HomeMy WebLinkAboutPZ - Staff Report for 8-7 COMMUNITY DEVELOPMENT CjfE
IDIAN
DEPARTMENT REPORT
HEARING 8/7/2025 Legend
DATE: Project Location
TO: Planning&Zoning Commission r
E„Area of impact
4= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
208-884-5533 '
nnapoli@meridiancity.org
`r, v
APPLICANT: Jeff Hatch --
SUBJECT: H-2025-0027
Ten Mile Flex
LOCATION: Located at 4255 N. Ten Mile Road in the =—�
�1
southeast 1/4 of the northeast 1/4 of A .`
Section 34,TAN.,R.1 W.
I. PROJECT OVERVIEW
A. Summary
Annexation of 5.55 acres of land for the construction of approximately 15,900 square feet of
multi-tenant indiustrial and 70,250 square feet of self-service storage(storage condos)in the I-L
zoning district.
B. Issues/Waivers
The applicant requests a City Council waiver to reduce the 25-foot landscape buffers to 10 feet to
the south,north, and west. The existing residential in Ada County. This is for the properties to the
north,west, and south. The applicant has received letters from the
C. Recommendation
Staff: Approval
Commission: Pending
D. Decision
Council: Pending
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential -
Proposed Land Use(s) Industrial -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning Light Industrial(I-L)
Adopted FLUM Designation Mixed Use Non-Residential VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 3/11/2025
Neighborhood Meeting 4/10/2025
Site posting date 7/31/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.0
• Comments Received Yes -
• Commission Action Required No ' -
• Access Doc Lane(Private Street)via N.Ten Mile Road(Arterial -
Road)
• Traffic Level of Service N.Ten Mile Road:Better than"E" -
ITD Comments Received Yes:No Comment
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water TV.B
• Distance to Mainline Available at Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record.
City of Meridian I Department Report
Figure 1: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
00 o° ell
Notes: See Error! Reference source not found..Error!Reference source not found..
City of Meridian I Department Report
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 15,900 square feet of flex space and 70,250
square feet of self-service storage(storage condos). These uses are listed as allowed in the I-L
zoning in the UDC and Comprehensive Plan.
The purpose of the MU-NR designation is to designate areas where new residential dwellings will
not be permitted, as residential uses are not compatible with the planned and/or existing uses in
these areas. For example,MU-NR areas are used near the City's Wastewater Resource Recovery
Facility and where there are heavy industrial or other hazardous operations that need to be
buffered from residential.
The subject site is surrounded by Ada County residential properties zoned RUT. However,the
broader area is primarily designated as Mixed-Use Non-Residential and Low-Density Residential
on FLUM. Industrial spaces and self-storage facilities are a desired use specified in the Mixed-
Use Non-Residential designation, as noted above. The multi-tenant industrial 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.
The self-service storage on the rear of the property is proposed to be constructed with phase one
(1)of the development. The multi-tenant industrial buildings fronting on Ten Mile Road will be
included in phase two(2) of the development.
The self-service storage(storage condos) are a heightened use for storage, as they will be bought
individually for luxury storage. The applicant intends to condo these units once they have begun
construction. The applicant will be required to short plat the property to condo the units once the
building permits have been submitted.
The multi-tenant industrial building will be allowed to develop with all the uses listed in UDC 11-
2C-2,with the further restriction of Storage Facility, Self-Service and Storage, Outdoor. The
intent of restricting these uses further is to promote employment uses in these tenant spaces.
Therefore, Staff finds the proposed use should be an appropriate use in the MU-NR FLUM
designation for the reasons noted above.
• 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.
(4.05.03B) The subject property is eligible for annexation and has city limits on one(1) of its
four sides. Currently, this property is used residentially, and by redeveloping it will provide
opportunities for properties to the west to develop.
• Ensure that regulations and plans support and encourage desired development and land use
patterns within the Area of City Impact. (3.01.01 C)Based on feedback from stakeholders, the
desired land use for this area is primarily industrial, as Meridian has very little vacancy and
is a desirable location for industrial users.
• "Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads, and promoting
local and collector street connectivity."(6.01.02B) The Director recommends a cross-
access/ingress-egress easement is granted to the property to the north for future access via
Linder Rd. through the subject property to reduce access points on the arterial street(i.e.
