HomeMy WebLinkAboutPZ - Staff Report for 11-7 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 11/7/2024 legend -
DATE: Project Location _
TO: Planning&Zoning Commission I..Area of impact
V= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
208-884-5533
nnapoli@meridiancity.org ___- __-`
APPLICANT: Brandon Swanson ------
SUBJECT: H-2024-0047 -
Black Cat East
LOCATION: Located at 935 S.Black Cat Road in the
NE 1/4 of the SE 1/4 of Section 16,T.3N.,
R.1 W.
1 PROJECT OVERVIEW
A. Summary
Annexation of 3.62 acres of land with the I-L zoning district to construct an approximately
74,365 square foot industrial building. This application also includes a modification to the
development agreement to include this property in the development agreement for Black Cat
Industrial(H-2021-0064).
B. Recommendation
Staff: Approval
Commission Recommendation: Pending.
C. Decision
Select: Pending.
City of Meridian I Department Report 1. Project Overview
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential in Ada County -
Proposed Land Use(s) Industrial -
Existing/Proposed Zoning RUT Ada County Zoning/I-L(Light Industrial) V.A.2
II. Future Land Use Designation Mixed Employment V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 7/25/2024
Neighborhood Meeting 7/18/2024
Site posting date 10/28/2024
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District III.D
• Comments Received Yes -
• Commission Action Required No -
• Access W. Grand Mogul Way and N.Black Cat Road(Collector -
and Arterial roads)
• Traffic Level of Service Better than E -
ITD Comments Received Yes
Meridian Public Works Wastewater
• Distance to Mainline Stubbed to site
• Impacts or Concerns No
Meridian Public Works Water
• Distance to Mainline Stubbed to site
• Impacts or Concerns No
Note: See section IV. City/Agency Comments&Conditions or the public record at Public Record for
agency comments received on this application.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject property is within the Ten Mile Interchange Specific Area Plan (TMISAP) and
designated as Mixed Employment on the Future Land Use Map(FLUM). This designation is
described by the TMISAP as an area to encourage a diversity of compatible land uses that may
include a mixture of office,research and specialized employment areas, light industrial
including manufacturing and assembly, and other miscellaneous uses. Mixed Employment
areas should provide a variety of flexible sites for small,local or start-up businesses, as well as
sites for large national or regional enterprises. Mixed density employment will accommodate a
wide variety of employers and serve as a primary gateway to Meridian and Meridian's prosperity.
In the Mixed Employment FLUM designation,the preferred zoning is M-E,however other zones
may be appropriate when/if it is determined the requesting zone aligns with the vision of the plan
and integrates with surrounding properties. The applicant is requesting to annex this property with
the I-L zoning district. The reason for their request for this zone is to integrate the proposed
development with the existing Black Cat Industrial development that is currently underway,
which is also zoned I-L. Staff finds I-L zoning is appropriate for this property based on the
development occurring in the area.
Table 4: Proiect Overview
Description Details
History H-2021-0064 AZ;DA Inst#2022-082504
Acreage 3.1 acres
B. History and Process
This property was part of the initial application for Black Cat Industrial(H-2021-0064),but it was
not annexed at that time. The applicant is now seeking annexation to integrate this property into
the surrounding development and align it with broader planning efforts in the area. While I-L is
not the preferred zone in the Mixed-Employment designation,the City Council previously
approved a request for this zone in the surrounding development. Due to this,the applicant
requests the same exceptions granted by the City Council in the previous application to ensure
cohesive and consistent development.
The development agreement stipulates that certain road improvements are required when specific
square footage thresholds are met. Currently,the site has 559,295 square feet of industrial space
under development, and this application will bring the total to over 600,000 square feet once
constructed. When the total exceeds 960,000 square feet,the following improvements shall be
completed prior to 1,500,000 square feet being reached per the DA and ACHD recommendations:
Black Cat Road will be widened to five lanes between Grand Mogul Drive and Franklin;the
intersection of Black Cat and Franklin must be upgraded; and the intersection of McDermott and
Franklin will need to be improved with a two-way left turn lane unless Franklin has already been
widened to five lanes.
