PZ - Narrative ® Horrocks .
December 30, 2022
Meridian City Planning Division
33 E Broadway Ave., Suite 102
Meridian, ID 83642
SUBJECT: Modern Craftsman Franklin by Baron Properties
Dear Planning Division:
On behalf of BPS Franklin Road, LLC, Horrocks is submitting several applications for the Baron Properties
Modern Craftsman Franklin project,AKA Colorado Ridge. We are submitting the following applications:
Annexation, Conditional Use Permit, Private Street, Preliminary Plat, and Development Agreement
Modification. This project will be located on parcel numbers 51210336521, S1210336450, and
51210336405.The site is located north of W Franklin Road and east of N Black Cat Road.The site
encompasses 11.464 acres.
Annexation
We are requesting annexation of 10.291 acres.The two largest parcels are currently zoned RUT and the
third and smallest parcel is zoned R-15. Our request is to bring all parcels to the R-15 zone.The parcel
directly to our north is annexed into the city and is zoned R-15 along with the parcel to our west.The
parcel to our east has also been annexed in and is zoned TN-R.
This project will create an attainable housing option within the City of Meridian, in a multi-family
residential setting. Modern Craftsman Franklin will provide residents with many choices of dwelling
types including single-family living homes, duplexes, and 6-plex apartments.These homes are available
to rent while the residents enjoy the pleasures of living with community amenities, without the upkeep
of typical home ownership. Baron Properties will have on-site staff to oversee the day-to-day property
maintenance. Modern Craftsman Franklin will include 122 total dwelling units. Below are the numbers
for each type of unit:
• (56) 1 Bedroom/1 Bathroom
• (46) 2 Bedroom/2 Bathroom
• (20) 3 Bedroom/2 Bathroom
The site's FLUM (Future Land Use Map) designation is MHDR (Medium-High Density Residential) and
allows for the mix of dwelling types that we have included. Our residential gross density is an average of
ten dwellings units per acre which fits within the recommended eight to twelve.The site will include
many convenient and integrated amenities, encouraging social activity and engagement. The list of
these amenities can be found in the Preliminary Plat section of this narrative.
We believe that our request to be annexed into the City of Meridian and be given a zone of R-15 is in
alignment with the City's Comprehensive Plan and Future Land Use Map. We believe a recommendation
of approval is in the best interest of the city.
208-895-2520 1 Horrocks.com
2775 West Navigator Drive,Suite 210,Meridian,ID 83642
Conditional Use Permit
Due to the inclusion of multi-family units within a R-15 zone, a Conditional Use Permit is required. We
feel that the project complies with the specific use standards by having designed a safe, attractive, and
well-maintained neighborhood.The site provides 1.26 acres (11%) of open space which is greater than
the required 10%.The site also provides several amenities that are listed below in the Preliminary Plat
section.The on-site amenities provide for quality of life, open space and recreation to meet the needs of
the residents. Due to the number of dwelling units being greater than twenty, a property management
office, maintenance storage area, central mailbox location and a directory and map of the development
have been incorporated into the design.
Private Street
The addition of private streets is necessary to provide adequate access throughout the site, these
roadways will be evaluated by the City of Meridian and reviewed for ACHD Roadway Standards.
Preliminary Plat
The Modern Craftsman Franklin project includes a clubhouse that will feature a pool, hot tub, splash
pad, gym, conference room, community room, covered patio with BBQ, and a fire pit. Other amenities
include a playground, dog park, and several grassy open areas.The project also includes 1.26 acres of
open space.There are a total of 268 parking stalls and 30 spaces for bicycle parking.There are four large
storage units that each have 17 spaces for a total of 68 storage spaces.The unique aspect of this project
is that the plat contains only one lot.The dwelling units are all built on one lot that is owned and
maintained by Baron Properties.The total acreage is 11.464 acres. At this time, no variance is being
requested.
Development Agreement Modification
Due to parcel S1210336405 being included in an existing Development Agreement(Inst.#2020-117678),
this modification is needed. We request to remove that property from the existing Compass Charter
School Development Agreement for the purpose of incorporating it into the Modern Craftsman Franklin
project.The property owner information that should be included in the new Development Agreement is:
BPS Franklin Road, LLC
1401 17th Street, Suite 700
Denver, CO 80202
Ten Mile Crossing Design Guidelines
The site is located with the Ten Mile Crossing Specific Area Plan.The Ten Mile Crossing Design
Guidelines have been studied and applied to the design of this project. Some of the examples of how the
design fits within these guidelines are listed below:
• Building height meet the MUDC requirements.
• All entryways provide building overhangs or other projections, utilize the use of material
changes, and are pedestrian friendly. Entryways are also easily identified and will contain other
additional enhancements such as additional landscaping and lighting.
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• Roofs will be constructed of Architectural Asphalt Shingles, which are durable and of high
quality.
• At least two distinct materials/colors are used on all buildings such as lap siding and stone.
• Colors are not highly saturated and are harmonious.
• The residential dwellings vary in size, type, and configuration.
• Variations of form are used to help delineate between the different densities of residential
dwellings, storage areas, and amenity areas.
• The design maintains consistent and contiguous pedestrian environments.
Conclusion
Horrocks Engineers is pleased to submit this application and associated documents to the Meridian City
Planning Division for review. We feel this project adequately meets all applicable zoning regulations and
requirements. We look forward to working with the city planning staff to maneuver it through the
approval process.
Sincerely,
Kindi Moosman
Planner II, Horrocks
P: 435-669-4579 1 E: kindi.moosman@horrocks.com
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