Linder Rd.).
• Pursue economic development opportunities with technology,healthcare, environmentally-
friendly manufacturing, light industrial, and professional service industries. (2.08.02) The
City of Meridian I Department Report
development incorporates a multi-tenant industrial building that will allow for smaller
businesses to find a place to operate in Meridian.
Table 4: Proiect Overview
Description Details
History N/A
Physical Features Piped irrigation ditch next to the five-foot multi-use pathway
Acreage 5.089 Acres
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The site currently contains four(4)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 multi-tenant
buildings along the Ten Mile Road frontage and self-storage buildings(storage condos)in the
rear of the property. 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's
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, and 50 foot height limit.
4. Specific Use Standards (UDC 11-4-3):
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 facili4vbuilding to be for storage condos which
will be for personal storage 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.
City of Meridian I Department Report
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. The applicant is also
proposing fencing that willfully enclose the storage facility. However, the fencing shall
be closed vision.
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.
The applicant will conform with this standard.
£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.
The applicant is requesting a council waiver to the 25 foot landscape buffer to reduce it
to 10 feet for the adjacent residential properties to the west and south and 15 feet to the
north. The applicant has received letters of support from the neighboring property
owners to the west and south in support of this waiver.
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 has deemed the site to have
adequate access.
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 on the site.
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.
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 eastern
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 11-313-7C. The concept plan shows a
35 foot setback from Ten Mile Road with the landscape buffer inside of this 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
City of Meridian I Department Report
landscaping will be evaluated with the certificate of zoning 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 concept plan does not meet the minimum requirements. The
western parking landscape 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. Landscape buffers to adjoining uses
A 25-foot wide buffer is required to the residential land use to the north as set forth in
UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B-
9C.
The Applicant requests City Council approval of a reduced buffer width from 25-to
10-feet adjacent to the residential use to the west and south and to 15-feet adjacent
to the residential use to the north as allowed by UDC 11-313-9C.2.A reduction to the
buffer width shall not affect building setbacks.A letter was submitted from the
abutting property owner to the west and south, agreeing to the proposed reduced buffer.
A letter was not provided from the property to the north.
iv. Tree preservation
Per UDC 11-313-10,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.
v. 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. However, staff asked the applicant to provide commercial
parking standards for the flex space fronting on Ten Mile Road which require one space
for every five hundred(500) sq. ft. of gross floor area. In addition, self service storage
facilities only require parking based on the size of the leasing building which was
included in the 15,900 square feet. The applicant is proposing 47 parking spaces on the
conceptplan which exceeds the 32 spaces that are required with the buildings (15,900
square feet). Additionally, the applicant anticipates potential commercial users will use
portions 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.
City of Meridian I Department Report
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.
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.
In response,the developer is proposing a multi-tenant industrial building fronting Ten Mile
Road with a mix of metal siding. This shall be revised with the submittal of the certificate of
zoning compliance to provide an additional two(2)field materials to comply with the ASM.
Additionally,the developer is proposing four(4) storage buildings with the primary material
consisting of metal as well. Since these storage buildings are visible from an existing
residence,the applicant shall revise the end caps of the storage building to incorporate design
elements that comply with the ASM.
The proposed elevations do not 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. Staff and the applicant will work together on the
elevation during this submittal.
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. The fencing is required to be closed vision fencing as it is abutting residential.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.0213 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 two(2) access points to N. Ten Mile into a single access point on
the north portion of the property. Doc Lane,the existing and proposed access point, is a 30-
foot access easement that runs along the northern portion of the property and provides access
to the property to the west(Parcel#SO434142020). The applicant is proposing to improve
Doc Lane as the primary access. However, cross access is required to the property from the
north and south,which will function as a backage road parallel to N. Ten Mile Road that will
align with W. Belltower Drive in the future. At which time,the Doc Lane access will either
City of Meridian I Department Report
be closed or restricted, as determined by ACHD. Staff finds the proposed entrance to be in
compliance with the UDC and the comprehensive plan.
Additionally,the applicant shall record cross-access ingress/egress easements with the
properties to the north and south prior to approval of the certificate of zoning
compliance application.