Note: City Council previously found that the Center met the goals of the TMISAP. The inclusion
of the Property within the Center's boundaries is a continuation of that approval and allows
the Property to be developed in accord with the larger industrial business complex.
City of Meridian I Department Report III. Staff Analysis
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The applicant seeks to annex and zone the property as Light Industrial(I-L),which allows for
a variety of uses. The narrative states the Black Cat Business Center would provide in-
demand manufacturing,heavier office build-out, flex industrial and accessory retail,
warehousing and distributing facilities in this region. Currently,the existing Development
Agreement limits certain activities, specifically prohibiting"storage facility, self-service"and
vehicle impound sales and repair unless conducted entirely indoors. This restriction aims to
support industrial users and job creation. The property will remain subject to the same
Development Agreement provisions,along with additional requirements as specified in
Section III.
According to the concept plan,the predominant use appears to be warehousing and
distribution,which is consistent with the surrounding area and aligns with the City Council's
previous approval. Given this consistency, staff recommends that this parcel be developed in
accordance with that approval to ensure an integrated approach.
2. Dimensional Standards (UDC 11-2):
The I-L zoning district requires a 35' street setback,20' landscape buffer along collector
streets, 25' wide buffer along arterial streets, and allows height up to 50'. The concept plan
and elevations submitted appear to meet these requirements.
D. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 20-foot wide landscape buffer is required adjacent to collector streets (W. Grand
Mogul Drive), and a 25-foot wide buffer required adjacent to arterial streets(S. Black Cat
Rd). These buffers shall be landscaped per the standards in UDC 11-3B-7C. Landscaping
requirements will be analyzed with the Certificate of Zoning Compliance.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8. The requirements include 5 ft.perimeter adjacent to streets and islands of
at least 50 sq. ft. per every 12 parking spaces. These requirements will be analyzed with
the Certificate of Zoning Compliance.
iii. Tree preservation
A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance
detailing all existing trees and methods of mitigation outlined by the City Arborist before
any trees are to be removed as set forth in UDC 11-3B-1OC.5.
iv. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Drainage swales should not be within the landscape setbacks along S. Black Cat Road.
v. Pathway landscaping
It appears that 5 feet of landscaping is provided on both sides of the proposed pathways.
However,these requirements will be analyzed with the Certificate of Zoning
Compliance.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
City of Meridian I Department Report III. Staff Analysis
UDC 11-3C-6 requires one space for every two thousand(2,000) sq. ft. of gross floor
area in industrial districts. The applicant is proposing 69 parking spaces on the concept
plan which exceeds the 37 spaces that are required with the building(74,365 square feet).
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C.Bicycle parking
is not depicted and the plans shall be revised to incorporate the location of the bicycle
parking with the Certificate of Zoning Compliance submittal that meet these
requirements. The applicant has agreed to include bicycle parking with future submittals.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
Goals 5.01.02C and 2.09.03A of the comprehensive plan promote area beautification and
community identity through heightened design standards providing distinct and engaging
identities.
In response,the developer is proposing a large one-story industrial building(with higher
ceilings and upper windows to appear as two-story)comprised of tilt-up concrete,moderate
to large setbacks from the street,and frontages below the required 30%fenestration
requirement along public streets as mentioned in the ASM. Primary entrances are oriented
inward toward the parking lots rather than toward the street(N. Black Cat Road). The
applicant's narrative states that due to security and visibility concerns, lack of access to
directly to Black Cat Road,and frontage parking being discouraged, the light industrial use of
the buildings does not support windows across the entire frontage.As an alternative,they
propose enhanced glazing at corner entry elements as shown in the renderings.
The Architectural Standards Manual requires modulation in the surface plane at intervals of
no less than 50 feet. It also requires at least two pedestrian-scale architectural features and
physical distinctions to anchor the building, along with a minimum of two different field
materials and one accent material.
