HomeMy WebLinkAboutPZ - Staff Report for 12-5 Revised COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT o a H o
HEARING 12/5/2024 Legendr1
DATE: Project Location
TO: Planning&Zoning Commission Area of Impact
}= City Limits
FROM: Nick Napoli,Associate Planner O analysis '
r
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Jeff Hatch
SUBJECT: H-2024-0055
Foldesi Reserve
LOCATION: Located at 3915 N. Ten Mile Road in
North '/z of the SE'/4 of Section 34,
TAN.,R.1W.
I. PROJECT OVERVIEW
A. Summary
Annexation of 3.31 acres of land for the construction of approximately 46,005 square feet of
industrial space in the I-L zoning district,By Jeff Hatch.
B. Recommendation
Staff: Approval with Conditions
C. Decision
Commission:
Council:
City of Meridian I Department Report I. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential -
Proposed Land Use(s) Industrial/Flex Space -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning I-L
Adopted FLUM Designation Mixed Use Non-Residential(MUNR) VII.A.3
Proposed FLUM Designation Mixed Use Non-Residential(MUNR)
Table 2: Process Facts
Description Details
Preapplication Meeting date 7/16/2024
Neighborhood Meeting 9/23/2024
Site posting date 11/22/2024
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.D
• Comments Received Yes -
• Commission Action Required No -
• Access Existing driveway to N. Ten Mile Rd(arterial); -
Consolidating the 3 access points to a single access point.
• Traffic Level of Service Better than E -
ITD Comments Received Yes
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at the site.
r
• Impacts or Concerns No
Meridian Public Works Water IV.B
• Distance to Mainline Available at the site. `
• Impacts or Concerns Yes: Connection to Ten Mile Road and to the water main
on the south boundary will be required at time of
development.
Note: See section IV. City/Agency Comments&Conditions for comments received or see public record
https:llweblink.meridiancioy.org/WebLink/Browse.aspx?id=365958&dbid=0&repo=MeridianCioX.
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 designated as Mixed Use Non-Residential on the Future Land Use Map
(FLUM). The proposed zoning of Light Industrial(I-L)is consistent with the FLUM. The
applicant is proposing to construct approximately 46,005 square feet of industrial space and self-
storage(storage condos). These uses are listed as allowed in the I-L zoning in the UDC and
Comprehensive Plan.
The subject site is surrounded by self-service storage facilities as this property is within the
proximity of the Cities wastewater plant. Industrial spaces and self-storage facilities are a desired
use specified in the Mixed-Use Non-Residential designation,as noted above. These spaces
provide employment opportunities and valuable spaces for small-scale industrial businesses. Each
user will be evaluated at the time of applying for certificate of occupancy.
Table 4: Proiect Overview
Description Details
History N/A
Acreage 3.31 acres
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The site currently contains seven(7)residential and accessory structures. Prior to the issuance
of the building permit,these structures shall be removed.
2. Proposed Use Analysis (UDC 11-2):
The applicant has indicated the proposed uses for the site intends to be industrial spaces and
self-storage buildings. The use of industrial buildings and self-storage facilities(storage
condos) aligns with the Mixed-Use Non-Residential(MUNR) future land use designation,
which accommodates a range of commercial and industrial users. This project not only
provides employment and industrial options within city limits but also advances the city's
economic goals and meets the needs of its residents. Specifically,it complies with Policy
3.07.01D,which promotes the preservation of industrial land by discouraging non-industrial
uses and emphasizing light manufacturing,distribution, flex-space, and base employment.
Additionally, it aligns with Policy 3.03.01E,which encourages infill development within the
city. The property's location adjacent to N. Ten Mile Road enhances its accessibility and
supports the local industrial landscape, addressing the demand for such developments in both
the immediate area and the wider community. Furthermore, industrial buildings and self-
storage facilities are permitted in the I-L zoning district which supports the applicant
proposal.
3. Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the I-L zoning
district in UDC Table 11-3B-3.Based on the concept plan and elevations, the applicant is
meeting the 35 foot building setback, 50 foot height limit, and has chosen to do a water
conserving design to reduce the landscape buffer to 12 %feet along Ten Mile in conformance
with the UDC.
City of Meridian I Department Report III. Staff Analysis
4. Specific Use Standards (UDC 11-4-3):
The applicant has proposed the uses of Industrial space and Self Service Storage Facility but
staff is not limiting them to these uses as any allowed uses in the I-L zoning can be
established.
UDC 11-4-3-34: Storage Facility, Self-Service
a. Storage units and/or areas shall not be used as dwellings or as a commercial or
industrial place of business. The manufacture or sale of any item by a tenant from or at a
self-service storage facility is specifically prohibited.
The applicant is proposing the storage facility/building to be for storage condos which
will be for personal use and not for business purposes.
b. On site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Chapter 3,Article E, "temporary use requirements", of this
Title.
The applicant will comply with this if and when this happens at the facility.
c. The distance between structures shall be a minimum of twenty-five(25)feet.
The applicant meets this standard.
d. The storage facility shall be completely fenced,walled,or enclosed and screened from
public view. Where abutting a residential district or public road,chainlink shall not be
allowed as fencing material.
The storage building will have enhanced architecture, and the roll-up doors will
screened from public view. This is not a typical storage building as it will be used for
storage condos which is a more specialized and heightened use.
e. If abutting a residential district,the facility hours of public operation shall be limited to
6:00 a.m.to 11:00 p.m.
Not applicable.
£A minimum twenty-five-foot wide landscape buffer shall be provided where the facility
abuts a residential use,unless a greater buffer width is otherwise required by this title.
Landscaping shall be provided as set forth in subsection 11-3B-9.0 of this Title.
Not applicable.
g. If the use is unattended,the standards in accord with Section 11-3A-16, "self-service
uses", of this Title shall also apply.
The applicant will comply with these standards.
h. The facility shall have a second means of access for emergency purposes as
determined by the Fire Marshal.
The fire department has reviewed the concept plan and will work with the applicant on a
second means of access.Additional details will be reviewed with the submittal of the
certificate of zoning compliance.
i. All outdoor storage of material shall be maintained in an orderly manner so as not to
create a public nuisance. Materials shall not be stored within the required yards. Stored
items shall not block sidewalks or parking areas and may not impede vehicular or
pedestrian traffic.
The applicant is not proposing outdoor storage for the larger self-storage building.
j. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined.
The applicant will comply with this standard.
k. For any use requiring the storage of fuel or hazardous material,the use shall be located
a minimum of one thousand(1,000)feet from a hospital.
Not applicable.
City of Meridian I Department Report III. Staff Analysis
C. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Based on the concept plan,the applicant appears to comply with the standards outlined in
UDC 11-3A-19. The applicant has positioned no more than 50%of the total off-street parking
between building facades and abutting streets. Additionally,the building on the southern
portion of the site exceeds the 30%building frontage requirement.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 25-foot wide street buffer is required along N. Ten Mile Road, an arterial street. This
buffer shall be landscaped per the standards in UDC 11-3B-7C. The applicant has chosen
to incorporate the water conserving design standards into this buffer which allows the
buffer to be reduced by 50%. The concept plan shows a 12 '/foot buffer meeting this
requirement. However, the existing landscaping between the sidewalk and Ten Mile Road
will be required to be brough into compliance and landscaped per UDC 11-3B-7C. The
landscaping will be evaluated with the certificate ofzoning compliance and shall be
landscaped per UDC 11-3B-5-2B-0.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The proposed landscape plan does not meet the minimum requirements.
The south landscape buffer shall be widened to 7 feet and the parking stall shall be
reduced to 17 feet. The landscaping will be evaluated with the submittal of the certificate
of zoning compliance.
iii. Tree preservation
Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater
from destruction during the development.
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
A Tree Mitigation Plan should be submitted with the final plat 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 N. Ten Mile Road.