2. Multiuse Pathways,Pathways, and Sidewalks (UDC 11-3A-5, Comp Plan, UDC 11-3A-8, 11-
3A-17):
The site has an existing detached 5-foot sidewalk along N. Ten Mile Road,which has been
determined to be sufficient by 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 acceptable at this
time. Additionally,the curb cut that is being removed shall be replaced with curb,gutter,
sidewalks, and landscaping with the first certificate of zoning compliance application.
The applicant has provided a pedestrian connection to the multi-tenant industrial building
fronting Ten Mile Road and along the south side of Doc Lane. This is an adequate pedestrian
connection,but where the pedestrian connection crosses through 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. This shall be revised
with the submittal of the certificate of zoning compliance application.
3. Private Streets (UDC 11-3F--4):
Doc Lane is currently a private street in Ada County and is used as the main access point for
the property to the west(Parcel#SO434142020) of the subject property. The applicant shall
provide proof of the approved private street from Ada County or apply for a private street
application with the city. This will be required prior to issuance of the certificate of zoning
compliance application.
E. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
There is an existing irrigation ditch that was piped on the western property boundary.
Additionally,the existing pump for Kelly Creek Subdivision is on the subject property and
shall remain. The applicant shall maintain the irrigation pipe and coordinate with the
irrigation district for any changes to the irrigation network.
2. 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.
3. 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.
4. 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.
City of Meridian I Department Report
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:
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.
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#SO434417201) and south(Parcel#SO434417605)
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 point being removed shall be replaced with curb, gutter, sidewalk, and landscaping
in compliance with the UDC.
g. The multi-tenant industrial building will be allowed to develop with all the uses listed in
UDC 11-2C-2,with the further restriction of Storage Facility, Self-Service and Storage
Facility, Outdoor.
h. Provide proof of Doc Lane being an approved private street from the county or apply for
a private street application with the city prior to issuance of the certificate of zoning
compliance.
i. Comply with the specific use standards for a Self Service Storage Facility and for all
prospective uses going into the multi-tenant industrial building in UDC 11-4-3
City of Meridian I Department Report
B. Meridian Public Works
Wastewater
• Distance to Sewer AvailahlE�at Site
Services
• Sewer Shed
• Estimated Projert See application
Sewer ERU's
+ WRRF declining
Balance
+ Project Consistent Yes
with WW Master
Plan f Farility Plan
ImparWcanrems
See Public WorksSitP Specific Conditions
water
+ Distance to Water Water Available a Site
Services
+ PnessureZone
• Estimated Projert See application
Water E RU's
• Water Quality Nbtte
• Project Consistent Yes
with Water Master
Plan
ImpmWCancarns Nam-
NON-PLAT CONDITIONS
puamu Wo.Rtca ImpAi-r aKru,
Site Spmific C,undiiiuns of Appruved
1. Brink u 9'Watm main frxwn'l en Mdc 1{4wd In the Wcxuurn prnpwty.The City witI ncxxl a 20'
E&vcmcm fcx thiti_
2. Instal 1 R"Main to Suuthevn lx tmdary,A 20' Lam-rent ik rcquired with the train Con tumd_
3. A Funw is al lnwcai ko tmx;s perpundicuWr Ao thx:City's C4LLicmcni,huwuvcr it must nut have any
posts in 11ro cascmcnts and any panels ermsing the cam mcnt mast by removable withoaA having
to Fmwvc odwT panck A pyalc is allawod to crmm a City ti iiity cavemcnt,hawcvor it mast he
wade enough to allow the Oty to have access to the full width ofthc katicmcnt_No poom arc
al lowed in the cawmcnt_City murt have ability to open the gate at all timcza_It wil I tic taquircd to
provido a memo stating haw the Lary is to have access on Iho utility plan.
