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HomeMy WebLinkAboutMarch 4, 2004 P&Z MinutesMeridian Planning & Zoning March 4, 2004 Page 53 0478 Moe: I have no questions. Borup: Okay. No questions? Thank you. Do we have anyone else here to testify on this application? Moe: Mr. Chairman, I make a motion to close the Public Hearing on AZ 04-001. Zaremba: I'll second that. Borup: Motion and second to close the hearing. All in favor'? Any opposed? MOTION CARRIED: ALL AYES. Moe: Mr. Chairman? Borup: Commissioner Moe. Moe: Okay. I make a motion that we move onto the City Council approval of AZ 04- 001, request for annexation and zoning of .5 acres from RUT to C-G zones for Equity Benefits by Equity Benefits, LLC, at 2540 East Franklin Road, including all staff comments dated with the hearing date of March 4, 2004, and received by the City of Meridian on March 1st, 2004. Zaremba: Second. Borup: Motion and second. All in favor? Any opposed? MOTION CARRIED: ALL AYES. Item 11: Public Hearing: CUP 04-001 Request for a Conditional Use Permit for a 224 stall R.V. resort with 4 buildings and amenities in a C-G zone for Boise West R.V. Resort by Aaron C. Hoeft - 184 West Pennwood: Borup: The next item is CUP 04-001, request for a Conditional Use Permit fora 224 stall RV resort with four buildings in a C-G zone for Boise West RV Resort. Like to open this hearing at this time and start with the staff report. Hood: Thank you, Mr. Chair, Members of the Commission. This applicant is requesting approval for a new 224 stall RV resort on 13 acres within an existing C-G zone. The site is located within Troutner Business Park on the north side of Pennwood Street, approximately 200 feet west of Meridian Road and outlined in the dark black here. A CUP application is required, because RV parks are not specifically listed in the schedule of use control. Because a development agreement affects this property, it requires all development to obtain CUP approval and because there are multiple buildings proposed on the same parcel. To the north of this site is a vacant field and a tavern and, then, a commercial business in this location here. South is the future undeveloped Meridian Planning & Zoning March 4, 2004 Page 54 of 76 lots within Troutner Business Park. And to the east are the Hope Arms Apartments, zoned R-15 and R-40. And there is a little vacant piece that will be adjacent to the proposed office which is in this approximate location. To the, west are the existing phase one of Troutner Park, business park, and there are some existing office uses on those lots. I did want to point out on this map this area that Pennwood Street does currently dead end and does not extend all the way out to Meridian Road at this time. There was an application approved -- I believe it was in 2000 -late 2001, I believe, for a commercial business in this location and they were required to construct a portion of this extension on their property. They recently -- fairly recently gqt a time extension to not construct that right now, but they did receive a time extension, we do anticipate that to be constructed in the near future, but I did want to just point that out. Right now to get to this site one would have to -- heading northbound would have to use Meridian Road, go down Franklin, come down 5th, and kind of make a loop all the way around. So, I just want to point that out. The park is proposed to be on Lots 10 through 15, Block 2, Lots 1, 2, 3 and 5 through 8, Block 3, of Troutner Park Subdivision No. 1. The current owner of the lots I just listed is proposing to replat the lots to make one lot for the RV park. You may remember this Troutner Business Park No. 2 and the vacation -- they are vacating a right of way that the previous map showed that runs -- almostbisects this property here. In January the City Council approved that preliminary plat and the concurrent vacation. In order to comply with city ordinances Troutner Park Subdivision No. 2 must be -- the recording the vacation of 3rd Avenue must be approved by ACHD before a certificate of zoning compliance. That's one of the conditions that is outlined in the report you have. I want to just touch on a couple of the design features within the proposed site and, then, I'll let the applicant make his presentation. The internal drive aisles are 24 feet. There are 25 pull through stalls, which are on the southern end of the development and 199 back-in RV stalls. In addition to that, there are 75 additional parking stalls that aren't within the RV lots, they are kind of scattered throughout the development. There is a parking island here. Currently there is some on either end of some of these RV islands. On each RV lot there will be a tree, picnic table, a concrete patio and full utility hookups, including sewer, water, television, phone, electrical, and wireless Internet. Within the office building, which is near the entrance -- their entrance is in this location. Here is the office location. There is a shower, bath area, an indoor swimming pool, a spa, laundry facilities, a library, and a conference room. Other