The DA mandates adherence to the TMISAP design guidelines and the ASM. Since the ASM
sets a more stringent requirement of 30% fenestration compared to the 20% specified by the
TMISAP, compliance with the ASM(30% fenestration) is necessary. However,the applicant
may request a design standards exception during the review process to potentially reduce the
fenestration to 20%in accordance with the TMISAP. Given the building's prominent location
at the corner of Black Cat and 1-84,the applicant shall increase the fenestration to meet the
30%requirement or apply for a design standard exception. This adjustment should be evident
on the northern section of the east-facing facade,which is visible before the overpass.
Additionally, staff recommends adding landscaping at the base of the east fagade to create
pedestrian-scale elements while helping break up the building's fagade.
While staff believes the current proposal may struggle to meet all design requirements
outlined in TMISAP for Mixed Employment—such as variations in building height,primary
frontage orientation, and ground-floor transparency—the City Council previously determined
that the Center met TMISAP goals. Including this Property within the Center's boundaries
continues that approval and allows for its development in alignment with the larger industrial
business complex.
City of Meridian I Department Report 111. Staff Analysis
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.02B emphasizes reducing the number of access points onto arterial streets by
utilizing strategies such as cross-access agreements, access management, and the creation of
frontage and backage roads,while also improving connectivity between local and collector
streets. Access is proposed from W. Grand Mogul Drive(a collector street)using an existing
curb cut and private drive aisle leading to this property. The road infrastructure in the
surrounding area is as follows:
W. Franklin Road to the west of the subject property is presently 2 lanes with no curb, gutter
or sidewalk. S. Black Cat Road. is presently 2 lanes with no curb,gutter or sidewalk. The
ACHD Capital Improvements Integrated Five Year Work Plan(IFYWP) shows the
intersection of Franklin Road and McDermott Road to be constructed as a multi-lane
roundabout sometime after 2027. Black Cat Road is listed to be widened to 5 lanes between
W. Overland Road.to W. Franklin Road in 2036 to 2040. W. Franklin Road. is planned to be
widened to 5 lanes between W. McDermott Rd and S.Black Cat Rd sometime after 2028. W.
Franklin Road is eventually intended to connect to SH 16 by a signalized intersection.
In 2022, a traffic impact study was completed with the previous application and is not
required with this application. However,the TIS addressed concerns regarding traffic from
this development and it was found that the infrastructure will be able to manage the 2.2
million square feet that will be developed within the broader project. This property was
included in that scope.
Since this approval,there has been a significant amount of development in the vicinity that is
either being built or has been approved. This includes 378,360 square feet of commercial and
industrial uses across Black Cat Road as a part of Farmstone(H-2023-0045),256 residential
building lots to the northeast as a part of Avani Subdivision(H-2023-0049), 552 Dwelling
units as a part of Vanguard Village, 330 single family lots and 240 apartments as a part of
Braya Subdivision, and a large amount of commercial, industrial, and residential in the
District at Ten Mile,which contribute impacts to the area roadways. These developments also
have requirements and restrictions on development until certain road improvements are
completed.
Specific to this applicant,the development agreement specifies that certain road
improvements are required once specific square footage thresholds are reached. Currently,the
site features 559,295 square feet of industrial space under development,and this application
will increase the total to over 600,000 square feet once constructed. When the total exceeds
960,000 square feet,the following improvements shall be completed prior to 1,500,000
square feet being reached per the DA and ACHD recommendations: Black Cat Road will be
widened to five lanes between Grand Mogul Drive and Franklin; the intersection of Black Cat
and Franklin must be upgraded; and the McDermott and Franklin intersection will need
enhancements, including a two-way left turn lane,unless Franklin has already been widened
to five lanes.