City of Meridian I Department Report
4_ Any wells Lhat wiJJ not eontinue to be used must be properly abandoned according to Idaho Well
Gonstruction"Ptandatds Rides administered by the Idaho Dcparirrtcnt of Water KesourcCq
(IDW K)_The Developer,Owner,ner,or project Engincer,shall provide a statement addressing
whether there are any existing wells in the development,and if so,how Lfi'y will ecntinue to be
used,or provide record oEdvcir abandonment_Ifwclls arc to be abandoned,the projorA owner or
Lheirrepresarlabvc must eentaet the IDWK Groundwater Pmleelion Section(Aaron Skinner,
I lydragcologist 2N-2-0-4972)HEFOKE amy work i4 done to decommission an existing well
(even if it is bclie,red that the wall is less than 1 M tt deep). Proof of communication with IDW K
must he submitted to the(.sty prices to any work being dune to decommission the well.Failure to
communicate with I DW K may result in addi tional work and expense w decommission the well.
5_ 1C'nhwenawcwernovicesCapmtbro„ghint-tltrationtrench
6. ftmidc 2tr Eascments for mains,hydrant laterals and water services.l;ascments should extend
up to the end oFinairdhydrantlwatcr meter and Itl'beyond it_
5. No Pmt$nenl wlrucwrew{times,bushew,building,carports,trash r cePIAIJe wON'fern<:ew,
inTillrauon trenches,light polew,etc_}to be built urilhin the utility casement_
{:eaerA(:unditions of Appruval
1. Applicant shell coordinate water amd sewer main sine and routing with the Public W crl�s
Department.
2. Per Meridian Laity Code(M{'L:),the applicant shall he respon9ible to imdal I sewer and water
mains to and through this devclo}xnem_ Applicant may be eligible fora reimbur-Bement
an+rommont for infmstrttcwre enhancement per MIX'"-5_
3. The applicant shall provide ea%-mcnt(s)for all public watedsewer mains outside of public right of
way(include all water acrvicevs and hydnantn)_ Sow dwakr easement varies dcpcndinp on sewer
depth.Sewer 0-20 ft docp require a 30 R easem nL,20-25 tl a 44 R easerrtent,and 25-30 fl a 45 R
easement. rmsw-e ne permanent structures(trees,bushes,buildinppi,carparbs,trash receptacle
walla,fences*infiltration hwwhes,Jipht poles,ctc_)are built within the utility casement. Submit
an executed emcment{on the form available from Public Works),a lcgaJ description prepared by
an Idaho Uccrm d Pmfcswirmal [,and"Purveyor,which must include the area of the easement
(nwrlrt•d 1;XI111111-A)and an a1l2"x l I"map with bLaringr and dislaotccs(marlrctl 1;XI1111f1 1#)
for review_Both exhibits must be scaled,signod and dated by a Profbasional Land"Purveyor_IX)
N(YI'RF(,'ORD_
4. The C4 of Meridian requires that preLsurbDDd irrigation systems he supplied by a year-round
so,rc-ofwatcr(U IX. 11-313-6 fhe applicant should be requirad to use any cxistinp,surfau;or
well water for the primary source_ If a surface or well source is not availabJe,asinyjc-paiM
cnrmeetion Io Lhe culinary water system shall he taquired.if a single-point rmnoction is uti hand,
Lhe dcveJoper will be resperosi bJc for the payment of amewnwnt.s far the common areas prior to
prior to receiving development plan approval_
5. Any structures that are allowed to remain shall be suhjcct to evaluation and FmmdblcreawoRnment
ofstrect addressmg to be in compliance with MU(;_
6. All irrippliom ditchm,camals,lateral~,or drairm,exclusive of natural waterways,intersecting,
crossing or layingady cent and contiguous to the arcs being su6d3mdcd shall be addressed per
U Dt; I 1-3Afi_ In performing such work,the apT J is mt shall comply with Jdalro Code 42-1207
and any ctherapplicahle Law cr regulation.
7. Any wells that wiJJ not cantimae to be used must he properly ahandanod according(4 Idaho Well
Gonstruction titamdanis Rules administcrod by the Idaho I)gmrtrrtcrtt of Water Keseurces_ The
City of Meridian I Department Report
tksvdopor's Enginexr shall provide a 41aWTrvmt addrtx;sing whe-ttu7 tht w are anycxisting wc11H in
the deveJopmen4 and ifso,how they will continue to he used or provide record of their
ahana nMenL
H. Any existing septic systems within this pnfl cct shall be rcmovod from service per City Ordmanoc
Section 9-14 and 9 4 8_ t_.otataet Central District I icalth for abandonment procedures and
inspe otions{20ii}375-521 1.
