PZ - Additional Comments from the Applicant1
Scott Noriyuki
Subject:Goddard Creek Townhomes- Traffic and School Impacts
- please add this email as additional information within the Staff Report for the P&Z Commission -
Good morning Bill -
In preparation for this evenings Hearing and on the assumption that traffic and school impacts will be discussed as to weather or not our proposed
project places an undue burden on city streets and schools by virtue of the rezone and updated development agreement, I submit the following:
Generally but more specifically regarding Goddard Creek -
Traffic:
This property is currently (via DA but not Comp nor Zone) L-O and (with that) you can get a coverage of about 30% for office space. That means (a
developer) could build over 60,000 SF of office. According to Mike (author) as well as confirmation by ACHD (see links below) - this article and
studies illustrates townhomes average 7 trips a day and office averages 10 trips a day per 1000 SF.
41 units as proposed x 7 trips a day = 287 trips a day on average
60,000 sf x 10 trips per 1000 sf = 600 trips a day on average.
(retail averages 38 trips a day on average and restaurant is a conditional use of L-O)
In summary, an office use would generate over two times the traffic. If combined with retail-restaurant which is a conditional use for L-O it could
exceed three times the traffic.
Here are the links and source data:
http://www.mikeontraffic.com/numbers-every-traffic-engineer-should-know/
https://www.achdidaho.org/Departments/Engineering/Traffic/trafficCounts.aspx
It is a complete miss-understanding or representation that our project (which better fits into the fabric of the area) would create greater traffic
and/or parking issues beyond what was planned years ago, approved by ACHD as well as the City of Meridian. Further, the project is located at a
mid-mile point with no other existing or viable land to create an office or commercial feel/use.
Schools:
This is naturally an important discussion. I have spoken with Joe Yochum, Assistant Superintendent - Operations for the West Ada School District.
There are growing pains, however they have identified five (5) significant upgrades to the district that are planed between now with a completion
timeline of 2020. Per Census data, our proposed project will generate a mere 35 school aged children. Upcoming and/or under construction schools
that will provide relief even before we are complete and sale the homes are as follows:
Owyhee High - New
Pleasant View Elementary - New
Mountain View Hight - Expansion
Star Elementary - Expansion
Mary McPherson Elementary - Expansion
Please reference the following West Ada Facilities Plan.
https://www.westada.org/FacilitiesPlan
In closing, I would like to reiterate that we are 100% in agreement with all general and site specific conditions. Our proposal exceeds the City of
Meridian standards as well a fully embodies the Comp Plan intent. These homes are not apartments (for clarity) but rather townhouses which is a
significantly underserved housing option throughout Meridian and specifically this area.
Thank you and as always, feel free to call or email anytime with questions.
Scott Noriyuki
(208) 230-1202
scott@northsidemgt.com