2019-05-13 Richard E JacksonChris Johnson
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Re: MPP19-0006/H-2019-0006
Dick Jackson <PHCG@msn.com>
Monday, May 13, 2019 11:41 AM
Chris Johnson; Bill Parsons
Three Corners Ranch Subdivision
Meridian PZ 50819.docx
Gentlemen,
Attached please find my response to the proposed Three Corners Ranch Subdivision.
Dick ]ackson
Retirement and Practice Transitions I Recruitment
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RICHARD E. JACKSON
5960 North Rothmans Avenue • Boise, ID 83713-0928
Direct: 940.453.4854 • Toll -Free Fax: 877.306.4246
May 8, 2019
Mr. Chris Johnson
Deputy City Clerk
Meridian City Clerk's Office
Mr. Bill Parsons, AICP
Planning Supervisor
City of Meridian
Meridian Community Development Department
33 East Broadway Avenue
Meridian, ID 83642
Re: Three Corners Ranch Subdivision Development
MPP 19-0006/H-2019-0006
Dear Mr. Johnson and Mr. Parsons,
I encourage the City of Meridian to deny the Three Corners Ranch plat as proposed. The
proposed plat fails to satisfy numerous fundamental planning principals.
Connectivity Thru Adjoining Subdivisions. Surrounding subdivisions were planned to
accommodate the future development of the Three Corners Ranch. The proposal
identifies 5 stub streets. However, Chopin is a 6t' stub street to the premises, affording
reasonable access to Locust Grove. Meridian is no longer a bedroom community where
residents migrate almost entirely to Boise. Three Corners residents will likely travel in
all directions for employment, schools, health care, shopping, and recreation. Although
the neighboring subdivisions would likely prefer for the new Three Corners traffic to
traverse the other subdivisions, the honest reality is that all of the adjoining property
owners had the opportunity to identify the likely Three Corners development prior to
purchasing an area home. All of us must be open to sharing responsibility for accepting
the new traffic, not just a few individuals. Three Corners residents should have the
opportunity to drive the shortest travel distances between their homes and destinations.
2. Connectivity for Public Services. The current and future traffic status of Eagle Road
and Chinden Boulevard likely do not require further description beyond "frequently
congested and heavily traveled". The congested traffic is predicted to only worsen,
especially as the newly improved Chinden will contain numerous "right -in / right -out"
restrictions. Designation of Barclay Street as only one of one of two points of ingress /
egress for the delivery of public services will greatly compromise the delivery of overall
public services to the Three Corners Ranch. When combined with current and future
traffic congestion, the delivery of emergency life safety services will be greatly impaired.
3. Connectivity for Walking and Biking. The proposed Three Corners Ranch plat fails to
consider the importance of connective walking and biking paths. We are a community of
walkers, many of which own dogs that are walked twice daily. Children need biking
access to schools and recreational facilities. Separation of walking / biking from
vehicular traffic is an essential safety consideration that should not be ignored as
Mr. Chris Johnson
Mr. Bill Parsons
City of Meridian
May 8, 2019
Page 2 of 2
unimportant at this development stage. Walking and biking paths are amenities that will
enhance the local property values. The dispersion of vehicular traffic through all
adjoining subdivisions will enhance the walking and biking safety to the greatest extent
possible for everyone.
4. Undue Hardship. Public policy for future development is for "the street design in a
proposed development shall cause no undue hardship to adjoining property." Six stub
streets were constructed to the Three Corners Ranch for this purpose. Six connections
should be completed to minimize the adverse traffic impact upon a lesser number of
adjoining properties.
5. Development Acreage. Three Corners Ranch encompasses 31 acres, which is sufficient
for achieving 45 single family homes, common areas, and connective streets if proper
land planning is undertaken. Proper connectivity and public safety are not to be
sacrificed due to inadequate planning that fails to go beyond the simplicity of dicing a
land tract into rectangles.
The Bristol Heights area, especially the area northeast of Bristol Heights Drive /
Bennington illustrates desirable land planning that incorporates desired density,
connectivity, walking and biking paths, and character beyond the simple land dicing.
Bristol Heights is a highly desired residential area. Proper land planning of Three
Corners Ranch can achieve similar results and expand common neighborhood values and
characteristics.
Sincerely,
L
Richard E.Ja
REV
C: Meridian City Clerk
Mr. Chris Johnson
Deputy City Clerk
Meridian City Clerk's Office
33 East Broadway Avenue
Meridian, ID 83642
Mr. Bill Parsons, AICP
Planning Supervisor
City of Meridian
Meridian Community Development Department
33 East Broadway Avenue
Meridian, ID 83642
City Clerk
Meridian City Clerk's Office
33 East Broadway Avenue
Meridian, ID 83642