9_ All improvcmcnts related to public life,safety and health shall be completed prior to occUpancy
ofthe structures_
lb_ Applicant shall be rcquircd to pay Public Works de,rckrPm A plan rcvicw,and construction
inspemon few as determined during the plan review ptacess,prim to the issuanc D u t'a plan
approval letter_
]1_ It shall he the retgxmsibiht.y ofthe applicant to ensure that all dcvetop®ent features comply with
the Americans with Disabilities Act and the Fair 1lousing Act.
12. Applicant shall be reslmnsible for applicatitm and compliance with any Section 4[}4 Permitting
that may be required by the Army Corps of Engineers_
13_ Acveloper shall ccardinatc mailbox Jocations with the Meridian Post Oflfice_
]A_ t ompaction test results shall he submitted to the Meridian Building L)gaaatrncnt for all building
pads receiving engineered backftll,where fooling would sit auap Fill material_
]5. Thr deAsign engineer shall be rcquircd to certify that the suect Centerline clevationn arc set a
minimum of 3-feet above the higbent established peak groundwater elevation_ Phis is to rnsurc
that the bottom elevation ofthc crawl spaces ofhsm.Cs is at least 1400lchow.
16. Thcapplicartta dcsiyn engineer shall he responeihlc for inspe€tion ofall irrigation and+or
drainage facility within this project that do not fall under the jurisdiction ofan irrigation district
orACIID.The dmipn cngiraoer shaJL praavide certification that the facilities have been installed in
accordance with the approved dczsign plans.This certification will be required before a certificate
ofoompency is issued for any structures within the pmjocL
17_ At the completion of the ptaject,the applicant gltall he responsible to submit record draw ing-a per
the(sty of Meridian Autot,A 1)naan art<n_ 'I hm record drawings must be rooeived and approved
prior to the issuance of a certification ofoccupancy for any structures within the prujcct.
1 X. A street light plan wil L need to he ineludad in the civil eianstruction plans.Street light plan
requirements arc listed in section(w5 of the Improvement Staridaads fin Street Ughtiny,A copy
ofthe standards can he Found at bites:1hwYrwmaidigy ty_arDlpublic warks_wp Nd--2'T2_
19. The City of Meridiem requires that the owner post to the City a performance-gaiety in the amount
of 125%of the tntaJ eonatnution cost for all incomplete sewer,water and reuse infrastructure
prior to final Vial sipTature_"['bin nurctywill be verified by a line item cant ealimate provided by
the owner to the City.The surety can he prxsted in the form ofan irrevocable letter of credit,cash
deposit or bond.Applicant must file an application faar surety,which can he found on the
Cntnmunity Uevehypment Dcpartmcnt website_ P4ease contact Land L7evclopment Service for
more infotrmatian at 987-2211.
Ztk_ The city of Moidiam requires that the owner poll te5 the City a warranty surety in the;vm unt of
20%of the total construction coat for all completed sewer,water and reuse infrastructure fin
duration of two years_"['big surety wiJ I be vcri fled by a line item cost estimate pmrridod by the
owner to the Lily_The surety can be posted in the form of an irrevocable letter of credit,camh
dcp nit cw bond.Applicant must file an application for surety,which can be found on the
G mmunity Devchypment Dcpanmunt wcbsite_ PIa&w contact[,and Ikvcicpment Service For
more information at 8117-2211.
City of Meridian I Department Report
C. Ada County Highway District(ACHD)
Click or tap here to enter text.