3. Parking (UDC 11-3C):
i. Nonresidential parking 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 94 parking spaces on the concept
plan which exceeds the 23 spaces that are required with the building(46,005 square
feet).Additionally, the applicant anticipates potential commercial users will use portions
City of Meridian I Department Report III. Staff Analysis
of the site in the future which is why the parking is in excess. The uses will be analyzed as
they are proposed within the tenant spaces.
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.
4. 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 three industrial buildings with a mix of one-and two-
story tenant spaces comprised of stucco,brick veneer, stucco wainscot,metal panels,and
metal panel roofing with moderate to large setbacks from the street, and frontages exceeding
the required 20%windows along the streets. Primary entrances are oriented toward the
parking lots rather than toward the loading docks.
The Architectural Standards Manual requires modulation in the surface plane at no less than
50 ft. intervals. There should be at least 2 pedestrian-scale architectural features,and physical
distinctions to anchor the building. There should be at least two different field materials,with
at least one accent material.
The proposed elevations appear to meet the architectural manual. However,the applicant
shall submit the architectural standards manual checklist with the design review application
to ensure compliance with these standards.
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted
concept plan shows fencing on the Northwest portion of the site but does not provide details.
The applicant shall include fencing details with the submittal of the certificate of zoning
compliance.
D. Transportation Analysis
1. Access (Comp Plan, UDC I1-3A-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 off N. Ten Mile Road(an arterial street)through a single curb cut. The
applicant has condensed the three access points to N. Ten Mile into a single access point in
the center of the property. This was a requirement from both ACHD and the City of Meridian
with this application. While this property was not granted access from the storage facility to
the south it was granted cross access from the north for when the storage facility redevelops
in the future, staff finds the proposed entrance to be in compliance with the UDC and
comprehensive plan.
City of Meridian I Department Report III. Staff Analysis
Additionally, cross-access shall be stubbed to the property to the north and south.While this
may not be pertinent in the near term,if or when the storage units redevelop,the cross-access
agreement will be essential to limiting access points on Ten Mile.
The Meridian Fire Department has requested secondary access to the site. The applicant and
staff will work with MFD to find the best location for this before CZC submittal.
2. Multiuse Pathways,Pathways, and Sidewalks (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17,
Comp Plan):
The site has an existing detached 5-foot sidewalk along N. Ten Mile Road which has been
determined to be sufficient from the city parks department. Typically, 10-foot detached multi-
use pathways are required along arterial and collector roads. However,the 5-foot detached
sidewalk was recently constructed, and the parks department deemed it as acceptable at this
time. Additionally,the two curb cuts that are being removed shall be replace with curb,
gutter, sidewalks, and landscaping with the first certificate of zoning compliance application.
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-1913.4.
E. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision 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.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance,a 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 final plat or certificate of zoning compliance shall not be submitted until
the DA and Ordinance is approved by City Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. 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 DA
shall, at minimum,incorporate the following provisions IF City Council determines
annexation is in the best interest of the City:
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of the development.
c. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted
and approved prior to submittal of building permit applications for this site. Building
permits may be issued prior to recordation of the final plat;however,no Certificates of
Occupancy shall be issued prior to recordation of the final plat for the lot on which the
building(s) is located,per requirement of the most recent amendment to the DA(H-2023-
0074).
d. In accord with UDC 11-3A-3,the applicant shall construct driveway stubs to the north
and south property lines and record a cross-access/ingress-egress easement granting
accesses to the north(Parcel#S0434417201) and south(Parcel#S0434417605)
properties in an effort to combine and limit access points to N. Ten Mile Road. Copies of
the recorded easements shall be submitted with the Certificate of Zoning Compliance
application for the proposed use.
e. All existing structures shall be removed from the property prior to issuance of the first
building permit.
f. The applicant shall consolidate all the access points into a single access point as shown
on the concept plan. At the submittal of the first certificate of zoning compliance,the
access points being removed shall be replaced with curb, gutter, sidewalk, and
landscaping in compliance with the UDC.
g. The property is allowed to develop with any permitted and conditional uses in the I-L
zoning district as represented in UDC Table 11-2C-2.
