HomeMy WebLinkAboutPZ - Narrative Conditional Use Permit
Application
1475 FRANKLIN ROAD MULTIFAMILY PROJECT
1475 Franklin Road, Meridian, ID 83642 I Parcel S1118110051
Applicant: Applicant's Agent: Consultant Team:
STACK ROCK
Matthew Sericati Pivot not th G R o u P
Nasland
pivot north
June 28, 2024
Project: 1475 Franklin Multifamily
Address: 1475 Franklin Road, Meridian, ID 83642
Zoning District: R-40
Future Land Use Map (FLUM): MU-C
Project Overview
The proposed project located at 1475 E Franklin Rd in Meridian, ID is proposing a Conditional Use
Modification to previously approved CUP H-2023-0048, approved by the Planning and Zoning
Commission on December 7, 2023. The project remains a 36-unit multifamily community. The
previous project proposed all units to be two-bedroom, two-bathroom units all between 1,100 and
1,200 square feet. The current proposal is for 18 one-bedroom units averaging 832 square feet and
18 two-bedroom, two-bathroom units averaging 1,073 square feet. The units are arranged in three
four-story buildings each containing 12 units. The units are accessed from a central corridor /
stairwell within each building. Each unit will have its own 80 square foot private patio or balcony.
The project will offer accessible units on the ground level of the buildings. Parking is provided per
UDC 11-3C-6, with six additional parking spaces provided beyond the requirements for unit and
guest parking. See Site Plan CUP-02.
Amenities
There are several amenities proposed for resident use on this project site. To the north and east
of the site is proposed a multi-use pathway connecting the entire site from Locust Grove Road to
Franklin Road along the neighboring ACHD property. The neighboring ACHD property is a well-
maintained riparian buffer with wildlife habitat. The multi-use pathway will be accompanied with a
wrought-iron-look fence, providing an aesthetic value as well as visual transparency to the riparian
ACHD site.
At the center of the site, a picnic pavilion is proposed with covered seating. At this pavilion, mail
service, maintenance storage, and flexible leasing office space is also proposed. Adjacent the
pavilion is a grass open area, accommodating active recreation such as frisbee, cornhole, or a dog
play area. This central zone also contains bike parking for the site.
Per UDC 11-4-3-27, D, the project amenities fulfill the various categories for multifamily
developments. In the Quality of Life category (A), the project provides both an outdoor clubhouse
and enclosed storage. In the Open Space category (B), the project provides a picnic area. In the
Recreation category (C), the project provides a walking trail along the perimeter of the site
overlooking the ACHD riparian site. Lastly, in the Multi-modal category (D) the project provides a
bicycle repair station. Per UDC 11-4-3-27, B.7, the project also provides an enclosed flex space and
maintenance storage within the outdoor pavilion.
See Site Plan CUP-02 for the location and relationship of site amenities.
Project Statistics
The proposed project contains 36 total market rate units and associated residential amenities.
Unit types, sizes, counts, and parking calculations are indicated below:
116 South 61" Street, Boise, Idaho 83702 1 208.690.3108
PIVOTNORTHDESIGN.COA 1
pivot north
Unit Type Count Average Parking Ratio Parking Covered Required Bicycle
Size per 11-3C-6 Stalls Parking Stalls Parking
(DUs : Stalls) Required Required (Bicycle : Vehicle
Stalls)
1-Bedroom 18 832 SF 1:1.5 27 18
2-Bedroom 18 1,073 SF 1:2 36 18
Guest 1/10 DUs 4 -
1:25
Total 36 953 SF - 67 36 3
In response to the PreApp (PREAPP-2024-0074) comments, additional parking stalls exceeding the
required parking count were added to the site. The project provides a total of 70+ spaces, 36 of
which are covered. Four (4) accessible parking stalls are provided, two (2) of which are covered.
The accessible covered parking is located in close proximity to the entrance of Building#3. See
Site Plan CUP-02.
Access
The buildings are configured with access facing the multi-use pathway on the east and north of
the site. Parking Lots are disbursed throughout the site to allow residents to park in close proximity
to their respective building entrance. At each building entrance, a multi-technology keypad,
programmable for entry by police and emergency personnel.
A central outdoor amenity space opens to the south, facing the resident parking lot. (see Site Plan
SP1). Vehicular access is located off of Locust Grove Road, per the recommendation of ACHD
noted in the previous CUP submittal (H-2023-0556). This vehicular entry point to the site was
chosen over Franklin Road due to its status as an arterial road. The design proposes a right hand
turn only exiting the site onto Locust Grove Road due to the high traffic volume. The existing
access to the site off of Franklin Road will be removed, and only a pedestrian connection to the
sidewalk will remain.
