HomeMy WebLinkAboutPZ - TIS Technical Memo 7-16-25 K I TT E LS O N 101 South Capitol Boulevard,Suite 600
Boise, ID 83702 Q-
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TECHNICAL MEMORANDUM � oF
S MAR���\
July 16, 2025
Project#29897
To: Mindy Wallace, Sam Standal, Brandon Atchley - Ada County Highway District (ACHD);
Bill Parsons, Sonya Allen, Carl Anderson—City of Meridian, ID
From: Jamie Markosian, PE, Matthew Hagen, Sonia Daleiden, PE PTOE
RE: PINE43 Development Proposed Updates
This memorandum presents Kittelson &Associates, Inc.'s (Kittelson) additional and updated analysis for
the proposed PINE43 development requested by the Ada County Highway District (ACHD) and documents
discussions between ACHD and the development team regarding the need for additional traffic analysis
associated with the proposed land uses changes for the PINE43 development, located in Meridian, Idaho.
Background
The PINE43 development is located between Fairview Avenue and Commercial Street, east of Locust
Grove Road in Meridian, ID.The development submitted a TIS in 2017 that was accepted by ACHD and
the development was subsequently approved by the City of Meridian. Portions of the development have
already been constructed.The development has since revised portions of the site plan providing varying
land uses in the remaining undeveloped areas. Figure 1 illustrates the site location. The areas that have
been developed to date are the parcels north of State Avenue internal to the overall site.
The development team is currently proposing an update to the land use and overall plan for the portion
of the project that sits south of State Avenue.Attachment A shows a reference map including the overall
development and highlights the area proposed for changes, including the land use and size of the
proposed versus what was accepted in the 2017 study (originally prepared by Thompson Engineers). The
new and original site plan are also located in Attachment A for reference.
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Figure 1. Project Vicinity
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Completed Area (2017 Masber Plan)
Proposed Update Area (2025 Updated Site Plan)
Trip Generation Comparison
Kittelson prepared a comparison of trip generation between the previously approved land uses in the
development south of State Avenue from the approved 2017 TIS and the currently proposed land use
changes presented in this memorandum. The following tables highlight the trip generation comparisons
between the accepted TIS and the proposed land use updates.
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TECHNICAL MEMORANDUM
Table 1 summarizes the overall comparison of net new trips between the 2017 TIS and the currently
proposed updates. Due to the nature of the proposed land uses, there are some unique trip generation
changes occurring, primarily related to the development's internal capture of trips between residential,
office, and retail uses. Internal capture trips account for traffic that occurs between the different uses
within the site (for example, a hotel trip that also visits a retail or restaurant use within the site). As such,
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although they account for a trip to multiple uses within the site, they only account for one overall vehicle
round trip to the site and on the surrounding transportation system.
Further the retail component of the project produces increased pass-by trips. Pass-by trips represent trips
that are currently traveling on the street adjacent to the site (Pine Avenue) for some other primary
purpose (such as a trip from work to home) and stop into the site en-route during their normal travel.As
such, pass-by trips do not result in a net increase in traffic on the surrounding transportation system and,
typically, their only effect occurs at the site access driveways where they become turning movements.
Kittelson followed the Institute of Transportation Engineers (ITE) Trip Generation Manua(, 31d Edition
procedures for calculating both pass-by trips and internal trip capture of the proposed land uses.
Overall, the currently proposed land uses are estimated to generate 33 additional net new vehicles during
the AM peak hour and 49 additional net new vehicles in the PM peak hour when compared to the
previous 2017 study.This is a minor difference in overall traffic when compared to the current peak hour
volumes on Pine Avenue (1,591 PM peak hour two way volume) or Locust Grove Road (1,735 PM Peak two
way volume). Traffic on arterial roadways can fluctuate on a daily basis by 10% on average. As such, the
difference in trips of the currently proposed site plan to that of the existing approved development is
minor and is well within the current daily fluctuations in traffic on the adjacent roadways. In addition, the
minor increase in traffic from the current proposed site plan does not change or impact any of the
previously approved conditions of approval for the development as it relates to the transportation system.
Table 1. Difference of Trips between 2017 Site Plan and 2025 Site Plan
Land Use Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Total Net New Trips (2017 Study) 6315 752 587 165 781 209 572
Total Net New Trips (2025 Site Plan) 8920 785 430 355 830 341 489
Net New Trips (Difference) 2605 33 -157 190 49 132 -83
Table 2, below, contains the approved trip generation for the land uses south of State Avenue from the
2017 TIS.
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Table 2.2017 ACHD Approved Estimated Trip Generation south of State Avenue (2017 TIS)
Land Use ITE Sq. Ft./# of Daily AM Peak Hour PM Peak Hour
Code Units Trips Total In Out Total In Out
Multifamily Housing
220 251 1672 129 26 103 155 101 54
(Low-Rise)
Capture - 33 4 1 3 12 7 5
Non-Capture - 1639 125 1 25 1 100 143 94 1 49
Specialty Retail 826 19,000 851 18 11 7 52 23 29
Capture - 85 6 4 2 10 3 7
Non-Capture - 766 12 7 5 42 20 22
General Office 710 417,000 4600 650 572 78 622 106 516
Capture - 690 35 17 18 26 11 15
Non-Capture - 3910 615 555 60 596 95 501
Total Trips 7123 797 609 188 829 230 599
Total Capture 808 45 22 23 48 21 27
Total Net New Trips 6315 752 587 165 781 209 572
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Table 3, below, summarizes the trip generation for new land use plan proposed for the PINE 43
development, south of State Avenue.