Planning Division comments related to future application submittals:
- Provide emergency access to the site as requested by the Meridian Fire Department.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
ANNEXATION
PUBLIC WORKS DEPARTMENT
Wastewater
.............
• Distance to Sewer Directly adjacent
Services
• 5ewer 5hed
• Estimated Project See application
Sewer ERU's
+ WRRF Declining
Balance
+ Project Consistent Yes
with WW Master
Plan/Facility Plan
Impacts/concerns
Water
+ Distance to Water Available at the site.
Services
• Pressure Zone
• Estimated Project See application
Water ERU's
+ Water Quality None
• Project Consistent Yes
with Water Master
Pla n
+ Impacts/Concerns Connection to Ten Mile Rd and to the water main on the south boundary
will be required attirne of development.
City of Meridian Department Report IV. City/Agency Comments &Conditions
C. Nampa&Meridian Irrigation District
,FF-1.
NOV 71 20?.4
I TYCLERKS OFUCE
1503 FIRST STREET SOUTH NAMPA,E DAHO M651-4395
FAX 420"634M92 rMid-Pr$
Off7CE: Nciripa 2OB-466-7ML
Novembs.-r 19,2Q24 SHOP. Non'pa 206 4a6-086
Chris Johnson,City CIcrk
City of Meridian
3� EJ-Broadway Avenue., `.suite 102
Meridian.ID 83 2-2619
RE: H-207A-OV&Foldesi Roerrv;39 15 N.Ten Mile Road
To Whom It May Concern:
Providing a]i dorm drainage is rciainnd on-site thcrc will be no impact to Nampa&. McridiHa
Irrigation District(NM ID).Therefore, no further review will he required at this tinie-
If My surMce dtaiaage leaves dtr site, NM ID rcgiFires a Filcd sand Use Changc Applicatimi
for review prior to Final platting,
All privalc lalertlls ark] wmAc ways must be protcctcd. It is recommended that irigatiolti water
he available to all developments within NMID. Developers must comply udth Idaho Code 3 E-
3 05-
Please call with any further questions at(208)466-4663.
Sincerely,
Stc,"C Pardew
Development Coordinator
Nampa& Meridian Irrigation District
SPI gnf
Cc:
Of eel Fi le
APPRCMMA1E IRRr,--.kf r CRES
D. Ada County Highway District(ACHD)
City of Meridian I Department Report IV. City/Agency Comments &Conditions
Pre
dard
ACHD Alrxis mcn, is missioner
MirarAa CM,YrC64brLns1*an#
]im Nansgn,Commissioncr
Kimc GNdthOrptr.Colnmleeionlr
'Vro-i
Q3V4 M[ICIf1fW1'Comm144i0nrtr
Date:October 21,2024
To,Jeff Hatch and Steve Thiessen, Hatch Architecture and Design
Staff Contact:Sam Standal,Assistant Traffic Engineer
Project Description: Foldesi Reserve RA
Trip Generation: This de+.+eloprnent is estimated to generate 223 vehicle trip6 per day.
23 veh icle trips per hour in the PM peak hour,based on the Institute ofTranspot tiOn,
Engineers Trip Generation Manua1.11t',edition_
■
RoadwayACHID Policies If yes,is mitigation
required
Area
Service
yes
Livable Street
Area roads will meetACHD's
1-05 • ■
• _ -•
Comments= As this application is for annexation and rezone only,the tables above
reflect existing conditions without the proposed project_ This table will be updated
to reflect the development and its impact as part of a future development
application_
can nett n g you to more
V. 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 V. Findings
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the Applicant's proposal to annex I acre of land with I-L zoning for the development
of 46,005 square feet of industrial buildings is consistent with the General Industrial FLUM
designation for this property. (See section III above for more information)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed map amendment to I-L and conceptual development plan generally
complies with the purpose statement of the I-L district in that it will encourage industrial uses
that are clean, quiet and free of hazardous or objectionable elements and that are operated
entirely or almost entirely within enclosed structures and is accessible to an arterial street
(i.e. Ten Mile Road).
