HomeMy WebLinkAboutBoise West RV Resort CUPSTAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Boise West RV. Resort
Case No(s).: CUP-04-001
Applicant: Aaron C. Hoeft
P&Z Commission Hearing Date: March 4, 2004
Recommendation: Approve with conditions.
R,F(~~~VED
MAR 3 9 2004
City Of Meridian
City Clerk Office
Summary of Public Hearing:
• The applicant's representative, Aaron Hoeft, testified in favor of the application.
• No members of the public testified.
Ten letters. in support of the proposed development were received.
• Key issues of discussion and questioning by Commission included:
• Average length of stay of patrons
Access to the site
• Dust-free gravel in parking areas
• Proposed name of the development
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission made one modification to the conditions of approval for the CUP.
Site Specific Condition #7 was modified to allow dust-free gravel to be installed for
the back-in R.V. stalls.
Outstanding Issues for City Council:
• Due to a pending vacation application, the ACRD has not formally acted on this CUP
application. Staff does not believe that there will be any unusual conditions imposed
on this development by the highway district. However, 3'~ Street does should be
officially vacated through this site by ACRD, and Pennwood Street should be
constructed to Meridian Road prior to the park opening (see Site Specific Conditions
#2 & #3).
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.)
RESORT ON 13 ACRES IN A C-G
ZONE
Case No. CUP-04-001
RECOMMENDATION TO CITY
COUNCIL
AARON C. HOEFT,
Applicant
The property is approximately 13 acres in size and is located on the north side of
Pennwood Street, approximately 200-feet west of Meridian Road, in Section 13,
Township 3 North, Range 1 West.
2. The Troutner Business Park Development Corporation is the cunent property
owner, and Mary Ballantyne, President, has provided notarized consent for the
subject application.
3. The Applicant is Aaron C. Hoeft.
4. The subject property is currently zoned C-G. The zoning of C-G is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The Applicant requests the Conditional Use Permit fora 224 stall R.V. Resort in a
C-G zone. The development agreement in effect for this property requires a
Conditional Use Permit be obtained for all development.
6. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
8. There were ten (10) letters in support of the proposed project submitted into the
record.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.) RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
-CUP-04-001 -Page I
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Conditional Use Permit
as requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. Amend Site Specific Condition #7 on page 11 to allow dust-free gravel in the
back-in parking areas.
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS (CONDITIONAL USEI
1. All conditions of the previously approved Annexation/Zoning, Development
Agreement, Troutner Park Subdivision #1, and the Preliminary Plat for Troutner
Park #2 (PP-03-034) shall also be considered conditions of this Conditional Use
Permit (CUP-04-001).
2. Prior to CZC submittal, 3`d Avenue shall be vacated and abandoned by ACRD
and Troutner Park Subdivision #2 shall be recorded.
Pennwood Street, from Meridian Road to and abutting this site, shall be
constructed and approved by ACRD prior to occupancy.
4. Construct the bath and laundry facility on the north side of the Eight Mile Lateral,
to be in general alignrnent with the drive aisle that crosses the lateral.
5. No building or other structure shall be erected, moved, added to or structurally
altered, nor shall any building structure or land be established or change in use on
this site without first obtaining a certificate of zoning compliance (CZC) from the
Meridian Planning and Zoning Deparhnent.
6. The design, construction, and maintenance of the propane tank and distribution
shall be in accordance with the International Fire Code, MCC 11-12-2.A.1, and
MCC 11-12-3.C. Coordinate with the Meridian Fire Chief.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.) RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
- CUP-04-001 -Page 2
7. Construct all drive aisles to be a minimum of 24 feet wide (measured from back
of concrete curb to back of concrete curb). All internal drive aisles shall have a
turning radius of 28-feet inside and 48-feet outside. The parking areas for R. V.s,
tow vehicles, and passenger cars/trucks, shall be a dust-free surface consisting of
either: concrete, asphalt pavement, or asphalt grindings. (Please note that "dust-
free gravel" ' , . is
allowed within the back-in stall areas.) All parallel parking stalls shall be
constructed 23-feet long and 9-feet wide. Parking stalls 52, 67, and 69 shall either
be redesigned to be 19-feet long, or be signed as compact. All "standard" 90-
degree parking stalls shall be at least 9 feet wide and 19 feet deep. Provide a
minimum of 5-feet of landscaping along the east property line abutting the office
and parking lot. The eastern most parking stall shall be required to have a
minimum of 5-feet of back-up area as well. All vehicular parking stalls shall be
designed and constructed in accordance with MCC 11-13-4.