amenities on the site include a miniature golf course, which is approximately here. There is the -- there is the Nine Mile Lateral that runs right through the property here where that miniature golf course is proposed in this location and a pedestrian crossing is also proposed to kind of back into the office area and separate from the vehicular crossing. There are also some playgrounds and dog runs. They are proposing propane distribution, which is almost directly across the main entrance from the office and a second bathroom and laundry facility north of that Eight Mile Lateral. There are four buildings on the site that the applicant is proposing. That primary office facility, here is the elevation for that. A conference room. The second building is the modular home, which will house the 24- hour on-site manager. This home is located on the west side of the entrance directly across from the office. The other two buildings are the garage associated with the storage of maintenance equipment for the site and, then, the fourth one will be the Meriiiian Planning & Zoning March 4, 2004 Page 55 of 76 laundry bath facility on the north side of the Eight Mile. I did want to just go back very quickly to the site plan. One of the recommendations in the staff report -- and this is based on comments from the police department -- was that this area proposed for bath laundry facility area be relocated to be more centralized in this area to kind of allow better access from all of the RV stalls and also to provide more sets of eyes on that area. I guess historically areas that are kind of off to the side and may be out of view, I guess have been prone to abductions and other types of things where someone can just pull up, pull out, than something that's more centralized and, again, they can kind of police themselves if there is more eyes on there. So, I just wanted to point out that change. That's, really, the only site change that staff recommended. I believe this is a pretty good project that the applicant is proposing. I did also want to point out that ACHD has not acted on this yet and that is because that right of way has not officially been vacated and they are waiting to process that, so it's kind of a conflict with them. They have got right of way that some of these stalls are proposed over, so that process still needs to be gone through. And, then, the other condition of approval, I guess, is that the Pennwood extension be constructed all the way out to Meridian Road, because staff did have some concerns with RV's making that loop all the way around and disturbing the major intersections, but also going through the office park. Today I also received a letter from the police department from the City of Pasco where there is a similar type RV park and I did ask the clerk to make copies of that for you all. I just received that a few hours before the hearing. And also I wanted to make reference to a letter that was on the table here from Seventh Heaven here in Meridian. It's received March 4th, not dated by them. I assume you all have that letter as well. And, then, also the applicant did a-mail a response letter yesterday and you all should have gotten that as well. In that response letter there is just one issue, if I may speak for the applicant, and let him have a chance to go, but in the staff report dust free gravel historically has not been something that we support. It's usually not dust free. Based on the letter that the applicant submitted staff would be fine if the Commission feels it's appropriate to recommend that dust free gravel be allowed in those areas for the back in RV stalls, because they are a -- tend to be a longer term tenant in these places and won't be kicking up potential dust and because the other reason stated in the letter that the gravel will be the larger material and not so much dust and staff feels comfortable with that change in the staff report if you so choose. With that I will let the applicant make his pitch and stand for any questions you may have. Borup: Questions from the Commission? Zaremba: I do have a couple of questions. Since RV parks are not called out in our ordinances, necessarily -- maybe this is a question for the applicant, but let me get the city's perspective first. A lot of what makes RV parks unattractive are people that move in and stay a long time and let their own equipment deteriorate. RV parks where there is mostly transient people coming and going and leaving don't usually look that deteriorated. Can we or should we make some requirement that there be some turnover, either that people can't occupy the same stall for a certain space of time or is that necessary? Meridian Planning & Zoning March 4, 2004 Page 56 of 76 Hood: I guess that would be at the discretion of the Commission. I don't -- and that would be a possibility if you wanted to condition it that way. Just in -- some of the facts that the applicant -- some of the letters that they have provided doesn't seem to have been a problem in some of the other developments that they have had. You may want the applicant to -- I don't feel comfortable telling you one way or the other. That was something that I thought about, too, how long do we want them in something like this and if, you know, the -- are the RVs even able to run sometimes, you know, someone just ends up living there or something. Zaremba: Yeah. I think my concern is if it becomes a permanent residence for somebody, then, we have got other requirements about what permanent residences have to look like. Borup: I think that's a good question to ask the applicant. Zaremba: Okay. Borup: It makes sense. Rohm: Could you talk about that road access out to Meridian Road, again please, just to clarify. Hood: Let me jump back to that vicinity. So, Pennwood Street --this is Pennwood and it does currently terminate here. Commercial Tire was approved in this location here and the -- one of the owners of this is in the audience tonight I see, so he may be able to tell you a little bit more. My understanding from the applicant is that there is in the purchase and sale agreement for this site a condition that an access will be provided to the subject site from Meridian Road within 150 days, I believe, or 180 days, something like that. So, that was a condition that the city was going to put on the applicant that access be had to Meridian Road prior to occupancy. So, regardless of what that time frame is that's been worked out third party, the city will require that this either be put in by Commercial Tire or a joint agreement between Commercial and the RV park or whoever, but this access does need to be in place prior to occupancy of that RV park. So, again, the reasons for that where RVs are coming off the freeway -- probably 99 percent of them will be coming off the freeway -- would have to go through the intersection of Franklin Road, make a left, and then -- and I don't believe there is currently even a turn lane here to tum left across traffic and, then, go through the -- right. Most of the uses in there are ofFce-type uses to get into this RV park and that just didn't seem to be an efficient way to move RVs around town. So, that's -- I don't know if that totally answers your question, but that's kind of what's going on out there and -- Rohm: Well, the reason why I asked is because the last time when this same proposal came before us there were a number of people that spoke to that access off of that commercial drive and I just wanted to clear that, that this access to the RV park would Meridian Planning & Zoning March 4, 2004 Page 57 of T6 actually come off of Meridian Road primarily, as opposed to through the commercial development. Hood: And I would like to point out -- I mean they are public roads. If someone wanted to go that way they could, but I imagine that 90 -- again, probably close to 98 percent are going to take the right out and go this way, so -- Rohm: Right. And that's why I say primary access, not --there is not other ways to get into the development. Thank you. Borup: Any other questions? Would the applicant like to make their presentation? And it sounds like most of the questions have been addressed. Hoeft: My name is Aaron Hoeft. My address is 2404 Stateline Road, Walla Walla, Washington. I'm the developer of this RV park. Before I forget, we did have a neighborhood meeting last Thursday for the neighbors to come and talk. Two people came -- actually, a man and his wife, Mr. Dave Olsen, who, I believe, if you look at our west boundary line, where Pennwood comes in -- it wouldn't be the building right on Pennwood, it would be the next one -- Rohm: There is a pointer on there. Hoeft: That one right there. Rohm: Thank you. Hoeft: And, then, the other gentleman, Lawrence -- I can't quite read his last name, but I believe he owns this property right here. And they showed up at the meeting and it was pretty much informational, you know, what's your landscaping going to look like, that type of stuff. We discussed the fence we are putting in and the buffer between us and them that we are installing and we talked for a half hour and everything seemed to be fine and those were the only people that showed up. Give you a little background on myself. I own two other RV parks. One in Pendleton, Oregon, it's called Mountain View RV Park. It is 100 stalls and was built in 1995. It actually opened in '96, although one of my letters I think I have'97, it actually opened in'96. The other RV park I own is in Pasco, Washington. It has 185 stalls and it opened in '99. Both these parks are Class A parks and what a Class A park is is a park that is designed to meet the needs of current RVs, which means I can handle the latest and greatest RV in my park. I got the right power, sewer, everything that he needs I can provide for him. Plus I have all the best amenities for them. Rohm: That almost makes it sound like they tend to stay longer. Hoeft: We have -- we like them to stay several days. There is no question about that. And, actually, we are running at 70 percent repeat business, which is terrific for us, and the reason is because they like our RV park and they like what we supply them