HomeMy WebLinkAboutWilliams Pipeline AZ 06-020
AZ 06-020
April 20, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Northwest Pipeline Corporation
ITEM NO.
15
REQUEST Annexation and Zoning of 4.65 acres from Ada County RUT to C-G zone
for Williams Pipeline - 1301 Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached Staff Comments
CITY ATTORNEY
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMP A MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: -U.1L~ 3fl~~o /
Emailed:
Date:lfl %/04
Staff Initials:
Phone: ~7;1-s:&Jl)~.
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
STAFF REPORT
TO:
FROM:
Hearing Date: 4/20/06
Planning & Zoning Commission
Joe Guenther, Associate City Planner
Meridian Planning Department
208~884.5533
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SUBJECT:
Williams Pipeline Annexation
AZ~06-020
Annexation and Zoning of 4.65 acres from RUT (Ada County) to
C-G (General Commercial).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Williams Pipeline also Northwest Pipeline Corporation, has applied for
Annexation and Zoning (AZ) to C-G (General Commercial) for 4.65 acres of property currently
zoned RUT in Ada County. The site is located on the south side of Interstate 84, at the
intersection with Locust Grove Road. This site is currently commerciaVindustrial with one office
building and accessory buildings with storage of maintenance equipment. The applicant is
proposing to construct an office and associated storage/maintenance buildings on the site.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. Staff has provided detailed
analysis and recommends that the subject be approved with the provisions detailed in this report.
Staff is recommending approval of the Williams Pipeline Annexation, submitted as AZ-06-020
with the comments contained in the report dated April 20. 2006.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number(s) AZ-06-020 as presented in the staff report for the hearing date of
April 20, 2006 with the following modifications to the conditions of approval: (add any proposed
modifications).
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number(s) AZ-06-020 as presented in the staff report for the hearing date of
April 20, 2006, for the following reasons: (you should state specific reasons for denial of the
annexation or plat and you must state specific reason(s) for denial of the conditional use permit.) I
further move to direct Legal Department Staff to prepare an appropriate [mdings document to be
considered at the next Planning and Commission hearing on April 20, 2006.
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-
06-020 to the hearing date of (insert continued hearing date here) for the following reason(s):
(you should state specific reason(s) for continuance.)
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4. APPLICATION AND PROPERTY FACTS
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WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
a. Site Address/Location:
1301 S. Locust Grove Road
b. Owner/Applicant
Williams Pipeline, LLC
1301 S. Locust Grove Road
Meridian Idaho 83642
c. Representative: Wes Steele, Habitec
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Mixed Use Community
f. Description of Applicant's Request: Request for Annexation and Zoning (AZ) to C-G
(General Commercial) for 4.65 acres of property currently zoned RUT in Ada County.
g. Applicant's Statement/Justification: The site is located on a main collector which will be
upgraded as a major arterial with the future Locust Grove Overpass. The subject property is
appropriate for commerciaVoffice uses. The use will not change from County to City
jurisdiction.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title II Chapter 5, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on: April 3 and April I?, 2006
c. Radius notices mailed to properties within 300 feet on: March 24, 2006
d. Applicant posted notice on site by: April 8, 2006
6. LAND USE
a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site.
b. Description of Character of Surrounding Area: The parcels to the south and west are
either zoned commercial or proposed commercial zones. To the north is the interstate with the
proposed ACHD right of way for the Locust Grove Road overpass. This area is rapidly
transitioning from rural to urban/commercial.
c. Adjacent Land Use and Zoning:
I. North: Commercial, zoned C-G
2. East: Future Right of way, zoned IL
3. South: vacant commercial, Maverick, Ada County RUT and Meridian City C-C
4. West: Single-family-vacant farmsite, zoned RUT
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
I. Public Works:
Location of sewer: Sewer is available in Locust Grove Road.
WILLIAMS PIPELINE Annexation - AZ-06-020 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
Location of water: Water is available in Locust Grove Road
Issues or concerns: Without conceptual sewer design it is difficult to
determine if this property will all gravity to existing mains.
2. Vegetation: none.
3. Floodplain: N/A
4. Canals/Ditches Irrigation: All irrigation ditches, laterals and canals should be tiled
when this property develops.
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Proposed Zoning: C-G (General Commercial)
7. Size of Property: 4.65 acres
f. Subdivision Plat Information: The applicant has not submitted a preliminary plat with
the subject annexation application as they intend to keep the entire site for their own uses.
Staff recommends that the City waive the requirements of the Development Agreement (DA)
for developing the subject property. Please see Analysis below for recommended DA
provisions.
g. Landscaping:
1. Width of street buffer(s): Per City Code, a 25~foot wide landscape street buffer is
required adjacent to Locust Grove Road, a recently classified arterial roadway (UDC
11-2A-4).