8. Construct a minimum 5-foot wide landscape buffer along the north property line,
a minimum 15-foot wide landscape buffer along the west property line, and a
minimum 20-foot wide landscape buffer adjacent to the Hope Arm Apartments on
the east side of the site, as proposed. A detailed landscape plan, designed in
accordance with MCC 12-13 and reflecting the changes noted below, shall be
submitted for the site with the first CZC application. The landscaping shown on
the submitted site plan is approved, with the following modifications:
• Organic mulch such as bark or soil aid shall be applied to all planting
areas. Gravel/rock mulch is prohibited in required landscape areas.
• Either acquire a license agreement from Nampa-Meridian Irrigation
District for the trees proposed within the irrigation easement on the west
side of the property, OR plant trees along the west property line in
accordance with MCC 12-13.
• Fencing along Pennwood Street and the west property line shall be
restricted to 8 feet (measured from the top/back of curb or existing grade).
• Fencing adjacent to the entrance on Pennwood Street shall taper down to a
maximum of 3-feet within 20 feet of the drive aisle.
9. All irrigation ditches, laterals or canals, exclusive of the Eight Mile Lateral,
intersecting, crossing or lying adjacent and contiguous to the area being
developed shall be tiled per MCC 12-4-13. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners),
with written approval ornon-approval submitted to the Public Works Department.
If lateral users association approval can not be obtained, plans will be reviewed
and approved by the City Engineer prior to issuance of a Certificate of Zoning
Compliance (CZC).
10. Provide a Meridian Fire Department approved secondary/emergency access to
this site. Said access shall be a minimum of 20-feet wide and improved for all-
weather conditions able to withstand 70,000 lbs. impact. Twenty-foot swing gates
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R. V J RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
- CUP-04-001 -Page 3
with locks approved by the Fire Department will be required. The applicant shall
coordinate the fire hydrant locations with the Meridian Fire Department and
Meridian Public Works Department.
11. The Applicant shall coordinate the location and design of trash dumpsters with
Sanitary Services Company (SSC) staff. Trash enclosures must be built in the
location and to the size approved by SSC (see specifications below). All
dumpster(s) must be screened in accordance with MCC 11-12-1.C.
12. All signage shall be in accordance with the standards set forth in MCC 11-14. All
signs will require a separate sign permit in compliance with the sign ordinance.
Unless otherwise approved, no temporary signage, flags, banners or flashing signs
will be permitted.
13. A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all
off-street parking areas. Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
of Storm Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies. Off-site disposal into a surface water is
prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells.
14. Any drainage areas (detention/retention basins) must be designed to ensure that
water will percolate or dischazge within a period of time not to exceed 24 hours
for all storms up to and including a 100-year storm event.
15. Water and sanitary sewer service to this proposed project is from existing mains
adjacent to the site. Staff anticipates that both public and private mains will be
required to provide service to the project. The designer shall furnish the Public
Works Department a new site plan showing existing and proposed utility mains.
Project designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
16.Outdoor fire pits and the operation of generators are prohibited on this site.
17. All exterior lighting shall be down-shielded or otherwise altered so that the light
does not spill over onto adjacent properties or right-of--way. All parking lot
lighting shall be in accordance with MCC 11-13-4C.
18. All development shall comply with the Americans with Disabilities Act (ADA)
and the Fair Housing Act.
