HomeMy WebLinkAboutSoutheast CPA
September 18,2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Bailey Engineers
CPA 06-003
September 21, 2006
ITEM NO.
9
REQUEST
CPA to modify the Future Land Use Map to extend future land uses w/in the City of Meridian south to Columbia Rd,
west to Meridian Rd & east to Eagle Rd & to modify some of the existing land use designations on the Map along Amity Rd between
Meridian Rd & Eagle Rd for Southeast CPA ~ between Meridian Rd & Eagle Rd & between Columbia Rd to 1/4 mile n/o Amity Rd
AGENCY
COMMENTS
CITY CLERK:
~ctDror?JJl.rf ApproU,u -h c-jC!
K8~f)z ~
See Attached Staff Report ~
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
See Attached Comments
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
No Comment
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Phone: 3ff --cry 3,
Staff Initials: lJ:?
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 SEPTEMEBR if, 2,006,; ..
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SUBJECT:
Hearing Date: 9/21/2006
Planning & Zoning Commission
Caleb Hood, Current Planning Manager
208.884-5533
File No. CP A-06.003
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STAFF REPORT
TO:
FROM:
Comprehensive Plan Amendment Application to Amend the Future Land Use
Map of the Comprehensive Plan by extending future land uses within the City of
Meridian south to Colwnbia Road, west to Meridian Road and east to Eagle Road
and to modify some of the existing land use designations on the Map along
Amity Road, between Meridian Road and Eagle Road, by Bailey Engineers.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Bailey Engineers, has applied for an amendment to the Future Land Use Map of the
Comprehensive Plan. The applicant is proposing to amend the Map by extending future land uses within
the City of Meridian south to Columbia Road, west to Meridian Road and east to Eagle Road and to
modify some of the existing land use designations on the Map along Amity Road, between Meridian
Road and Eagle Road. The subject proposal includes only those lands that are concurrently within the
boundaries of planned project limits by the applicant (including Cottswold Village and White Bark
Subdivisions). However, the applicant has provided an exhibit map proposing various land uses within an
area of about four square miles (see Exhibit A). Although the applicant is primarily concerned with the
land uses on the property, they have a direct interest in, approximately 1,050 acres; staff has evaluated.
and is recommending land use designations within the four square mile area. All of this area is currently
within the City's Urban Service Plarming Area and the Referral Area negotiated with Ada County.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the application below. While Staff agrees with some of the
applicant's proposed land uses. and we do support an amendment to the Future Land Use Map in this
area. staff is recommending some changes to the Comprehensive Plan Map Amendment as proposed by
the applicant for the reasons outlined in this report. Further, except for a couple of changes located near
the intersection of Meridian Road and Amity Road, staff is recommending that the areas that are currently
within the City's area of impact not be amended with this application. Because this area is within the
boundaries of the South Meridian Area Plan. Staff is also recommending that all lands that are currently
outside the City's established area of impact boundary and outside the boundaries of planned proiects by
the applicant carry the Low Density Residential designation. The South Meridian Area Plan is currently
going through the public involvement process to come up with alternative scenarios for how the City
should develop south of the interstate. Staff does not feel it is appropriate to make a recommendation to
the Commission on future land uses in this area without having stakeholder input, essentially bypassing
the public involvement process that is currently underway. With the submittal ofthe South Meridian Area
CPA application, which should be submitted by December 15, 2006, detailed Land Use Map designations
will be proposed and further evaluated for the remainder properties (the parcels not planned for
development by the applicant, recommended to be designated Low Density Residential by Staff).
NOTE: The Commission is allowed to recommend amendments to the Comprehensive Plan for text
changes at any time. The Commission is only allowed to recommend amendments to the Comprehensive
Plan map every six (6) months. It has been more than six months since the Commission has
recommended a change to the Comprehensive Plan Future Land Use Map. After making a
CP A-06-002 Ustick Comprehensive Plan Amendment
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 2],2006.
recommendation on the subject application, the Commission will have to wait at least six months before
recommending any additional changes to the Map. If a recommendation is not made on September 21,
2006, it impacts when the South Meridian Area CPA can be heard by the Commission.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The submitted exhibit proposes to amend Map designations for properties within six different
sections (about four square miles total). There are 23 properties that the applicant currently has
a direct interest in. These 23 parcels compose approximately 1,050 acres in 5 different
sections. These parcels include: Parcel #S1406110350, 52 acres, 6575 S. Locust Grove Road;
Parcel #SI406110200, 22 acres, 6575 S. Locust Grove Road; Parcel #S1405120902, 33 acres,
E. Lake Hazel Road; Parcel #SI405212420, 4 acres, 2385 E. Lake Hazel Road; Parcel
#SI40521241O, 77 acres, E. Lake Hazel Road; Parcel #S1405223000, 79 acres, W. Lake
Hazel Road; Parcel #SI132336100, 13.5 acres, Locust Grove Road; Parcel #S1132325800, 46
acres, Locust Grove Road; Parcel #S1132244715, 154 acres, Eagle Road; Parcel
#S1132131500, 70 acres, Eagle Road; Parcel #Sl132212600, 18 acres, 2135 B. Amity Road;
Parcel #Sl129346700, 20 acres, Amity Road; Parcel #SI131244250, 46 acres, 795 E. Amity
Road; Parcel #SI131131675, 30 acres, 805 E. Amity Road; Parcel #S1131417250, 157 acres,
5985 S. Locust Grove Road; Parcel #S 140641 7700, 60 acres, 7695 S. Locust Grove Road;
Parcel #S 1 406449900, 19 acres, 1570 E. Columbia Road; Parcel #S1406347150, 740 E.