Table 3. Trip Generation south of State Avenue (2025 Proposed Land Use Changes)
Land Use ITE Sq. Ft./# Daily AM Peak Hour PM Peak Hour
Code of Units Trips Total In Out Total In Out
Multifamily Housing (Mid-Rise) 221 874 4123 373 86 287 341 208 133
Single-Family Attached
215 30 178 10 3 7 14 8 6
Housing
Internal - 954 11 2 9 75 51 24
Non-Internal - 3347 372 87 285 280 165 115
Hotel I 310 177 1495 81 45 36 103 53 50
Internal - 247 12 0 12 17 13 4
Non-Internal - 1248 69 45 24 86 40 46
Strip Retail Plaza (40k-150k) 821 72,591 4901 126 78 48 377 185 192
Internal - 1144 31 17 14 88 29 59
Non-Internal - 3757 95 61 34 289 156 133
Pass-By - 1560 45 28 17 120 65 55
General Office 710 221,340 2316 332 292 40 321 55 266
Internal - 188 38 27 11 26 10 16
Non-Internal - 2128 294 265 29 295 45 250
Total Trips 13013 922 504 418 1156 509 647
Total Internal Trips 2533 92 46 46 206 103 103
Total Non-Internal Trips 10480 830 458 372 950 406 544
Total Pass By Trips 1560 45 28 17 120 65 55
Total Net New Trips 8920 785 430 355 830 341 489
As previously noted, the mixture of land uses presented in the updated site plan of multifamily residential,
vertically integrated buildings (i.e., live-work), neighborhood serving commercial (boutique retail, specialty
shops, dining options, etc.), Med-Tech office space etc. offers a substantial opportunity for reduction in
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overall daily trips associated with the development due to the internal capture of these trips (primarily
commuting trips and trips for services such as meals and neighborhood retail) within the development,
itself.
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Multifamily housing, for example, accounts for nearly 5 trips per unit on a daily basis. Given the proximity
to employment, goods and services, and entertainment associated with the development, approximately
22% of the daily trips associated with multifamily use will likely be contained within the development as
the services for which those trips are being made are available without leaving the site (i.e., approximately
874 trips per day). Other uses noted in the development plan include vertically integrated space or"live-
work" space.These uses offer a combination of residential and commercial space which remove
commuting trips and offer opportunities for small businesses and neighborhood commercial space that
will be supported by the surrounding development.
Given the nature of the updates to the PINE 43 development, internal trip capture becomes a major
component of the overall trip generation for the development. Places to live, work, shop and socialize are
located within a close proximity and offers the realistic opportunity to generate less traffic from external
origin points. The uses serve the local residents/employees/visitors (i.e., hotel traffic) and offer ease of
accessibility, which means less dependency on vehicle trips. The proposed updates to the PINE 43
development are expected to capture, and retain, approximately 20% of the total traffic generated by the
land uses within the development, meaning fewer new vehicles on the transportation network with
origin(s) or destination(s) at PINE 43.
Traffic Due Diligence Coordination for Next Steps
Kittelson met with ACHD staff on February 29, 2024 to review the proposed trip generation and determine
the needs for additional traffic analysis and the scope of work for any additional traffic analysis that may
be required by the District due to the proposed land use changes.The trip generation comparison
information, provided in this memorandum, was shared with ACHD staff prior to that meeting. At that
time, the net differences in trip generation were smaller. Table 4 summarizes the overall net new trip
differences that were being considered February 2024.
Table 4. Proposed Land Use Trip Generation Comparison, February 2024
Land Use Daily AM Peak Hour PM Peak Hour
Trips Total In Out Total In Out
Total Net New Trips (2017 Study) 6315 752 587 165 781 209 572
Total Net New Trips (2025 Site Plan) 8872 749 358 391 784 357 427
Net New Trips (Difference) 2557 j -3 -229 226 3 148 -145
As shown in the updated land use proposal, the most recent site plan has undergone adjustments to
various land use intensity/size and produces a slightly larger difference in net new trips for the portion of
PINE43 south of State Avenue.
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July 16,2025
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TECHNICAL MEMORANDUM
In response to the information presented for the February 29, 2024 meeting, ACHD expressed no need for
any additional traffic analysis but made notes on enhancing pedestrian access and connectivity within the
site by installing RRFB's at the Pine Avenue/Webb Way roundabout as well as confirming continuity in
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pedestrian facilities throughout the site, given the intended uses and the nature of the internal trips to the
development due to those uses.
Based on the information presented to ACHD in February 2024 and the updated information presented in
this memorandum, we request ACHD provide review and comment on these minor changes as the
development approaches an appearance on City of Meridian Planning and Zoning agenda in August
2025.
We trust this memorandum documents the comparison in land uses from the accepted site plan from
2017 and the newly proposed updates for PINE 43, south of State Ave and contains the appropriate
information needed to help ACHD and City Staff confirm additional traffic analysis is not needed at this
time. If you have questions or need additional information, please reach out to me at
jmarkosian@kittelson.com or by phone at (208) 472-9813.
Sincerely,
KITTELSON &ASS CIATES, INC.
Jamie Markosian, PE
Senior Engineer
Kittelson&Associates, Inc.
Attachment A
Supplemental Site Plan Information
Thompson Engineers Pine 43, Meridian, Idaho
Traffic and Civii Inc. Traffic Impact Study
PROPOSED DEVELOPMENT
The project is a mixed use development on approximately 44.62 acres. The development
includes 229 single family dwellings, 108 attached houses, 480 apartments, and 513,00
SF of office and retail space. The preliminary plat was not finalized at the time of this
report. A preliminary site plan is shown in Figure 2.
Figure 2-Prelimin ary Site Plan
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