Compass Comments Three Corners RZ PPIl .. tIEJ~Lj IE ~s
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of Southwest Idabn
September 23, 2013
Bill Parsons
City of Meridian
33 E Broadway Ave. Suite 102
Meridian, Idaho 83642
Re: Three Corners rezone and Preliminary Plat
Dear Mr. Parsons:
The Community Planning Association of Southwest Idaho (COMPASS)
received the transmittal of the rezone and preliminary plat request for
Three Corners ~RZ 13-010 and PP 13-025}. The project is located at
the southeast corner of N. Locust Grove Raad and Chinden Boulevard.
The project consists of 54 single-family residential lots and 8
commercial lots on approximately 30.3 acres.
bite Conditions and Forecasts
The 2035 Planning Functional Classification Map indicates Chinden
Boulevard as an expressway and Locust Grove Road as a minor
arterial. Figure 1 shows the 2035 Planning Functional Classification of
existing and proposed roadways in the vicinity of the site and an
explanation is available on the COMPASS website at
http://www.compassidaho.org/prodserv/func-maps.htm .
Figure 1
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The site is completely within traffic analysis zone (TAZ) 905 (Table 1.), consuming all
of the TAZ's 2040 household forecast and 67% of the TAZ's 2040 employment
forecast.
Table 1
TAZ __--
2010 Census -- __.__ __. _...._m___..
existing + Proposal
2®4Q Foreeasf
Households Jobs Households Jobs# Households Jobs i
I
905 80 49 134 299 131 449
# COMPASS estimated 250 employees based on 100,000 sq. ft. of commercial space.
Please see Figure 2 for the TAZs adjacent to the project and Table 2 for the current
and forecasted demographics in those TAZs.
Figure ~
Table 2
ZO.t 0 Census 2040 Forecast
TAZ Households Jobs Households Jobs
745 280 19 300 19
895 59 25 305 80
897
~~ 47
.____.^TM
~ 5 139 6
902 ___,
405 46 477 46
903 481 141 481 141
904 410 46 468 49
Total 1682 282 2170 341
Regional Transportation Improvement Program
The FY2014-2018 Regional Transportation Improvement Program (TIP} programs
new right-turn lanes on the eastbound side of US 20/26 at Meridian Road and Locust
Grove Road in Meridian (TIP Key #H328). Construction is scheduled for 2018. Please
note that the FY2014-2018 TIP has been approved by the COMPASS Board but is not
active until after Federal Highway Administration and Federal Transit Administration
approval.
Additional information about the TIP can be found at:
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Access management
There are no issues regarding access management with the proposal. It includes
access from Three Corners Drive, an existing street, and provides connections to
properties to the soothe
N1lobility Management
The proposed development calls for fewer than 4 dwelling units per acre for the
residential zoning, which is not considered transit supportive density (more than 7
dwelling units per acre); however, mixed-use development can potentially reduce the
need for automobile travel by concentrating essential services near residential areas.
The location is not within a quarter mite of existing transit stops or transit routes.
The closest bus stop is approximately two miles east at Cloverdale Road and Chinden
Boulevard (serving Route 8). The closest park and ride is located approximately four
miles northeast of the development along Highway 44. The Riverside Drive Park and
Ride is utilized by carpoolers, and serves several Commuteride vanpools as well as
Valley Regional Transit's express Route 44.
Valley Regional Transit has developed a transit plan titled Valleyconnect, which
establishes a vision for future transit system needs based on short-term growth
projections, regional and local land uses, and roadway plans. This plan will help
guide future transit investments. The proposed development is within a planned flex
route service area, which is designed for neighborhood services in Tess dense areas.
Additionally, a secondary service route is planned along Chinden Boulevard, linking
downtown Meridian to the Boise Towne Square Mall Transfer Center. Secondary
service routes provide neighborhood transportation service with 30 to 60 minute
frequencies. There is also a planned express route that would run along US 20/26-
Chinden Boulevard that would link downtown Caldwell to downtown Boise. Express
routes would serve limited stops and operate at 15 to 30 minute peak hour
frequencies and 30 to 60 minute midday frequencies.
The development agreement calls for amulti-use pathway along Chinden Boulevard.
In the absence of a sidewalk on Chinden Boulevard, amulti-use pathway would
provide access to future transit stops along the corridor. A future pathway should
consider access issues and spacing for a future bus landing pad. At a minimum,
landing pads require a solid surface area, contiguous to the street curb, that provide
at least 5 feet parallel to the street and at least 8 feet perpendicular to the street. A
future bus stop would likely be placed near major intersections (e.g., Chinden
Boulevard /Locust Grove Road), and are ideally placed on the far side (e.g.,
southeast) of intersections.
The proposed development is in the Meridian School District boundary, and is within
the River Valley Elementary enrollment area. The proposed development is
approximately 3.5 miles from River Valley Elementary school and is not in a walk-to-
school zone. The proposed development is approximately 2 miles from both the
Charles F. McDevitt Youth Complex and Hobble Creek Park, which are the nearest
public parks.
If you have any questions, please contact Carl Miller at COMPASS, 208-475-2239 or
cmiller@compassidaho.org.
Sincerely,
~ f;
Matthew J. Stoll
Executive Director
pc; Mindy Wallace, Ada County Highway District
File 701
CM:nb T.\FY13\700 Services\701 General Membership Services\Deveiopment Review\City of Meridian\Three
Corners.doex