Colwnbia Road; Parcel #S 1406346905, 4 acres, Columbia Road; Parcel #R852268041 00, 24
acres, Tranquility Lane; Parcel #SI406314950, 40 acres, 7200 S. Meridian Road; Parcel
#SI406428305, 78 acres, 960 E. Columbia Road; and, Parcel #SI406131205, 35 acres, E.
Lake Hazel Road. The parcels lie within Section 29, T3N, RIE; Section 32, T3N, RIB;
Section 31, T3N, RIE; Section 6, T2N, RIE; and, Section 5 T2N, RIE (there are also some
Map changes proposed within Section 30, T3N, RIE, but the applicant does not have a direct
interest in any of the parcels in this section).
b. Property Owners of Record: There are several property owners within the area proposed for
the amendment.
c. Applicant:
Bailey Engineering, Inc.
1500 E. Iron Eagle Drive
Eagle, Idaho 83616
d. Representative: Kent Brown, Bailey Engineering
e. Present Zoning: RUT, RR and Rl in Ada County
f. Present Comprehensive Plan Designation: Varies; with a majority of the area not currently
carrying a Comprehensive Plan designation (outside the current area of impact).
g. Description of Applicant's Request: The applicant is requesting approval for an
amendment to the Future Land Use Map of the Comprehensive Plan. The applicant is
proposing to amend the Map by extending future land uses within the City of Meridian south
to Columbia Road, west to Meridian Road and east to Eagle Road and to modify some of the
existing land use designations on the Map along Amity Road, between Meridian Road and
Eagle Road. The subject proposal includes lands that are concurrently proposed for
development, and lands that are outside the boundaries of any planned project limits by the
applicant.
CP A-06-002 Ustick Comprehensive Plan Amendment
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
h. Applicant's Statement/Justification (see Applicant's application and letter): Bailey
Engineering, Inc. has had numerous meetings with the staffs of City of Meridian's; Planning;
Public Works; Fire and Parks Departments and Meridian Schools to address their needs ifthe
City of Meridian expands their planning boundaries to the south. Our aim has been to take into
consideration the existing residents in the area as well as the future needs of these agencies. In
summary, we are proposing changes to the Comprehensive Plan for those properties within the
project limits shown on our proposed map. Those areas outside the project limits are shown on
the enclosed map to help decision makers see how our request might fit into an overall
expansion by the City of Meridian.
4. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as
determined by City Ordinance. By reason of the provisions of the Idaho Code Title 11 Chapter
16, a public hearing is required before the City Council on this matter.
b. Newspaper notifications published on: September 4, 11, and 18,2006.
c. Radius notices mailed to properties within 300 feet on: Radius notices were not sent out for
this application, as more than 200 would have been required. Alternative forms of notice,
including Public Service Announcements that were done on September 4th, and broadcast
faxes were also sent out on September 1'1 and 15th.
d. Applicant posted notice on site by: The applicant is not required to post notice for this
application, per UDC 11-5A-5E3. Consistent with Idaho State Code and the City of
Meridian's UDC, alternative forms of notice have been provided by the City Clerk's Office
(see above for dates).
5. LAND USE
a. Existing Land Use(s) on Subject Property: Rural residential and agriculture.
b. Description of Character of Surrounding Area: This area is composed of primarily agriculture
land and single-family homes on large parcels. There is an ACHD gravel pit, a church, an
Idaho Power Company lineman school, and a seminary in this area.
c. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: These properties are currently not serviceable by the City
of Meridian's sanitary sewer system at this time. However, City Council has
recently passed an amendment to the Sanitary Sewer Master Plan that
includes all future service to all properties listed in this application.
Location of water: These properties are currently not serviceable by the City
of Meridian's water system at this time. However, City Council has recently
passed an amendment to the Water Master Plan that includes all future
service to all properties listed in this application.
Issues/concerns: Meridian Public Works has no concerns with this application.
2. Vegetation: There are numerous existing trees on the subject properties that should
either be preserved or mitigated for at the time of development. The rest of the site is
primarily used for rural residential and agricultural purposes.
3. Flood plain: Portions of properties in this area are within the Ten Mile Creek
floodway and/or floodplain.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
4. Canals/Ditches Irrigation: The Rawson Canal, Ten Mile Creek, Carlson Lateral,
Farr Lateral, and the Beckdolt Lateral all course through this area. There are several
smaller irrigation/drainage ditches in this area.