with. Meridian Planning & Zoning March 4, 2004 Page 56 of 76 So, we build a nice park. We want them to come to our park. We don't want them to just stop by our park because it happens to be there. When they are planning their travels, we want them to plan our park in their travels. Rohm: What would you say a reasonable normal stay for a person is that used your park? Hoeft: That question comes up at almost every planning commission and it's a good question. Typically, what we like to make sure is we have enough time so that when tradesmen come in, say they are working on the highway, they are working on a new Wal-Mart building, whatever, they can stay at our park without us telling them, gee, sorry, you have to leave now, because you have been here too long. So, that's what we look at as far as time frame. Typically, when you're working, on highway jobs, they are shut down during the winter, so you're looking at nine months of construction. So, we always like them to be able to at least stay for nine months. And a lot of times people say, oh, gee, you're going to have tradesmen in there for nine months. Tradesmen are great tenants and the reason they are great tenants are generally the husband or wife, whoever happens to be that particular tradesman, comes to town in his RV, he parks in our RV park, he's working during the day, he comes home at night, he goes to bed, wakes up in the morning and goes back to work. On the weekends he heads back home to the family. He's not even there on the weekends. It's terrific. They are one of the best tenants you can have. They have very little use of our facilities, so it keeps our maintenance down. They are great tenants. And sometimes people see a pickup with a lumber rack in there and they go, oh, no. They are a great tenant. They really are. And we have rules and regulations, which I will have Jack Saunders, who is my on-site manager at Sandy Heights talk about how we makes sure our park keeps looking clean, because one of the questions was, geez, this thing could be there forever and deteriorate when it's sitting there. He will touch on that, because we don't allow that in our park and we have specific rules that prevent things like that happening and I think it shows by the letters of recommendation that we don't have stuff like that in our parks. Borup: So, that the majority of your short-term -- or your long-term tenants are those maybe coming in on a construction project or something like that, rather than -- Rohm: Vacation. Borup: Well, no, I think for the long term. Zaremba: You're talking as opposed to a permanent resident? Borup: Right. Someone that's living here and it's cheaper to come in here than -- because they own an old pickup and a camper, than to rent an apartment. Hoeft: We have very specific rules on what we allow in the park and typically the tenant that wants to do that is coming in an RV that is older, maybe deteriorated, and we don't Meridian Planning & Zoning March 4, 2004 Page 59 of 76 allow them in our park. And I have people say, okay, you're telling me that if you are 50 percent empty and somebody comes in an old RV, you're not going to let them in? That's true. We don't let them in, because if we let them in and somebody pulls in a 1985 Prowler with tin foil on the windows and goes and parks next to 500,000 Privos, I have just lost that Privos client and all his friends. It costs me too much to let him in. So, they are not allowed. Borup: So, how do you restrict that? Hoeft: If the RV is over ten years old, we have to physically approve it. We have to view it and see if it's allowed. Borup: That's just one of your conditions for -- Hoeft: Absolutely. And we do enforce it, because we don't want to lose the word of mouth that the full-time RV'ers give us. That's how we get 70 percent repeat business. You see the parks that are full of older RVs, their repeat business isn't that high. And it's pretty simple. We make more on the daily tenant than we do on the monthly tenant. We need monthly tenants. We like monthly tenants. They are less maintenance with a monthly tenant. An ovemight tenant uses all the facilities. A monthly tenant he uses very few. But we make more money on the overnight tenant. So, we want the overnight tenants. We do need a base of monthly tenants and that's why we like tradesmen. And tradesmen are not the majority -- it would vary what time of year. During the summer, no, there probably wouldn't, even if there is construction going on, because Boise is an area where people who winter down south, they like to come up here and stay the summer. So, we will have full-time RV'ers and they will be in some very nice vehicles and they will want to stay a couple months; because they like the area and we provide that for them. Another great tenant. And, typically, the people that stay by the month, if they are not tradesmen, they are retired people who are full- time RV'ers and they travel the nation. They will come in and stay a month or two, a week, you know, that's the typical clientele that we get. Borup: Okay. Hoeft: I have just - touch a little