2. Multiuse Pathways and Sidewalks (UDC 11-3A-17) (UDC 11-3A-5):
The previously approved multi-use pathway is located along W. Grand Mogul Drive. This
application proposes an extension of the detached multi-use pathways along the collector
road(W. Grand Mogul Drive). However,the applicant has informed staff that the 10-foot
multi-use pathway has already been installed. Staff will require the pathway to be shown and
dimensioned as 10-feet with submittal of the certificate of zoning compliance. The concept
plan also includes a 5-foot detached sidewalk along S. Black Cat Road,which terminates in
the middle of the parcel. ACHD has approved the construction of a 5-foot detached sidewalk,
and staff supports this recommendation because a 5-foot detached sidewalk has already been
City of Meridian I Department Report III. Staff Analysis
constructed on N. Black Cat north of this site.While the City usually mandates a 10-foot
detached sidewalk along arterial roads,discussions with the applicant,ACHD, and the Parks
Department have led staff to favor the 5-foot width in this case. Furthermore, staff
recommends installing signage to alert pedestrians about the sidewalk's end.
Additionally,the concept plan indicates detached sidewalks of an unspecified width
paralleling the new collector street on the north portion of the site.
There is no pedestrian connection from this sidewalk to the front entrances for any of the
suites. The applicant shall provide a pedestrian connection point to the entrances of the suites.
If the pedestrian walkway crosses vehicular driving surfaces, it is required to be distinguished
from the vehicular driving surface through the use of pavers, colored or scored concrete, or
bricks as set forth in UDC 11-3A-19B.4.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
development as set forth in UDC 11-3A-15.
2. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
3. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required and are available to be extended by
the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G&
3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required
to be provided with development.
lll.
CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
Prior to approval of the annexation ordinance, an addendum to the DA shall be entered into
between the City of Meridian,the property owner(s)at the time of annexation ordinance
adoption, and the developer. A certificate of zoning compliance shall not be submitted until
the amended DA and Ordinance is approved by City Council.
The addendum to the DA shall be signed by the property owner and returned to the Planning
Division within six(6)months of the City Council granting the annexation. The addendum to the
DA shall,at minimum, incorporate the following provisions IF City Council determines
annexation is in the best interest of the City:
a. Future development of this site shall be generally consistent with the concept plan,
landscape plan, and conceptual building elevations included in Section VIII and the
provisions contained herein.
b. The applicant shall comply with the design standards in the existing development
agreement(Instrument#2022-082504)with the addition of the following provisions.
• The northern half of the eastern fagade shall incorporate additional fenestration to
meet an average of 30%of fenestration required in the Architectural Standards
Manual or apply for a design standard exception to potentially reduce the fenestration
requirement to 20%in accordance with the TMISAP.
City of Meridian I Department Report III. City/Agency Comments &Conditions
• The east side of the building shall incorporate landscaping at the base of the building
to provide pedestrian scale elements and break up the wall plane.
Planning Division comments related to future application submittals:
1. Provide a pedestrian connection point to the entrances of the suites. If the pedestrian walkway
crosses vehicular driving surfaces, it is required to be distinguished from the vehicular
driving surface through the use of pavers, colored or scored concrete or bricks.
2. Signage shall be installed ahead of the pathway ending along N. Black Cat Road to warn
pedestrians of the ending walkway.
City of Meridian I Department Report III. City/Agency Comments &Conditions
B. Meridian Public Works
Wastewater
Dlstance to Sewer Awaila trle at Site
5ervirles
♦ Sewer Shed
• Estimated Pr41eft See appl lc&on
Sewer ERU's
+ WERF Declining
Balance
Project Consistent Yes
with WW Master
Plan/Facili Plan
Impact
s{concerns
+ See Publ Ic Works Slte Wbfic Conditions
Water
a Di sta rise to Water Water Avail able at Site
Services
a PressureZorre
a Esti mated Projert See appl leatlon
YVater ERUrS
• waterautrlity Norke
+ Project Consistent Yes
with Water Master
Plan
• IrnpadVConcerns None
NON-PLAT CONDITIONS
PUBIdC'4 WOK Ks DF_PARr.ietir
Site Specific Conditions of Approval
I.. if a Well a lucauyd on the site it must be nbanduned per regulatory nyuirements and prpof Of
abandonment must br pro%-Watt to the City.
