ACHD Staff Report
___________________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
Paul Woods, President
Rebecca W. Arnold, Vice President
Sara M. Baker, Commissioner
Kent Goldthorpe, Commissioner
Jim Hansen, Commissioner
Date: January 22, 2018
(Via email)
To: Wolff Enterprises II, LLC
Andrew Hunt
6710 E Camelback Road, Ste. 100
Scottsdale, AZ 85251
Subject: Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228
1871 S Spanish Fork Way
On January 19, 2018, 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)
The Land Group (via email)
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Development Services Department
Project/File: Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228
This is a design review application to construct a 336-unit multi-family development,
located on 19.5-acres.
Lead Agency: City of Meridian
Site address: 1871 S Spanish Fork Way
Staff Approval: January 19, 2018
Applicant: Wolff Enterprises II, LLC
Andrew Hunt
6710 E Camelback Road, Ste. 100
Scottsdale, AZ 85251
Representative: The Land Group, Inc.
Tamara Thompson
462 E Shore Drive, Ste. 100
Eagle, ID 83616
Staff Contact: Stacey Yarrington, Planner III
Phone: 387-6171
E-mail: syarrington@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a design review application
to construct a 336-unit multi-family development. The site is currently zoned TN-C (Traditional
Neighborhood Center) and is located on 19.5-acres. The applicant’s proposal is consistent with
the approved development agreement.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Rural Urban Transition (Ada County) RUT
South Traditional Neighborhood Residential & Medium density
Residential
TN-R & R-8
East Traditional Neighborhood Center & Traditional Neighborhood
Residential
TN-C & TN-R
West Rural Urban Transition (Ada County) & Traditional
Neighborhood Residential
RUT & TN-R
3. Site History: ACHD previously reviewed this site as Southridge Subdivision Master Plan in 2007.
The requirements of this staff report are consistent with those of the prior action.
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4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Southridge Apartments, a 476- multi-family development, located directly west of the site,
was approved by ACHD in 2017.
• Fall Creek Subdivision, a 296-lot residential subdivision, is located on Linder Road just
south of Overland Road and was approved by ACHD in 2013. The subdivision is in various
stages of development.
• South Ridge Subdivision, a mixed-use subdivision consisting of 206-residential lots. 11-
commercial lots and an elementary school, is located at the southwest corner of Overland
Road and Linder Road. The subdivision was approved by ACHD in 2007 and is in various
stages of development.
• South Ridge Estates, a 169-residential lot subdivision is located adjacent to the site to the
southeast. The subdivision was approved by ACHD in 2015 and is in various stages of
development.
5. Transit: Transit services are available to serve this site via Route 40. A Valley Ride park and
ride lot is located at the intersection of Ten Mile Road and Overland Road.
6. New Center Lane Miles: The proposed development includes 0 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):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Integrated Five Year Work Plan (IFYWP).
• Linder Road is listed in the CIP to be widened to 5-lanes from Victory Road to Overland
Road between 2021 and 2025.
• Linder Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin
Road between 2031 and 2035.
• The intersection of Overland Road and Linder Road is listed in the CIP to be widened to 5-
lanes on the north leg, 5-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and
signalized between 2031 and 2035.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 2,234 vehicle trips per day; and 208
vehicle trips per hour in the PM peak hour, 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)
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
Overland Road 1,016-feet Principal
Arterial 778 Better than
“E”
Better than
“E”
Spanish Fork Way 1,160-feet Local N/A N/A N/A
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* Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH).
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 Overland Road east of Ten Mile Road was 9,849 on
October 22, 2014.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area, providing a
framework for future roadway improvements based on the land use designations. The plan was
created in collaboration with the City of Meridian and was adopted by the ACHD Commission in
September of 2009. The plan calls for the segment of Overland Road abutting this development
to be constructed as a 5-lane arterial roadway within 96-feet of right-of-way.
2. Overland Road
a. Existing Conditions: Overland Road is improved with 5-travel lanes, vertical curb, gutter,
and no sidewalk abutting the site. There is between 96 to 99-feet of right-of-way for Overland
Road (50-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Access Points 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.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial 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.