5. Hazards: Staff is not aware of any potential hazards in this area.
6. Proposed Zoning: No annexation or zoning is proposed with this application.
However, development applications have been submitted by the applicant for lands
within the boundaries of this CPA. These applications will be acted on separately.
7. Size of Property: Approximately 4 square miles; approximately 1,050 acres is
proposed for various land use designations by the applicant.
6. COMMENTS MEETING
On September 1, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present at that meeting included: Meridian Fire Department, Meridian Police Department, Meridian Parks
Department, Meridian Public Works Department, and the Sanitary Services Company. The Meridian Fire
Department was the only department providing comment. Their comments are as follows: 1) The
Meridian Fire Department supports the request to extend future land uses within the area South of Lake
Hazel to Columbia Rd. and between Meridian Rd. on the West and Eagle Rd. on the East. 2) The
Meridian Fire Department supports the general location of the two proposed sites for future fire stations
generally located on Amity Rd. near the comer of Meridian Rd. and on Lake Hazel 'l2 mile East of Locust
Grove Road.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
POTENTIAL USES OF PROPERTY
If the CPA application is approved, the applicant intends to subdivide and develop the properties
with several different land uses. In fact, applications for residential subdivisions have already
been submitted to the City for approval. Except for single-family uses, future park locations, a
future school location, and a future fire station location, no specific uses or zoning are proposed
on the subject properties at this time.
RESIDENTIAL
A vast majority of the land within this area is proposed for either low or medium density
residential. This is primarily how Staff envisions most of the area developing south of the
interstate. Staff is generally supportive of the applicant's proposal for where residential uses will
occur. However, staff is recommending that the line between low and medium density residential,
that generally follows the ridge in Section 32, be shifted to include more low density area (please
see Exhibit B). Staff also recommends that the two 20 acre parcels along the north and south side
of Victory Road, east of Locust Grove Road, be designated low density as well (proposed as
mediwn density). These recommendations are based on comments received from several
stakeholders in this area that want to see the rural nature of this area preserved. These
recommendations are also based on the densities of the approved Estancia, Bellingham Park, and
Tuscany subdivisions, which do not exceed four dwellings to the acre, and the proposed
Cottswold Village and White Bark Subdivisions, which are at or below three dwelling units to the
acre.
Higher density residential uses may also be possible on properties designated low and medium
density without amending the Comprehensive Plan. The Comprehensive Plan allows designations
to be "bumped up", on a case by case basis and subject to approval by the Commission and
Council. An annexation and rezone would still be required, but a CPA application would not be
required to request a "bump" in density. Other uses permitted outright or conditionally allowed in
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006,
the Low and Medium Density Residential areas (which are typically rezoned to R-2, R-4 or R-8)
include single family residential, churches, day care centers, townhomes, private schools,
residential care facilities and other quasi-public uses.
MIXED USE
The purpose of the Mixed Use designation on the Future Land Use Map is to identify key areas
which are either infill in nature or situated in highly visible or transitioning areas of the city
where innovative and flexible design opportunities are encouraged (Page 97, Chapter VII 2002
Comprehensive Plan). The Mixed Use-Regional designation allows for the highest intensity
commercial uses out of Meridian's four mixed use categories. Potential zoning would include all
of the commercial districts (C-G, C-C and C-N) as well as the L-O (Limited Office), high density
residential zones (R-15 and R-40) and the traditional neighborhood districts (TN-C and TN-R).
The Mixed Use-Regional description in Chapter VII of the Comprehensive Plan states that there
is no limit to the amount of non-residential uses, although some residential uses are encouraged.
Sample uses in this area include entertainment, major employment centers, clean industry, retail
and other similar uses.
The applicant is proposing, at the Locust Grove Road/Lake Hazel Road intersection and along
Meridian Road, Mixed Use - Regional designations. Staff is supportive of the proposed Mixed
Use - Regional designation along Meridian Road, because this is a major transportation corridor.
However, Staff believes that allowing a Mixed Use - Regional designation at the Amity
Road/Meridian Road intersection may adversely affect other properties in the area. One reason
for designating specific commercial areas on the Comprehensive Plan is to minimize negative
impacts upon nearby residents and the general public. This is one of the objectives of the
Neighborhood Centers. These areas are, by nature, to have transitional land uses and lot sizes -
moving from higher intensity to lower intensity uses. They are also designed as centrally located
nodes as compared to strip.type development. The term "compatible" is not defined in the Zoning
Ordinance and is, for better or worse, determined largely through the public hearing process.
Ultimately, the Commission and City Council establish the parameters for compatibility via
zoning and comprehensive plan designations. However. because there is already a regional mixed
use area olanned for the Amity Road/Meridian Road intersection. staff recommends that the
orooosed Mixed Use - Regional Neighborhood Center at Locust Grove Road and Lake Hazel
Road be designated Mixed Use - Communitv Neighborhood Center. not Mixed Use - Regional.