ACHDVine C.a+•dlFw'PNR CunlNWww
Lti�W_j-LI Comnrc9t
�krlaa WNccory Conmlc�ltrw
Date:June 25¢-2C25
T0.]4(1 HaWh
Staff Contact:Matt Pak.Plan rter
Pr-Djerl Descriptiant Ten Mile Flex
Tnp GaeAratlM This dkrveloprnerrt rs esumatod[a generate T79 veNcre trips rVr dkityr,
21 wtrCl#trip per ttiowr in th*PM p*ak tour.bAt*d cm sh,v InVjij%A*of irer*0unatii?1%
Engineers Trip Generation Manual,TP"editiom
. `
Do area roadways mue,
ACH
■
VIDS
the futum,with plannorp
NQ
Comments`The tattles above Iist the exi5ti ng Conditions of the surrounding
roadways without the proposed development as this appticatian is for annexation
and rorar%ony.With a f' vro dQvawormnt app`catkm.thlo trurnmarrwill be
updamti 14 reAeCt the Oevewpr ent and imii-p*c.
connecting you to rtfore
•d4[gynky Niylwtyf p.�kn Gl-5{140111.5SS4Sr i.Rn4l �P�R.ID-{I.F71F-PN FCF�#704C1f Fi�TrC�}-�vnv�#d�'4q9
V. FINDINGS
A. Annexation (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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the Applicant's proposal to annex 5 acres of land with I-L zoningfor the development
of 15,900 square feet of multi-tenant industrial and 70,250 square feet of self-service storage
City of Meridian I Department Report
(storage condos) is consistent with the Mixed Use Non-Residential FL UM designation for this
property.
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 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
Staff finds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Staff finds 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
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DepartmentCity of Meridian po
C. Service Accessibility Report
Overall Score; 22 �110th Percentile
Description
■ ■
Location Within 1/2 mile of City Limits YELLOW
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 aLres GREEN
Emergency Services Fire Response time < 5 min. GREEN
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
Ultimate configuration (*of lanes in n•,as4e =t-eet=
Arterial Road Buildout Status GREEN
plan) matches existing (-# of lanes)
School Walking Proximity From 112 to 1 mile walking YELLOW
Either a High School or College within 2 miles OP. a
School ❑rivability Middle or Elementary School within 1 mile drivin" GREEN
(existing or future)
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report
A Site Plan/Phasing Plan (date: 7/28/2025)
SHE RECAP
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City of Meridian I Department Report
Building Elevations (date: 6/20/2025)
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City of Meridian Department Report
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City of Meridian Department Report
E. Annexation Legal Description& Exhibit Map
ANNEXATION EXHIBIT SKETCH
CITY of MMI)IAN
LOCATcp IN1NE✓FAIn1EP.St W RR,ERaF THE NGRIrE45TQUAft1ER LF SEGItON 31,lOVH4&YIP4
NORTH,RANf£,WEST,BOiSE AIEPIOW.', FOVNa—U.pM RIARH p J
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RGnutocRP FOuxD BM49[APMARN�PL9 ANNEXATION
msaiee eTeDEosoNRRxIxaTHEEtsr �"�' CITY OF MERIDIAN
BUNTER cORREROF BECK N. LOU,Ep IN TIE SpurxFA3r UllnR1EA OFTEt rtpR,tEt3rp1R4rE3rpF
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coa co NC%g rrRssMcxuMExr I3OI scuRRD FEET capFllE:zsae�xt�sP LAND 5URVEYI NG
As rvDTEp uc] ACREs
FOUND SURVEY MdAMEW. NOTED sseaR Aris,m
SREEr1p,t OFt
City of Meridian I Department Report
f ELEVATED LAND SURVEYING
3$34 Apolena Ave_Idaho Falls, Idaho 83401
ELEVATED penee nk,elcvaicdland;uracys_conn 435-633-3012
LAND5URVEYING
ANNEXATION BOUNDARY
A parcel of land located in the Southeast Quarter of the Northeast Quarter of
Section 34_ Township 4 North, Range 1 West, Boise Meridian, City of Meridian,
Ada County, Idaho. more particularly described asfollows:
BEGINNING at the East Quarter corner of said Section 34; thence along
the section line North 00' 52' 43"East 307.01 feet to the TRUE POINT OF
BEGINNING;
Running thence South SW 17'38"West 721.17 feet to a found 519'iron rod
and no cap;
Thence North 00° 51' 19" East 344.11 feat to a found 5f8" iron rod and cap
marked pts 4998;
Thence South 89' 15'00" East 721,03 feet to said section line;
Thence along said section line South 00' 52' 43" West 325.99 feet to the
TRUE POINT OF BEGINNING_
CONTAINING; 5,54h acres ,.
i 20907 I
City of Meridian Department Report