A vehicular and a pedestrian connection to the neighboring sites is proposed to the south and to
the west, per the PreApp comment for interconnected sites. To the west is a commercial
business. The connection to the west will allow residents to use the parking lot of the adjacent
site to reach Franklin Road. The site to the south is currently under developed, with a single family
home on a large lot. We have provided a connection per requested by the City in the PreApp
meeting.
Zoning
The property is zoned R-40 which allows for high-density residential, which is defined as a
maximum of 44 dwelling units per acre, per UDC 11-2A-8. The proposed unit count of 36 units on
2.392 acres or 104,196 SF provides approximately 15 units per acre.
Comprehensive Plan Compliance
The project is located in a Mixed-Use Community zone per the Future Land Use Map (FLUM).
Mixed-Use Community zone is characterized by community-serving uses and dwellings seamlessly
integrated into urban fabric. The intent is to provide a variety of uses, including residential, avoiding
a neighborhood of pre-dominantly single-family homes and commercial strip buildings. The
116 South 6t" Street, Boise, Idaho 83702 1 208.690.3108
PIVOTNORTHDESIGN.COA 2
pivot north
desired density range for a MU-C zone is 6 to 15 units per acre.
The project reinforces the following goals of the Comprehensive Plan:
2.01.01G - Avoid the concentration of any one housing type or lot size in any geographical area;
provide for diverse housing types throughout the City.
A mix of residential housing types consisting of apartments and single-family dwellings (low- and
medium- density) exist within a half mile of this site.
2.01.01H - Locate higher density housing near corridors with existing or planned transit, Downtown,
and in proximity to employment centers.
The proposed multifamily development is located adjacent to two arterial streets and in proximity
to employment centers along Eagle Road. This site is located within one (1) mile of Valley Regional
Transit's (VRT) Route 30 Pine and In the previous CUP submission, it was noted that VRT requested
a new bus stop is provided along Locust Grove Road with this development. However, a call with
VRT in May 2024 concluded that future service is not planned for Locust Grove Rd.
The project is also located within the Franklin Road corridor, with many employment centers
within a 1-5 mile radius.
02.01.02D - Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents.
The proposed multifamily apartments will contribute to the variety of housing types in the City.
02.02.02 - Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe.
This is an undeveloped infill property in the City. Development of this property will maximize public
services.
03.03.03A - Ensure development is connected to City of Meridian water and sanitary sewer systems
and the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.
The proposed development will connect to City water and sewer systems. Services are required to
be provided to and through this development in accord with current City plans. See Civil Plan C2.0.
03.03.03F- Permit new development only where it can be adequately served by critical public
facilities and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services.
City water and sewer services are available and can be extended by the developer with
development in accord with UDC 11- 3A- 21.
03.03.03G - Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks, water and sewer utilities.
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided
with development as proposed.
03.07.00 - Encourage compatible uses and site design to minimize conflicts and maximize use of
land.
The proposed multifamily apartments should be compatible with existing single-family homes to
the southeast and industrial uses to the west. A dense landscape buffer exists along the west
boundary of this site, which will buffer the proposed residential use from the industrial use.
04.05.03B - Slow the outward progression of the City's limits by discouraging fringe area
development,- encourage development of vacant or underutilized parcels currently within City limits.
116 South 6t" Street, Boise, Idaho 83702 1 208.690.3108
PIVOTNORTHDESIGN.COA 3
pivot north
Development of the subject vacant land, currently in the City limits, is encouraged over parcels on
the fringe of the City. The development of this property will result in better provision of City
services.
c
o_
G w E Lanark St
�g St
Z
im o Z
Z J
z
l s
E•FRANKLI
NN RD
L
/ e =E Piper
-
3 �•'a�1prl
Y 3`• i
E Kalispell F
co
E Kalispell St St
AL
U) :3r-1h E Autumn
For =I'll 0'
_ ---�E=Bow
_ � l
E Wate rtower St N j ` 4' <: N
i-_ "°— M m��` �S-Gres
I O Ee0l eD 4
ha Pnli�n �F CrC-Pra'f� .�._LO E > E\N.
Figure 1. Future Land Use Map (FLUM) designation (project site in white), City of Meridian Comprehensive Plan.
116 South 61" Street, Boise, Idaho 83702 1 208.690.3108
PIVOTNORTHDESIGN.COA 4