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety
and welfare as the proposed industrial use should be conducted entirely within a structure.
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 City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the city.
VI. 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 0. Staff finds the Applicant's proposal to annex 1
acre of land with I-L zoning for the development
of 46,005 square feet of industrial buildings is
consistent with the General Industrial FLUM
designation for this property. (See section III
above for more inf
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DepartmentCity of Meridian 10
C. Service Accessibility Report
overall Scare: 1 5th Percentile
Description
e.
Location Within 1/2 mile of City Limits YELLOI-v
Extension Sewer Trunkshed mains < 500 ft. from parcel GREEN
Floodplain Either not within the 140 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time > 9 min. RED
Emergency Services Police Meets response time goals some of the time YELLOW
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master street= GREEN
plan) matches existing of lanes)
School Walking Proximity From 1/2 to 1 mile walking YELLOW
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community
Park Wa I ka hility Park within 1/2 mile OR Neighborhood Parkwithin GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
D. Site Plan(date: 9/20/2024)
WE RECAP
� a SSFsES
o ❑ =r,,;•
Qk
■UILUING e� _ - 6UILOIN6
` SYM6CL LEGE14D rt
fJ
w
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I{ l I z RIRLDNC AREA RECAP °
i
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n- ------------------------
l ------
BUILDING 1
l'I AREA RECAP
I �I:
{ o
.3 ❑ III III LL o
{ :'I
A LO
City of Meridian Department Report VII. Exhibits
E. Building Elevations(date: 10/31/2024)
.t
SPECIRIC:ATHlNS
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SPEC TICATIONS $ kgkg
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City of Meridian Department Report VII. Exhibits
F. Annexation Legal Description& Exhibit Map
1RDURR
Projoct Noc 240333
Datc:October 10,2024
Pagc 1 of 1
ANNEKATION DESCRIPTION
A parod of land located in the N112 of the SE114 of Section 34,Tnwrush p 4 North Range 1 West Boisc
McridiarL City of Moridiarc Ada County,Idahn,nwwc particularly dcsoibod as"lows:
COMMENCINGatthe southeast comcf of said Soction 34;thenc�-alongthe cast boundaryoFthc
5 E114.
A) N.W 5Z59'E,14SZ132 fcctta the south boundary of said N112otttrc SEif4and the POINT OF
f3EGINNING.1hrncr-alarg said boundary,
11 N,B9°lb'10'W_.425DD6 N!octb knee,having mid boundary-
21 N-01°5T30'W_,33a11 Fcakthcncc,
3� 5 69°1&1-5'E 441-57 text tb said cast boundary of the SEV4=thenco,alorg said boundary,
4) S_0752'59'W 33276k-ettn the POINT OFBESINNINa
OWf AINIMGc 3.31 liucs. �
13765
/11
372•_CrO31-ors%len? \anr7.Id93=UT I 201.44-63F, —vrw,ordrra:nm
City of Meridian I Department Report VII. Exhibits
ANNEXATION EXHIBIT SKETCH
LQrrATE❑IN THE N 1 r2 OF THE SE 14 DF SECTION 34.
TOWNSHIP 4 NORTH,RANGE 1 MST.BOISE MERIOIAN_CITY OF MERIDIAN
IE
20241
C 34 35
$ A95R 5��1 2667.19'
r� SiOSi'14•I5� 44i.57' pG
7.
7 2S' w lull' I
UI
I
ANNFXATM PARCEL n
€ ; 3.31 ACRES ]
=m
i RM11',0'w 425DIV !
S
F *+{ R
i3765 +��
,mow 35
W.U9YIM
AD
QR
��ARDU
3321L 9ROAUMDRE WAY
NAMPA IDANQ I=?
11394426144 I WBWJSHDUHHAZGN
City of Meridian Department Report VII. Exhibits