2, Ensure no sewer services pass through infiltration trenches,
3- Provide 20'Easements for mains_hydrant lalerafs and wafer wvices. Easements should extend
up to the end of main+hydr:int/wftter metrr and l4'bcycmd it-
s- No pernianent strtte=es(trees,bushes,buildinks, carports,trash receptacle walls,fences,
infiltration trenches, light poles,et-C-)tobe built within the utility casement.
General Condltians of Approval
I- Applicant slfali coordirml.c Water and sewer main size and routing With tlrC Public Works
Depanrnent-
2- P{r M*ri4ian Wily Code(MCC),Ow,npphoftnt shall be resprmsiblc to install sewer rvtd water
mains to and through this devclapmcut. Applicant may be eligible for a reimbursement
agreement for infrastruclurc cnhancement per MCC 8-6-5.
City of Meridian I Department Report III. City/Agency Comments &Conditions
C. Meridian Park's Department
�WE
Parks and Recreation
Reviewer: Kim Warren/Pathways Project Manager
Planner Assigned; Nick Napoli
Projert Name: Black Cat East File No•:H-2024-b047—AZ,MBA Date: revised 10.31.2024
The fallowing will be required for developmentof the proposed project:
CONDITIONS OF APPROVAL—PATHWAYS-REVISED
1. The project developer shall design and construct multi-use pathways consistent with the location and
specifications set forth in the Meridian Pathways Master Plan Map and Master Pathways Plan Document
Chapter-1). Any proposed adjustments to pathway alignment shall be coordinated through the Pathways
Project Manager_
1. Prior tofinaIapproval the applicant Shall dedicate a public access easement fora
Rd ar far as iRl r_.and Mogkil r,P detached 10'wide sidewalks along both sides of W.Grand Mogul Dr_
Easements shall be a minimum of 1N wide(10'pathway+2'shoulder each side). Easement need only be
dedicated for multi-use pathways(or portions of the pathway)that lie outside the publir ROW.
Ilse stondrlyd City templrlte for public occess easement Submit all easements un irm through Citizen's
Access Portal,
3. Construct multi-use pathways per paving section based on existing site conditions as recommended by
project civil engineer in accord with UDC 11-3A-9 and 11-38-12. Prior to final approval the applicant's
engineer shall provide written documentation that the pathway segment was constructed per the
recommended specifications_
4. The owner(or representative association)of the property affected by each public access easement shall
have an ongoing obligation to maintain the multi-use pathway.
5. 5'high open vision fencingshall be installed between pathways and(live)water irrigation canals and laterals
as detailed in the Meridian Pathways Master Plan,Chapter 3,page--5_ All other Bence details per UDC 11-
3A-7.
6. Project developer shall be responsible for obtaining license agreement and other permission(s)as required
for constructing within irrigation district easements.
7. Should any discrepa"exist between these conditions of approval and the requirements of the irrigation
district,the developer shall work with Pathways Project Manager to achieve a pathway design that meets
both City and irrigation district objectives_City requirements as stated shall not(nor are they intended to)
overr ide those of the irrigation d istrirt having j urisdiction ove r the project area.
D. Ada County Highway District(ACHD)
City of Meridian I Department Report III. City/Agency Comments &Conditions
ACHDA-xisP*cAnn,
iu RresiQWrMlidnda rM,VKe-Prerssl
]im Hpn (�mmis_5igrrfir
Kent GoMtharM,Commi"oner
VA &W
Owe McKinnwy.CommlWorrer
Date:October 9,2024
To: Brandon Swanson,Sawtooth Development
Elizabeth Koeckeritz,Givens Pursley
Staff Contact:Sarn Standal,,Assistant Traffic Engineer
Project Description: Black Cat East Rezone and Annexation
Trip Generation_ This development is estimated to generate 330 vehicle trips per day,
33 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation
EngineersTrip Generation Manual,111h ion-
Proposed
Development
Area Roadway Level of —NM
Service ACHD Pr..,
Meets
•
Performance M-9asuraw
*.* 7T
LOS Planning ■
improvements?
Is Transit Available?