Historically, the City has not observed a real good mix of uses within the Mixed Use - Regional
areas. About 90 percent of these areas end up developing with commercial uses, with C-G being
the dominant zone. To prevent this from happening south of the interstate, and as part of the
South Meridian CPA, staff will propose some text within the Comprehensive Plan for mixed use
areas that further defines how these areas are to be developed. Further, staff will evaluate the
potential for an employment center(s) within the southern part of the City, and hopes to propose
text amendments within the Comprehensive Plan regarding these area(s).
As part of the South Meridian Area Plan, a detailed market analysis is being done by consultants
hired by the City. Depending on the outcome of the market analysis and trends and the various
land use scenarios that are generated, staff believes that additional mixed use or commercial
designations may be appropriate within the subject area. However, until the City has all of the
facts, the Mixed Use - Regional area shown in Exhibit A along Eagle Road and the portion ofthe
mixed use - regional area along Meridian Road that is not currently under the applicant's control,
should not be approved.
COMPREHENSIVE PLAN TEXT ANALYSIS
CP A-06-002 Ustick Comprehensive Plan Amendment
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR21, 2006.
Please see Exhibit C for detailed analysis of facts and findings for a comprehensive plan
amendment. The following text policies most directly apply to the proposed CPA and are
repeated here for the Council and Commission's consideration during the hearing process (staff
analysis is in italics below the quoted policy):
· Goal I, page 109: Ensure a variety and balance ofland uses to support the Meridian hnpact Area.
Staff believes that the proposed land uses will contribute to the variety and balance of land uses
within Meridian and its impact area.
o Objective C, page 109: Maintain integrity of housing areas to preserve values and
ambiance of areas.
Staff believes that the proposed land uses will preserve the rural atmosphere currently
enjoyed by the residents in this area. Further, the proposed land uses will preserve the
values and ambiance of scenic views, which are limited in Meridian.
o Objective D, page 110: Plan for appropriate uses within rural areas.
Through the public involvement process and the subject CPA application, staff believes
that appropriate uses will be provided in this currently rural area.
· Mixed Use, pages 102 and 103, Chapter VII:
o Purpose Statement: The purpose of the MU designation on the Future Land Use Map is to
identify key areas which are either infill in nature or situated in highly visible or
transitioning areas of the city where innovative and flexible design opportunities are
encouraged.
These properties are bound by Meridian Road,a state highway, and have five other arterial
roadways that lie adjacent to or bisect the site. This is a highly visible location, which makes
some of the property a good candidate for quality mixed use development.
· Objective D, page 107: Encourage appropriate land uses along transportation corridors.
o Action 7: Develop incentives for high-density development along major transportation
corridors to support public transportation system.
The subject properties are adjacent to a state highway, Meridian Road. Staff anticipates that
ValleyRide will have public transportation available on Meridian Road in the near future.
Providing some higher density housing in this area would help to support a future public
transportation system.
. Objective A, page 115: Encourage quality housing projects for all economic levels in a variety of
areas.
o Action 4: Provide a wide diversity of housing types and choices between ownership and
rental dwelling units for all income groups in a variety of locations suitable for residential
development.
The subject properties are projected to contain single-family jor sale and for rent, and some
higher density pods that would provide for housing diversity in this area of the city.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
· Objective C, Goal IV, page 114: Encourage compatible uses to minimize conflicts and maximize
use of land.
o Action 1: Protect existing residential properties from incompatible land use development
on adjacent parcels.
This policy touches on one of the primary objectives ofzoning - to protect the public health
and welfare. It is the City's obligation to ensure existing properties (both county and city
properties) are protected from harmful, disturbing or unnecessary encroachments. While it
may be possible to design non-residential projects that are compatible with residential, it
does require more time, energy and money from all parties involved (both private and public)
to design and enforce these situations.
The applicant is not proposing any "commercial" designations. However, some mixed use
designations are proposed adjacent to proposed and established residential areas. As these
mixed use areas develop, Staff will ensure that the land uses are appropriate, and that any
required screening and/or other mitigation is constructed to protect the existing and future
residential areas.
8. ECONOMIC & LAND USE ANALYSIS
Because trade area is one of the factors used in detennining an Area of City Impact and because
the Land Use Planning Act requires a Comprehensive Plan to address economic development
issues as part of a city's long-range plan, staff is including the following analysis for the P&Z
Commission and City Council as part of this CPA application. Staff believes that the majority of
these factors support amending the Future Land Use Map, as proposed by the applicant and
modified by Staff in Exhibit B.
Potential Over-Supplv of Mixed Use/Commercial Land: By designating too much land for mixed
use or commercial within Meridian's Area of Impact, staff is concerned with a potential over-
supply of commercially zoned land, especially for office uses. Meridian's 2005 office vacancy
rate has been noted by the Chamber of Commerce and other local real estate sources to continue
to be high (between 9% and 25%, depending on the sub-area). While we understand the need for
some non-residential uses in this area, Staff is concerned about extending more retail and office
uses in south Meridian, at least until a market study is completed and can be evaluated.