RECOMMENDATION TO CITY COUNCII. FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.) RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
-CUP-04-001 -Page 4
19. Prior to obtaining certificate(s) of occupancy, all development improvements,
including perimeter fencing, irrigation, and landscaping, unless otherwise noted in
this report, shall be installed. Prior to signature of the final plat by the City
Engineer, a letter of credit or cash surety in the amount of 110% will be required
for all fencing, landscaping, pressurized irrigation, amenities, sanitary sewer,
water, etc.
20. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/preliminary plat/conditional use does not relieve the Applicant of
responsibility for compliance.
21. The subject conditional use permit may be revoked or modified by the City
Council, upon notice and hearing, for breach or violation of any condition of
approval or limitation of the permit (MCC 11-17-11).
22. This conditional use permit shall be subject to the expiration provisions set forth
in MCC 11-17-4.B.
C. Adopt the Recommendations of ACHD as follows:
1. Comply with all future requirements of the Ada County Highway District.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 '/:" outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of
the hydrant location.
e. Fire Hydrants shall be placed on corners.
f Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have an approved turn around.
4. All entrance and internal roads shall have a fuming radius of 28' inside and 48'
outside.
5. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.) RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
- CUP-04-001 -Page 5
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. Coordinate the location of fire hydrants
with the Fire Department and the Meridian Public Works Department.
7. A minimum of two points of access will be required for this development.
8. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20' wide. Streets with less
than a 29' street width shall have no parking. Streets with less than 33' shall have
parking only on one side.
9. Fire lanes and streets shall have a vertical clearance of 13'6". This includes
mature landscaping.
10. The Fire Department requests that any future signalization installed as the result
of the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer.
E. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
storrnwater management system that prevents groundwater and surface water
degradation.
F. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.) RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
-CUP-04-001 -Page 6
3. The District's Eight Mile Lateral courses through this proposed project. This
easement must be protected and any encroachment without a signed License
Agreement and approved plan, before any construction is started, is unacceptable.
4. All municipal surface drainage must be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage
plans.
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
G. Adopt the recommendations of the Sanitary Services Company (SSC) as follows:
1. Approaches to the trash enclosures shall allow SSC trucks to access the enclosure
without a vehicle parked in front of it.
2. Drive-on capability is required for 6 and 8 cubic yard containers. Allow a
minimum of 60 feet frontal clearance.
3. Ensure that enough enclosures are provided to meet waste generation points and
volumes. In some cases waste enclosures may need to be enlarged to meet
volumes or more enclosures may need to be provided.
4. Provide a concrete pad inside of all enclosures. Asphalt will not stand the test of
time.
5. Provide an 8 foot concrete apron in front of all waste enclosures. Especially those
enclosures that handle 6 and 8 cubic yard containers.
6. Provide gate locks for both open and closed positions.
7. Provide a minimum of 10 feet clearance inside of the enclosure gates with the
gates in the open position.
8. Install bumpers or stops inside of the enclosure to prevent the container from
damaging enclosure walls and gates.
9. When possible, design the enclosure with an easy pedestrian access point other
than the front gates. This will ensure less mess in the enclosure as well as reduce
gate damage.
10. Approval of the trash enclosure design will be required prior to issuance of a
Certificate of Zoning Compliance.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.) RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
- CUP-04-001 -Page 7
H. Adopt the recommendations of the Meridian Police Department as follows:
1. The proposed development does not offer natural surveillance opportunities of the
public areas. Prior to the next public hearing, the applicant shall meet with the
Police Chief and/or Planning staff to discuss features that increase visibility,
including but not limited to: doors and windows that look out on the public areas,
front porches, and adequate nighttime lighting.
2. To increase emergency access to the site, the applicant shall provide an
emergency access to the west.
3. The pedestrian access to the proposed bath and laundry facility is not well-
defined. The applicant shall revise the site-plan to make the facility more visible
and provide better pedestrian access.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
RECREATIONAL VEHICLE (R.V.) RESORT ON 13 ACRES IN A C-G ZONE, BY AARON C. HOEFT
- CUP-04-001 -Page 8