2. Width ofbuffer(s) between land uses: N/A all properties are proposed as C-G
h. Required Commercial Standards: C-G
Setbacks Proposed Required
Landscape (Commercial)
Arterial Road (Locust Grove)
1-84 (Future)
NA
NA
35
50
1. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not
proposing to develop/plat this property at this time. There will be a future arterial roadway
east of this site which will eventually overpass Interstate 84Road. The subject site will be
land locked by the Interstate 84 and overpass construction; therefore, the applicant will be
required to have a new access at the south end of the site.
7. COMMENTS MEETING
On March 31, 2005, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company.
These agencies were unable to comment as there was no conceptual design provided. No
comments are included with this report as all uses will require at minimum a certificate of zoning
compliance where the agencies will have the opportunity to condition specific uses.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use Community" on the Comprehensive Plan Future Land
Use Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area
WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
that is situated in higWy visible or transitioning parts of the City where innovative and flexible
design opportunities are encouraged. The MU-C has up to 200,000 on the square footage of non-
residential uses and is intended to allow a broad range of uses. Staff recommends that the
Commission and Council rely on any verbal or written testimony that may be provided at the
public hearing when determining the most appropriate zone for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
· Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action I)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
. The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
. Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a commercial zone adjacent to proposed or established
commercial districts. Stafffinds that impacts to the existing residential properties to the south
and west can be limited through design as to be compatible with the proposed development if
appropriate fencing, access points, and landscaping are installed with this project and in
cooperation with the future A CRD interstate overpass.
. "Permit new. . .commercial developments only where urban services can be reasonably
provided at the time of [mal approval and development is contiguous to the City." (Chapter
IV, pg. 26, Goal I, Obj. A, #6)
Municipal water, solid waste and other services exist to this area of Meridian.
WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
· "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, pg. 107,
Goal IV, Obj. D, #2)
The curb cuts and access points will be designed to be consistent with other proposals of this
size and nature. However, these will be approved with the filing of a detailed development
proposal and full review by ACHD.
· Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
No stub streets are currently provided to the subject site. See bullet above.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to mininuze access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
· "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
· "Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
Stafffinds that the proposed C-G zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B~2 lists the permitted, accessory,
and conditional uses in the C-G zoning district.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways. C-G General Retail And Service
Commercial District: The purpose of the C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
of the impact of proposed commercial uses which are auto and service oriented and are located
in close proximity to major highway or arterial streets; to fulfill the need of travel-related
services as well as retail sales for the transient and permanent motoring public. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested C.G zone is appropriate for this property. Please
see Exhibit C for detailed analysis of the required facts and findings.
WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
The annexation legal description submitted with the application (stamped on February
24, 2006 by Michael Engebritson, PLS) shows the property as contiguous to the
existing corporate boundary of the City of Meridian.
Special Considerations:
Development Acreement: UDC 11-5B-3.D.2 and Idaho Code ~ 65-671lA
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is not necessary to
ensure that this property is develo\,>ed in a fashion that is consistent with the
comprehensive plan designation and does not nel!atively impact nearby
properties. Williams pipeline has been at the site since 1959 and the uses are not
expected to chanl!e. The applicant shall be subiect to all standards of the UDC
including a Certificate of Zoning Compliance for new structures and alternative
compliance for the existing: structure if it is to remain.
b. Staff Recommendation: Staff recommends that the applications for the subject
property be approved with the associated development agreement which would be in
the best interests of the city to be annexed into the City with a C-G zoning designation
with the aforementioned Annexation & Zoning provisions. All future development
would be subject to staff level review and future detailed approval consistent with the
UDC.
11. EXHffiITS
A. Legal Description
B. Conceptual Site Plan
C. Required Findings from Zoning Ordinance
WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
Exhibit A - Legal Description
ELS ENG'EBRlTSON UND SlJRVEYS, INC
2251 S. Sumac Street, Boise, Idaho 83706
TeJephooe (208) 859-6032 Fax (2OB) 38:uJ892
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Feilruary 24, 200i
ElS Project No. 250880
NOf1bwesl: Pipeline Corporation
1301 S. Locust Grow Road
Ada County Assessu's Number 511184493lO
Coolains 4.69 acres +/-
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ElOIBlT "A"
A traa of land situaIed wilhi1 a portion of the Soulheast 14 of lhe Southeast l4 d Sectk1n 18, Township 3 North, Range 1
East. Boise MeridiII1, Ada County, kID and deIaIlIId as roa:..s:
ConrnenciIg at Ihe SouIIleasC comer d said Sedion 18 from Iltrich the East % of sait Secli:ln bEBs
NOftl 00.-31'-32" East 8 di5fance of 2659.40 IBet. lhenl>> MfU1etty along Ibe easlIilrIy Ine 01 saki Soulheast l4 cllhe
.SootIltast % at Section 18 Nonh 00.+31 '-32" East a lIstBIx:.e d 370.46 feel kllhe POINT OF BEGINNING.