In the area south of 1-84 between Locust Grove Road and a half mile east of Eagle Road, there is
over 250 acres of vacant or under-developed land currently designated as either Commercial or
Mixed Use - Regional on the Future Land Use Map. This does not include any of the Silverstone
or EI Dorado land or any land north ofI-84. Furthennore, there are two Mixed Use Neighborhood
Centers noted on the Map along Victory Road, between Meridian Road and Locust Grove Road,
and between Locust Grove Road and Eagle Road. Staff has not seen commercial development
plans for either of these centers. This would generally indicate that there is not currently a very
high demand for non-residential uses in this general area.
Transportation: The demands on the local transportation system created by residential uses are
typically less than those created by retail uses, at least with regard to peak hour vehicle trip
generation. This is key when factoring in that the current configuration of most of the roads in
this area contain just two lanes, and that none of these roads are currently within ACHD's Five
y ear Work Program.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
Through the South Meridian Area Plan, City Staff will work with ACHD to propose collector
roadways for this area. ACHD is currently preparing a South Meridian Transportation Plan,
which will be guided in part by the City's South Meridian Area Plan. The Transportation Plan
will propose a collector roadway network for the area. The ACHD Plan is scheduled for
completion in March, 2007. Assuming consensus can be reached between the City and ACHD,
proposed designations will be included as an exhibit within the Comprehensive Plan text at that
time. City Staff envisions those designations occurring at the mid-mile point between section line
roads. Until the completion of the South Meridian Study and ACHD's Transportation Plan, these
designations will be left off of the Comprehensive Plan Map.
Compatibility & Desilnl: High intensity commercial uses directly abutting low or mediwn density
residential uses are generally not preferred. The Comprehensive Plan supports transitional
zones/uses (e.g. - office) to buffer commercial and residential uses (Chapter VII, Goal 1,
Objective B, Action item 7). By designating all of the area that is not part of the applicant's
proposal Low Density Residential, the need to evaluate transitional uses and zoning is limited. If
the subject CPA application is approved as proposed by Staff or by the applicant, there may still
be some future residential uses that will directly abut a commercial zone without any transitional
zone. Staff will need to evaluate the uses within the mixed use areas for compatibility and design
with each development application.
Market/Assessed Value: The Commission and Council should bear in mind that the purpose of
the Comprehensive Plan is to establish a long-tenn, reliable blueprint for both the business and
residential sectors of the community. It is not the goal of the Plan to always accommodate market
swings or demands - especially if the Plan accommodates for these market demands in other
nearby locations. Staff believes that the proposed land use designations shown in Exhibit B will
provide a long-tenn, reliable blueprint for this area (subject to some potential changes that may
occur through the adoption of the South Meridian Area Plan).
IDAHO STATE CODE
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends,
desirable goals and objectives, or desirable future situations for each planning component." Staff
has reviewed the subject application and offers the analysis and recommendations contained
herein for the Commission and Council's consideration.
Idaho State Code Title 67, Chapter 65, states that the commission may recommend amendments
to the land use map component of the comprehensive plan to the governing board not more
frequently than once every six (6) months. [NOTE: CPA-06-002, Ustick CPA, is also on the
September 21, 2006 Commission agenda. Staff recommends that the Commission make fonnal
recommendations on both CP A-06-002 and CP A-06-003 during the same hearing.]
9. UNIFIED DEVELOPMENT CODE
No zoning amendments are being proposed. If the CPA application is approved, a number of
different zoning districts could be applied for at the time of annexation. Again, staff will evaluate
all future development proposals in this area for compliance with the UDC and compatibility with
surrounding uses.
10. SUMMARY AND RECOMMENDATION
Staff is recommending the changes shown in Exhibit B be adopted by the City and incorporated into the
Future Land Use Map. The changes shown in Exhibit B include some changes proposed by the applicant
and some changes proposed by Staff to the entire four mile area. These changes include:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
I) Showing a potential fire station on the northeast comer of the Meridian Road! Amity Road intersection.
The Meridian Fire Department is supportive of this location. NOTE: This potential fire station location
will take the place of the fire station currently shown on Meridian Road, located Y2 mile north of Amity
Road.
2) Showing a potential park location just northeast of the mixed use - regional area off the Meridian
Road! Amity Road intersection. The Meridian Parks Department has not provided detailed comments on
this change. However, in previous meetings with the Parks Department Director, Doug Strong, he
mentioned to Planning Staff his support of a potential park in this location. NOTE: This potential park
site will take the place of the park site currently shown in the northeast quarter of Section 30.
3) Changing the current designation of the ACHD gravel pit, located south of Amity Road and east of the
Farr Lateral, to be Low Density Residential, rather than Public/Quasi-Public as currently shown on the
Map. Staff anticipates that ACHD will not be able to sustain this location indefinitely for their current
operations and will need to sell this to a developer in the future. Please note that this change does not
discourage ACHD from continuing their current operations, it simply informs the public as to what the
City anticipates for this site in the future.
4) Modifying the designations proposed by the applicant for the land they have an interest in within
Section 29 by retaining the current low density designations shown on the Map along Amity Road.
