 /Chinden Boulevard.
Staff Comments/Recommendations: Comply with requirements of ITD and City of Meridian for
the US-20/26/ Chinden Boulevard frontage. Submit to the District a letter from ITD regarding said
requirements prior to District approval of the final plat or issuance of a building permit (or other
required permits), whichever occurs first.
2. Fox Way Run
a. Existing Conditions: Fox Way Run is improved with 2-travel lanes, vertical curb, gutter, and
4-foot wide sidewalk abutting the site. There is 60-feet of right-of-way for Fox Way Run (30-
feet from centerline).
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left -turn lane, and
bike lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and
taking into consideration the needs of the adjacent land use, the projected volumes, the need
for bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District’s planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
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of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of Fox Way Run is designated in the
MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 47-foot street section
within 69-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Fox Run Way
abutting the site.
d. Staff Comments/Recommendations: Fox Run Way is fully-improved and meets the
requirements for a Residential Collector; therefore, no additional right-of-way should be
required with this application.
However, Section 7206.5.6 requires sidewalks to be at least 5-feet wide to meet current ADA
standards. Many agencies and private organizations do not provide guidelines for passing
space or passing space intervals. Those that do provide guidelines to concur with ADAAG
Section 4.3.4, which specifies that accessible routes with less than 1.525 m (60 in) of clear
width must provide passing spaces at least 1.525 m (60 in) wide at reasonable intervals not
exceeding 61 m (200 feet). If turning or maneuvering is necessary, a turning space of 1.525 m
x 1.525 m (60 in x 60 in) should be provided (ADAAG, U.S. Access Board, 1991).
Therefore, the applicant should be required to reconstruct the sidewalk to be 5-feet in width or
provide 5’ X 5’ turnout areas every 200 feet from the north end of Fox Run Way to the south
property line abutting the site to meet ADA standards.
3. Driveways
3.1 Fox Run Way
a. Existing Conditions: There is an existing 20-foot wide driveway onto Fox Run Way from the
site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-
access driveway and a minimum of 220-feet from the signalized intersection for a right-
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in/right-out only driveway. Dimensions shall be measured from the centerline of the
intersection to the centerline of the driveway
Successive Drivew ays: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
c. Applicant’s Proposal: The applicant is proposing to construct one new 25-foot wide
driveway located approximately 340-feet south of SH-20/26 /Chinden Boulevard; and
reconstruct the existing driveway to 34-feet wide, located approximately 660-feet south of SH-
20/26 /Chinden Boulevard, onto Fox Run Way from the site.
d. Staff Comments/Recommendations: The applicant’s proposal to construct one new 25-foot
wide driveway located approximately 340-feet south of SH-20/26 /Chinden Boulevard does
not meet District Driveway Location policy because it is not located a minimum of 440-feet
from the signalized intersection. However, staff recommends approval of the driveway as it is
located outside of the area of influence of the intersection; and the driveway is necessary to
provide circulation through the site. This modification requires a 23% modification and is
approved by staff at the discretion of the Manager. The northerly driveway may be restricted
to right-in/right-out in the future due to its proximity to the signal.
The applicant’s proposal to reconstruct the existing 20-foot wide driveway to 34-feet wide,
located approximately 660-feet south of SH-20/26 /Chinden Boulevard, onto Fox Run Way
from the site meets District policy and should be approved, as proposed.
The applicant should be required to pave the driveways their full length and at least 30-feet
into the site beyond the edge of pavement of the existing roadway.
4. 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.
5. 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
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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 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.
6. Other Access
SH-20/26/Chinden Boulevard is classified as principal arterial roadway, and Fox Run Way is
classified as collector roadway. Other than the access specifically approved with this application,
direct lot access is prohibited to these roadways.
D. Site Specific Conditions of Approval
1. Reconstruct the sidewalk on Fox Run Way to be 5-feet in width or provide 5’ X 5’ turnout areas
every 200 feet to meet ADA standards.
2. Construct one new 25-foot wide driveway located approximately 340-feet south of SH-20/26
/Chinden Boulevard; and reconstruct the existing driveway to 34-feet wide, located approximately
660-feet south of SH-20/26 /Chinden Boulevard, onto Fox Run Way from the site.
3. Construct the 2 driveways as curb returns, and pave the driveways their full length and at least
30-feet into the site beyond the edge of pavement of the existing roadway. The northerly
driveway may be restricted to right-in/right-out in the future due to its proximity to the signal.
4. Payment of impacts fees are due prior to issuance of a building permit.
5. 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.
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.
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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
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VICINITY MAP
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SITE PLAN
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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.
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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.
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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 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.
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.