Thence IeMIg said easlBrIy tine Nor1h 89"-26'-56" West a disalIIce of 54.001eet to afcund Meet pin on the
weslerIy rigfIls-oJ-waY liE of South L.ocusI Gmve Road;
Thenl:e alNhJi\g North SEr-26' -56" West a distaIce of 70.41 .. kI a foond sfElllI pin;
Thence NorIl42"-10'-27" West a distin::e d 1672J feet kilt fIllnd si!eI J*!;
Thence NortlJr-23' -11" Wast a disfame at 310.32 feet b a bmd sIeel pin;
Thenl8 Norlh 00"-43'-00" West a dlstsnce of 237.64 feellD a flllInd sleef J*l:
Thence NorIIl89" -W -16" East a disIaK:e of 321.90 feet D a poilt 011 said wes8eIty ~fs.ot-way me;
Thenoe conInuilg North 89.-40'-16" East 8 cisfaoc:8 of 89.09 feet ID a poiIt on said easI8dy line;
Thence IOIJlheflr along said easl8rly line South Olr -31'-32' West a disIatce d 626.48 feet to Ihe POINT OF
BEGfHNING.
The alJowt.de&aIbed Inlcl 0/ land cootai1s 4.59 a:RIll or 204, 119 squae feaf IIIORI IX less aid is subjact ID all existing
EllllBIIeIlls and rights-of--way_
See Exhibit 'B" attached ~ lWId made a ~ of.
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CITY OF MERIDIAN PLANNrNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
A. Legal Description-drawing
03/23/2885 89:15 2089389700
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B. Conceptual Site Plan
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C. Proposed Findings from Zoning Ordinance
1. Annexation Findings:
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 ofthe
comprehensive plan;
The applicant is proposing to zone all of the subject property to C-G. Staff finds
that the proposed zoning map amendment complies with the applicable
provisions of the comprehensive plan. Please see Comprehensive Plan Policies
and Goals, Section 8, of the Staff Report.
2. The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. Staff
finds that future development ofthis property should comply with the established
regulations and purpose statement of the C-G zone.
3. The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and
Council rely on any oral or written testimony that may be provided when
determining this finding.
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 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 is in the best ofinterest ofthe City (UDC 11-5B-3.E).
Staff finds that the annexation and zoning: of this property to C-G would be in the
best interest of the Citv.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
April 20, 2006
ITEM #
15
DATE
PROJECT NUMBER
AZ 06-020
PROJECT NAME
Williams Pipeline
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian willl10ld -a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian,
__-Idal'fo,- at the hour of 7:00 p.m. on Thursday, April 20, 2006, for the purpose of reviewing and
considering the application AZ 06-020 of Northwest Pipeline Corporation for Annexation and
Zoning of 4.65 acres to a C-G zone for Williams Pipeline located at 1301 Locust Grove Road.
A more particular description of the above property is on file in the Planning Department,
660 E. Watertower Lane Suite 202, and is available for inspection during regular business
hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m. You may contact the Planning
Department at (208) 884-5533 during regular business hours.
A copy of the application is available to review upon request. Any and all interested
persons shall be heard at said public hearing, and the public is welcome and invited to submit
testimony. Oral testimony may be limited to three (3) minutes per person. Written materials
should be submitted to the Planning Department no later than seven (7) days prior to the above
hearing date so that all interested parties may examine them prior to the hearing. All materials
presented at public meetings shall become property of the City of Meridian. Anyone desiring
accommodation for disabilities related to documents and/or hearings, please contact the City
Clerk's Office at (208) 888-4433 at least 72 hours prior to the public meeting.
The Ada County Highway District may also conduct public meetings regarding this
application. If you have questions about the traffic th~t this development may generate or the
impact of that traffic on streets in the area, please contact the Ada County Highway District at
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DATED 30th of March, 2006
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RADIUS NOTICE REPORT
FILE NAME: pipel
30-Mar-2006
Owners Owner Address
EL PASO NATURAL GAS CO PO BOX 8900
SALT LAKE CITY, UT 84108-0000
Property Address: pipel
GRA YBURN PROPERTIES INC PO BOX 6019
NORCO, CA 92860-0000
Property Address: pipel
JABIL CIRCUIT INC 10800 ROOSEVELT BLVD
ST PETERSBURG, FL 33716-0000
Property Address: pipel
PLAYGROUND INC 11798 GOOD DAY RD
MELBA, ID 83641-4288
Property Address: pipel
V AN AUKER RONALD W 3084 E LANARK
MERIDIAN, ID 83642-0000
Property Address: pipel
V AN AUKER RONALD W 3084 E LANARK
MERIDIAN, ID 83642-0000
Property Address: pipel
V AN AUKER RONALD W 3084 E LANARK
MERIDIAN, ID 83642-0000
Property Address: pipel
V AN AUKER RONALD W 3084 E LANARK
MERIDIAN, ID 83642-0000
Property Address: pipel
WRINKLENECK PARTNERS LLC 3084 E LANARK
MERDIAN, ID 83642-0000
Property Address: pipel
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