NOTE: This change also includes the properties that the applicant does not currently have a direct interest
in along Amity Road.
5) Showing a multi-use pathway along the gas pipeline easement and along the Ten Mile Creek.
6) Modifying the designations proposed by the applicant for the land they have an interest in within
Section 32 by: including additional area for low density in the center of the section, and retaining the
current designations shown on the Map along Amity Road. NOTE: This change (or retention of the
current designations) also includes the properties that the applicant does not currently have a direct
interest in along Amity Road, including the shown Mixed Use - Regional area near Eagle Road and the
medium density areas. The proposed fire station location, school location and park location within this
section are fine (they may be further evaluated with the South Meridian Area Plan).
7) Changing the applicant's proposed Mixed Use - Regional Neighborhood Center located at the
intersection of Lake Hazel Road and Locust Grove Road to be a Mixed Use - Community Neighborhood
Center.
8) Retaining the Mixed Use - Regional designation currently shown for the properties near the Amity
Road/Meridian Road intersection.
9) Designating all properties that are not currently within the City's area of impact and not within the
boundaries of the applicant's proposal to be Low Density Residential.
Staff is recommendin!! that the Commission forward on a recommendation to the Council to amend the
Comprehensive Plan Future Land Use Map as proposed bv the applicant and modified bv Staff in Exhibit
B.
U. EXHIBITS
A. Applicant's Proposed Future Land Use Map Amendment
B. Staff's Recommended Future Land Use Map Amendment
C. Required Findings from the Zoning Ordinance
CP A-06-002 Ustick Comprehensive Plan Amendment
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
A. Applicant's Proposed Future Land Use Map Amendment
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CITY OF MERIDIAN PLANNING DEP ARTMENTST AFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
B. Staffs Recommended Future Land Use Map Amendment
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 21, 2006
C. Required Findings from the Zoning Ordinance
1. Comprehensive Plan Amendment 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 amendment to
the Comprehensive Plan, the Council shall make the following findings:
A. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff finds that the proposed change to the Future Land Use Map does not directly conflict
with other elements of the Comprehensive Plan. Specifically, the City is currently master
planning for services in this area, as well as putting together a detailed plan for how the area
south of Interstate 84 should be developed. Therefore, including this area within the City's
area of impact will fit in with the current elements included in the Comprehensive Plan.
Please see Section 7 of the Staff Report for detailed analysis of how this CPA relates to
some of the elements contained in the Comprehensive Plan.
B. The proposed amendment provides an improved guide to future growth and
development ofthe city.
A majority of the area proposed for amendment is not currently within the City's area of
impact. Therefore, city land use designations do not currently exist for most of this area. It
is, however, within our Referral Area and within the Urban Service Planning Area. Staff
believes that the proposed CPA amendment is a good start to depicting land uses in this area.
Staff finds that the proposal to modify the Future Land Use Map will increase the ability for
innovative design in this highly visible area that will someday be part of the City.
C. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan and the Comprehensive Plan Land Use Map.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan. However, staff recognizes the flexibility in the
Comprehensive Plan and that the Plan is a guide, not a hard and fast rule for how
development must occur. Please see Section 7 of the Staff Report for detailed analysis of
how this CPA relates to the Goals, Objectives and Policies contained in the Comprehensive
Plan.
D. The proposed amendment is consistent with the Unified Development Code.
Staff fmds that the proposed amendment does not conflict with any portion ofthe Unified
Development Code. No annexation or zoning approvals will be granted as part ofthis CPA
application; all subsequent development applications shall comply with the UDC.
E. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendment, as shown in Exhibit B of the Staff Report, is in the
best interest of the City.
CP A-06-003 - Southeast CPA
PAGE 2
~
TAMMY DE WEERD
COUNCIL MEMBERS
JOE BORTON
KEITH BIRD
CHARLES M. ROUNTREE
SHAUN WARDLE
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
CLAIR BOWMAN
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RON ANDERSON
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ASSISTANT CHIEF
KEN W. BOWERS
DEPUTY CHIEF - fIRE PREVENTION
JOSEPH Sn,v A
DEPUTY CHIEF - TRAINING
BILL JOHNSON
540 East Franklin Road
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Date
September 13,2006
TO:
Meridian Planning & Zoning Commission
FROM:
Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT:
Cohunbia Rd, Meridian Rd, Eagle Rd. Lake Hazel CPA 06-003
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the text amendments:
The Meridian Fire Department supports the request to extend future land uses within the
area South of Lake Hazel to Columbia Rd. and between Meridian Rd on the West and Eagle
Rd. on the East.
The Meridian Fire Department supports the general location of the two proposed sites for
future fire stations generally located on Amity Rd. near the corner of Meridian Rd. and on
Lake Hazel 12 mile East of Locust Grove.