Spanish Sun Way 200-feet Local N/A N/A N/A
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A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Overland Road is designated in the
MSM as a Planned Commercial Arterial with 5-lanes and on-street bike lanes, a 72-foot street
section within 96-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to improve Overland Road with an 8-foot
wide parkway strip and detached 5-foot wide concrete sidewalk abutting the site.
The applicant is proposing to construct a 25-foot wide emergency only access onto Overland
Road, located approximately 700-feet west of Spanish Sun Way.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. If the detached sidewalk is located outside of the
dedicated right-of-way, then the applicant should be required to provide a permanent right-of-
way easement to 2-feet behind back of sidewalk.
The driveway is approved as an emergency access only. The applicant should be required to
pave the driveway its full length and at least 30-feet into the site beyond the edge of pavement
of the roadway; and coordinate the design and placement of bollards or gate with the Meridian
Fire Department.
3. Local Streets – Spanish Sun Way and Spanish Fork Way
a. Existing Conditions: Spanish Sun Way and Spanish Fork Way are improved with 2-travel
lanes, vertical curb, gutter, and 5-foot wide sidewalk abutting the site. There is between 50 to
64-feet of right-of-way (23 to 30-feet from centerline).
b. Policy:
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. Staff Comments/Recommendations: Both Spanish Sun Way and Spanish Fork Way are
fully improved with 2 travel lanes, vertical curb, gutter, and 5-foot wide sidewalk. Therefore,
consistent with District Minor Improvement policy, the applicant should be required to repair or
replace any damaged or deficient facilities, including curb, gutter, sidewalk, and pedestrian
ramps along Spanish Sun Way and Spanish Fork Way abutting the site.
4. Driveways
American Fork Drive
a. Existing Conditions: American Fork Drive is stubbed to the site’s south property line.
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
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Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, 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.
c. Applicant’s Proposal: The applicant is proposing to construct a 48-foot wide drive aisle
access with t wo 16-foot wide travel lanes and a 6-foot wide median onto American Fork Drive
from the site. The applicant is proposing to connect the medians and continue curb, gutter and
sidewalk improvements into the site.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should be required to pave the driveway its
entire width and at least 30-feet into the site beyond the edge of pavement of the roadway.
The applicant should provide signage to differentiate between the drive aisle and the public
street. Signage should be coordinated through the District.
5. Existing Storm Drainage Ponds
There are 3 existing storm drainage ponds within the site. The applicant has requested the use of
aerators to be utilized within the ponds; to allow the fence around the northern pond be removed
and landscaped; and the existing access to the manholes be modified.
The District will allow the use of the aerators; and if the fence is removed around the northern
pond, the pond must meet safety standards such as possible regrading of the slopes and banks,
a safety ledge installed, and any landscaping will require a license agreement . The existing
access to the manholes can be modified as long as ACHD can get equipment to the manholes,
and easements are recorded over the pipes, etc., and no structures covering the equipment is
allowed (pipes, outlets, manholes, etc.). The District may add additional requirements at time of
plan submittal.
6. 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.
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7. 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 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.
8. Other Access
Overland Road is classified as principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway.
D. Site Specific Conditions of Approval
1. Improve Overland Road with an 8-foot wide parkway strip and detached 5-foot wide concrete
sidewalk abutting the site. Provide a permanent right-of-way easement if sidewalks are located
outside of the dedicated right-of-way to 2-feet behind back of sidewalk.
2. Construct a 25-foot wide emergency only access onto Overland Road, located 700-feet west of
Spanish Sun Way. Pave the driveway its entire width and at least 30-feet into the site beyond the
edge of pavement of the roadway. Coordinate the design and placement of bollards or gate with
the Meridian Fire Department.
3. Repair or replace any damaged or deficient facilities, including curb, gutter, sidewalk, and
pedestrian ramps along Spanish Sun Way and Spanish Fork Way abutting the site.
4. Construct a 48-foot wide drive aisle access with two 16-foot wide travel lanes and a 6-foot wide
median onto American Fork Drive from the site. Pave the driveway its entire width and at least
30-feet into the site beyond the edge of pavement of the roadway. Provide signage to
differentiate between the drive aisle and the public street; signage should be coordinated through
the District.
5. Payment of impact fees is due prior to issuance of a building permit.
6. 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.
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6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior
to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal 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 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.