Narrative V2Ferney Subdivision
(Annexation/Rezone and Preliminary Plat)
WRITTEN NARRATIVE
Introduction:
Franklin Storage LLC is requesting annexation and rezone to I-L (Light Industrial District) of
property located north of E. Franklin Road and west of N. Cloverdale Road, for a future flex -
space building and mini -storage facility. The area within the annexation and rezone request is
5.63 acres. The preliminary plat includes two industrial lots and an east extension of E. Lanark
Street on 4.93 acres.
The development will have two primary uses on the property; a 76,398-square-foot flex -space
building and a mini -storage facility consisting of five buildings. The applicant anticipates the
subdivision will be constructed in one phase in 2022.
History, Adjacent Uses and Zones:
Application for annexation and rezone to I-L (Light Industrial) was submitted on the subject
property in 2020. The application included a concept plan showing a sole use of mini storage on
the parcel. The City recommended the applicant withdraw the application and incorporate a
flex -space use along with a preliminary plat. The applicant withdrew the request for annexation
and is resubmitting the appropriate applications and uses consistent with staff s recommendation.
Adjacent uses around the parcel include railroad right-of-way along the north boundary; E.
Franklin Road adjoins the south boundary and an undeveloped parcel, zoned L-O (Limited
Office) south of the arterial; a rural residential/agricultural parcel zoned RUT (Rural Urban
Transition) adjoins the east boundary; and an industrial development platted as Seyam East
which is zoned I-L (Light Industrial) abuts the west boundary. The subject parcel is currently
vacant, with the Gruber Lateral located along the north boundary.
A neighborhood meeting was held at the Engineering Solutions building on November 22, 2021.
No property owners attended the meeting. Therefore, we believe there are no objections to the
annexation and rezone to I-L or the proposed uses.
Comprehensive Plan:
The property is designated on the Land Use Map as General Industrial. This designation allows
for a range of uses that support industrial and commercial activities. The industrial uses may
include warehouses, storage units, light manufacturing, flex space and incidental retail and office
uses. The I-L (Light Industrial) or I-H (Heavy Industrial) zones are acceptable within the
Industrial designation
Landscaping and Buffering:
A 35-foot-wide landscape easement will be provided along the frontage of E. Franklin Road as
required by the UDC. A five -foot -wide landscape buffer is provided along the west property
boundary which adjoins an existing I-L (Light Industrial) zone. A fifteen -foot -wide landscape
buffer is proposed along the east boundary adjoining the existing rural/residential use. The UDC
requires a 20-foot-wide land use buffer from industrial to residential. However, the existing
residential/rural use is anticipated to be an interim use since the adjoining parcel is designated as
Industrial on Comprehensive Plan Land Use Map. The applicant is meeting with the property
owner to obtain a consent for a reduced land use buffer width.
Utilities:
An existing 12-inch water main is located within E. Franklin Road, with an 8-inch water main
located within E. Lanark Street. The applicant will be required to extend the 8-inch water main
in the extension of E. Lanark Street and south through the mini -storage facility, connecting to the
12-inch water main in Franklin Road. According to the Meridian Water Department, adequate
fire flow is available to serve the proposed project.
An existing 8-inch sewer main line is located within E. Lanark Street and will serve the subject
site. All other utilities including power, telephone, natural gas, and cable are available to the
site.
Transportation:
E. Franklin Road is designated as a principal arterial and is improved with 5 travel lanes, vertical
curb, gutter and 7-foot-wide sidewalk adjacent to the site. The applicant will extend E. Lanark
Street, a collector roadway, through the subject site for approximately 214 feet with a temporary
turnaround. Lanark will have a 60-foot-wide right-of-way and will be improved with a 46-foot
street section including vertical curb, gutter and 7-foot-wide sidewalk.
Pathways:
The Meridian Pathway Coordinator has requested a 14-foot-wide pedestrian pathway easement
along the railroad corridor for a future multi -use path.
Gravity and Pressure Irrigation:
The property lies within the boundary of Nampa -Meridian Irrigation District and has water rights
for the 4.92 acres. The designated delivery to the subject site is from the Gruber Lateral.
Site Plan:
A conceptual site plan depicting the future improvements on the property prepared by Hatch
Design Architecture is included with the application. The plan is representative of the proposed
buildings, uses, parking, and internal vehicular circulation. Elevations of the proposed flex -
space and the self -storage buildings are included in the submittal packet.
The exposure of the self -storage buildings located along the Franklin Road corridor will be
minimal with only the ends of buildings visible from the roadway. The primary access to the
facility will be from E. Lanark Street with an emergency vehicle access at Franklin Road.
Parking spaces and a landscape buffer adjacent to Lanark will be provided.
The flex -space building is oriented to E. Lanark Street with two approaches and a loop drive
aisle around the structure with ample parking and landscape buffers along Lanark Street and on
the east and west boundary.
Preliminary Plat:
The preliminary plat consists of two lots on 4.93 acres with an extension of E. Lanark Street. A
temporary turnaround is delineated on the preliminary plat as the collector will be extended to
the east with future interconnection to the Ada County Highway District Traffic Operations site,
providing a new northern street linking Lanark to Franklin Road. The average lot size is
101,102.7 square feet and the minimum lot size is 76,398.1 square feet (1.75 acres).
Summary:
The proposed light industrial development is consistent with the Industrial designation on the
Meridian Comprehensive Plan Land Use Map. The extension of Lanark Street and utilities
complies with the transportation, sewer, and water master plans. The Planning and Zoning
Commission staff expressed their desire for a mixed industrial use, which is being proposed.
The staff also wanted more information including a landscape plan, building elevations and
preliminary plat reflective of the proposed development. These plans have been included in the
application.