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COMMERCIAL REAL ESTATE
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September 21, 2006
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MeridIan Plannmg and Zomng
33 East Idaho Avenue
Mendlan, Idaho 83642
RE: Southeast / Southwest Corners of Ustick & Linder Roads: Meridian
Comprehensive Plan Amendment - Response to Planning and Zoning
Dear SIr or Madame
ThIS letter IS m support of an amendment to Meridian's Comprehensive Plan for the
converSlOn of medmm densIty residential zonmg to mixed use conuTI1.mity at the
southeast / southwest corners of Us tick and Linder Roads StaffprovIded a favorable
recommendatIon for the application but vOlCed concern over the proximity to the
commercIal node to the east Hopefully, those concerns are mitigated by the information
prOVIded below
In reality, tlns mtersection IS extremely dIfferent from the commercial node to the east
For example
a There are 4 directions of travel present and 47% more traffic,
exposure, and customers,
b Tlus w1ll be a SIgnalized 5 lane mtersectIon and one of the primary
mtersections m North Meridian,
c The propertIes are SItuated along an east-west pnmary traffic
artenal that connects BOIse to Caldwell and along a pnmary north-
south traffic artenal that mcludes a BOIse Rtver bridge crossmg
Each of these charactenstlcs truly dIfferentiates the two sItes and highlIghts the
convemence onented nature of Us tick and LInder compared to the destmation nature of
the SIte to the east
MeridIan IS a dynamic area that has experienced tremendous populatlOTI growth, To
understand thIS and the resulting demand, Thornton OlIver Keller has conducted
numerous market studIes of the area As proVIded earher this year, a retail expenditure
analysis identified a sIgmficant lack of supply (131 % dIfference compared to the average
Treasure Valley submarket) Furthermore, we recently analyzed the retail vacancy rate,
which is about 2% and extremely low Together, these two results establish North
Mendlan as an extremely robust market
Brokerage Management
250 South fIfth Street second floor BoIse Idaho 83702 phone 208-378-4600 fex 208-947-0869 wwwtokre,com
sOl
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The different Site attnbutes and positive market mdicatIons clearly support the viability of
both the intersectIOn of Us tIck and Linder and the commercial node to the east.
Thank you very much for your tIme
Smcerely
THORNTON OLIVER KELLER
t~Q~
Chns Penland
Page I of I
Sharon Smith
From: Chris Penland [cdp@tokre.com]
Sent: Thursday, September 21,20069:47 AM
To: Tara Green; Sharon Smith
Cc: Justin Lucas; Chris Penland
Subject: Response to Planning and Zoning Recommendation (Hearing 9.21.2006 @ 7:00 PM)
Attachments: Document.pdf
Hello All,
Please excuse the delay in providing this to you. Attached is a letter that addresses the concerns identified by
Planning and Zoning. Thank you very much for your time and please do not hesitate to contact me if you have
any questions or concerns.
Best regards,
Chris Penland
Retail Brokerage Services
Thornton Oliver Keller
Experience Results.
Main: 208.378.4600
Direct: 208.947.5508
Mobile: 208.412.2972
Fax: 208.947.0869
L.isting..Flxer~
9/21/2006
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
September 21, 2006
ITEM #
9
DATE
PROJECT NUMBER
CPA 06-003
Southeast Comprehensive Plan Amendment
PROJECT NAME
NAlVIE (PLEASE PRINT) FOR AGAINST NEUTRAL
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190J PUBLIC ANNOUNCEMENT / NOTICE IS HEREBY GIVEN pursuant
to the Ordinances of the City of Meridian and the Laws of the State of Idaho,
that the Planning and Zoning Commission of the City of Meridian will hold a
public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian,
Idaho, at the hour of 7:00 p.m. on Thursday, September 21, 2006 for the
purpose of reviewing and considering the application of Bailey Engineers in a
request for a Comprehensive Plan Amendment to modify the Future Land
Use Map to extend future land uses within the City of Meridian south to
Colombia Road, west to Meridian Road and east to Eagle Road and to modify
some of the existing land use designations on the Map along Amity Road,
between Meridian Road and Eagle Road for Southeast Comprehensive
Plan Amendment CPA 06.Q03 - between Meridian Road and Eagle Road &
between Columbia Road to 1,14 mile north of Amity Road.
More particular descriptions of the above information are on file in the
Planning Department, 660 East Watertower Lane, Suite 202, Meridian, Idaho
and are available for inspection during regular business hours, Monday
through Friday, from 8:00 a.m. to 5:00 p.m.
Copies of the above applications are available 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 may be submitted 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
contat.ct the City Clerk's Office at 888-4433 at least 72 hours ~,~!~tg?h~~~I.':~~.
mee Ing. ;::'> 0 ~OI'~ ""<"~"1,, <:::.;.