Comments; The tables above list the existing conditions of the surround ing
1V, roadways without the proposed development as this application is for annexation
connecting you to more
FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
City of Meridian I Department Report IV. Findings
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Based on previous approvals, Staff finds the proposed development is consistent with the
TMISAP designation of Mixed Employment and the proposed development will be a
continuation of the Black Cat Industrial Business Complex.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to I-L is not the preferred zoning in Mixed-
Employment, however I-L is consistent with the current zoning in this area and the planned
uses for the building support the purpose statement of the I-L zone.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
This application proposes to annex 3.62 acres ofproperty designated as an employment
center with the I-L zoning district to allow a "modern industrial business"center with a
concept plan that resembles a warehousing and distribution uses. Staff finds the proposed
development will not be detrimental to the public health, safety, and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Stafffinds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation(as applicable)is in the best interest of city.
Staff finds the proposed annexation and zone of I-L to be in the best interest of the city due to
City Councils previous approval for the larger surrounding development. This will allow the
property to develop in accord with the larger industrial business complex.
IV. ACTION
A. Staff:
Staff recommend approval of the proposed annexation with the requirement of a Development
Agreement.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report IV. Action
EXHIBITS
A. Project Area Maps
to Project Overview)
1. Aerial
V. Legend
Project Location
Area of Impact
l `
Analysis
2. Zoning Map
Legend
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B. Subject Site Photos
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City of Meridian Department Report V. Exhibits
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City of Meridian Department Report V. Exhibits
C. Service Accessibility Report
Overall Score: 2 1 st Percentile
Lccation Within 1,12 mile of City Limits YELLOW
Extension Sewer Trunkshed mains � 500 ft. from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time > 9 min. RED
Emergency Services Police Not enough data to report average response time RED
Pathways Within 1/4 mile of future pathways YELLM-V
Transit Not within 114 of current or future transit route RED
Ultimate configuration (#of lanes in master streets 0
Arterial Road Buildout Status plan) > existing (-# of lanes) & road IS NOT in 5 yr work RED
plan
School Walking Proximity From 1/2 to 1 mile walking YELL0Ikf
V
School Drivability Not within 2 miles driving of existing or future school RED
Parklalkability No park within walking distance by parktype RED
City of Meridian I Department Report V. Exhibits
D. Site Plan (date: 7/l/2024)
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E. Building Elevations(date: 7/l/2024)
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City of Meridian Department Report V. Exhibits
F. Annexation Legal Description& Exhibit Map
% - THE Page 1 of 1
LAND
6 R 0 U P
J*11.2024
P(q)ect me.121102
EXHBrr A
BLACK CAI RUAD—BUILDING L
hNNLXArION I]ESCRIPTIUN
A parcel of land located in the Northeast quarter of the Southeast Quarter of Section 16, 1owashlp 3
North,Range 1 West Base Mendian,Ada County,Idaho,being more particularly described as%llows:
Commencing at the East Quarter Corner of Section lio of said rownship 3 North, Range 1 west,From
which pant the Section Corner common to Sections 9,10,15 and 16 of said 1 ownship 3 North,Range 1
West bea rs south Oar 43'U!"West,a distance of 266ia35 feet distant),
hence from said Last Quarter Comer,south 00'43'OP'14e611,a distance of 99.89 feet on the East line of
said section 18 to the RUINI ill MGINNING;
I hence continuing South 00'43'07"West.a distance of 454-M feet on said East line;
Thence Marth 89'15'S3'West,a distance of 3alMfeetr
Thence North OU'46'01'East a distance of 454.28 feet;
Thence South 89' 18' 53" East, a distance of 341.44 feet on said Last line to the PLMNI UI
DUNNING.
he a"e described parcel CDFLUris 3-62 acres more or less
PRLPARLD BY:
HIE LAND GROUP,INC. AID
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James R.Washburn �F£V%
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402 E"s1 S4ore Drive.Suee 100.64191e.50110 M610 206AW.4041 thel"ndgmupirw urn
City of Meridian I Department Report V. Exhibits
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MISEAROUP
Annexation Description
City of Meridian I Department Report V. Exhibits