DATED this 25'" day of Augu t 006. j 'r C' ,,,:" ) ,
WILLIAM G. BERG, JR., CIT~CL ~ ...-,,~i.LJ l
~/ "'OA1 r 19~...'i-~ ,:::
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CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 88'5r!I{:l:;aJNT'f ' \\\,-,'>
CiTY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887~4813 MAYOR'S OFFICE - FAX 884-8119 Ii f I iI/ii 1i \ II \ \'
Printed on recycled paper
MAYOR
Tammy de Weerd
C1TY COONCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M, Rountree
Shaun Wardle
CITY DEPARTMENTS
City Attorney/l-lR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234/ fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898~5501
Planning
660 E. Watertower Lane
Suite 202
884~5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678/ fax 846-7366
Public Works
660 E, Watertower Lane
Sui.te 200
898-5500 1 fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W. 8th Street
888-5242/ fax 884-1159
CITY OF MERIDIAN
PUBLIC SERVICE ANNOUNCEMENT
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 will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian,
Idaho, at the hour of 7:00 p.m. on Thursday, September 21, 2006, for the purpose of reviewing
and considering the application CPA 06-003 of Bailey Engineers for a Comprehensive Plan
Amendment to modify the Future Land Use Map to extend future land uses within the City of
Meridian south to Columbia Road. west to Meridian Road and east to Eagle Road and to modify
some of the existing land use designations on the Map along Amity Road, between Meridian
Road and Eagle Road for Southeast Comprehensive Plan Amendment generally located
between Meridian Road and Eagle Road and between Columbia Road to % mile north of Amity
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 City Clerk's Office at 33 E. Idaho
Avenue, Meridian, Idaho 83642, (208) 888-4433 or fax (208) 888-4218 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 that this development may generate or the
~ \ ~ ~ , \ , i 1 ; ;" : / .I
impact of that traffic on streets in the area, please contact the Ada County Hi9h~~~~~~t1' "i.>:.>,.
(208) 387-6170. ::/" C)>-;p,~fC;'~,,;,;:',:;~:,,\ "~;-::.
DATED 22nd of August, 2006 ! ~'-' \ '~
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LERK ..,.' ,:'-,) ,I '-
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PUBLISH 4th and 18th of September, 2006 ~\.""~ '~:..::.~:..>'~'\ ,:}':
"+/1'1 Ct-V-"""lr( . "-',:>,/"
1/11 ',: \\\\
11'IHIH,;l\'\\\\
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~ ~:~T'o~~ CENTRAL DISTRICT HEALTH DEPARTMENT
_HEALTH Environmental Health Division
DEPARTMENT
Rezone # C-P~ 0 {,., -oO:J
Conditional Use #
Preliminary / Final/Short Plat SC- C'PIr
Return to:
o Boise
o Eagle
o Garden City
~eridian
o Kuna
DACZ
o Star
~ We have No Objections to this Proposal
o 2. We recommend Denial of this Proposal.
03.
04.
05.
RECEIVED
_r-,'. ,~~; . r<';I."
Specific knowledge as to the exact type of use must be provided before we cati:JttlB1IttI~kij.fl~Dosal.
City Cle"rk' OffICe
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
o 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
o central sewage 0 community sewage system 0 community water well
o interim sewage 0 central water
o individual sewage 0 individual water
o 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
o central sewage 0 community sewage system 0 community water
o sewage dry lines 0 central water
o 10. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
o 14. Please see attached stormwater management recommendations
o 15.
Date:~;21/c?J:-
Reviewed By: h ___ ~
15726-001 EH0904
Review Sheet
1 TRANSMITTALS TO AGENCIES FE~~~D
j DEVELOPMENT PROJECTS WITH T~TfP"O~'I\m~
To insure that your comments and recomme~\MtS~~Jb~i~l~g~
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: September 14, 2006
Transmittal Date: August 22, 2006 File No.: CPA 06-003
Hearing Date: September 21,2006
Request: Public Hearing-CPA to modify the Future land Use Map to extend future land uses w/in
the City of Meridian south to Columbia Rd, west to Meridian Rd & east to Eagle Rd & to modify some
of the existing land use designations on the Map along Amity Rd, between Meridian Rd & Eagle Rd
for Southeast Comprehensive Plan Amendment
By: Bailey Engineers
Location of Property or Project: between Meridian Rd & Eagle Rd &
between Columbia Rd to 1/4 mile north of Amity Road
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
City Attomey/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E, Franklin Road
888-1234 I fax 895-0390
David Zaremba (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Joe Borton, CIC
Keith Bird, CIC
Shaun Wardle, C/C
Water Department
..x Sewer Department
Sanitary Services(No VAR, VAG, FP)
Building Department I Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Parks & Recreation
11 W. Bower Street
888-3579 I fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 I fax 888-6844
Police
1401 E. Watertower Lane
888-6678 I fax 846-7366
Public Works
660 E, Watertower Lane
Suite 200
898-5500 I fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 I fax 887-1297
~ Wastewater
3401 N. Ten Mile Road
888-2191 I fax 884-0744
- Water
2235 N.W. 8th Street
888-5242 I fax 884-1159
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office(FP/Pp only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power Co. (FP,PP,GUP)
Qwest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Meridian Development Corp.
Historical Preservation Comm.
RECEIVED
AUG 1 8 2006
No-cOm.IM"f)J.f;! Of Meridian
il~ Clerk Office
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888.4218 FINANCE & UTILITY BILLING - FAX 887.4813 MAYOR'S OFFICE - FAX 884-8119
Printed on recycled paper