bit more -- I'm also the owner of ACH Engineering and I have designed over a dozen RV parks throughout the northwest. I don't only design the ones that I build for myself, but I design for other people, and it's actually quite nice designing parks for other people and actually building parks for other people, because everybody has a different idea and I travel to national conventions, national RV conventions, keep up on all the latest motor homes, all the latest RVs, what's coming out, where are the utility locations on these RVs, what do these RVs need for power, what do they need for water, sewer, and so I can make sure that the parks that I design meet all their needs. One of the most important things that you learn when you design them, since I'm also involved in the management, is where not to put things. You put something out there it's pretty much a target. You have people coming in that aren't very familiar with their RVs -- if you put something in the wrong spot it gets ran over and Meddian Planning & Zoning March 4, 2004 Page 60 of 76 so through the evolution of designing these and building them and owning them, we have learned not to put things in the way of an RV. You would think it would be pretty easy to figure that out, but you will put stuff that you think is out of the way and it becomes not out of the way real quick. So, that's been very helpful and, basically, this is the latest and greatest RV park that I have designed. Everything that I have learned from the national conventions, everything we have leamed from running RV parks, from building them and maintaining them is going into this park. Zaremba: On that subject, can we address -- Hoeft: Sure. Zaremba: Are you comfortable moving -- I guess you call it the utility center, shower, and stuff -- the northern version of that more central? Hoeft: Yeah. The reason we put it where it is right now is this park sets up really well in the fact that it has a detriment and -- but I think we have turned that into a positive. The Eight Mile Lateral cuts diagonally across the park, as you can see. It really goofs up the road layout, because you put a lot of roadway in for the amount of RV stalls you get, which, obviously, takes your costs higher. But on the flip side, we basically have two parks. We have got a park that in the back the people that are coming for a week, for a month, they like it quiet, they don't like the overnighters driving in and out every day, they like to go where it's quiet. We can put them back there and they are not going to get the overnight traffic. We can have the overnight traffic in the front, so we keep it quiet for them, so we are satisfying their need of all the utilities, plus quiet, plus we are satisfying the need of the overnight traveler up front and the overnight traveler, he wants to be close to the office, the people staying for awhile, they don't care. So, it works out really well the way it's broke up there. Did I answer your question? I think I forgot what -- Borup: I think his question was about this -- about moving this location, that really worked for you. Hoeft: Yeah. I kind of got sidetracked there. But we had located it there, because we thought, okay, we are going to have people back there for a week or a month, so we will have a lot of eyes on that building. But it was a very good point by the police chief that if we move it up it even has less -- it would be even less likely to have vandals and it is a little more centrally located. So, we have decided, okay, we will go ahead and do that. Borup: Where would you move it to? Hoeft: It will be straight -- it will be right in this area right there. And it actually works really good for refuse collection, because the big truck can come in right in, pick it up, and be out. And I went over all that with him this afternoon and he actually stamped our drawing approved where we have the refuse container. We talked about aligning them so he could get his big trucks in. There is one there, one there, one right there Meridian Planning & Zoning March 4, 2004 Page 61 of 78 and, then, this one that's here will be moved up here with the building. There is one there that we mayor may not need and, then, there is one right here. And all those line up so he can pull in with his trucks and pick them up without having to get out and move them around by hand. So, he was very happy about that. And, then, we got a design of his enclosure, so we can -- Borup: Did the police chief like this location better? Hoeft: The police chief wanted us to move it from there to there. Yes. Borup: Okay. But I mean that's -- it appears to me that you have less sites that can see it from here than where it is. Hoeft: I think he was concerned with possibly people coming from off site -- Borup: Okay. Hoeft: --and coming in. Borup: Okay. Hoeft: And, see, we really weren't concerned with that, because, one, we have this fence and, plus, every one of these RVs has eyes. Borup: Right. I mean it looks like you have got a lot of them around there that do that, other than, you know, your new location maybe is more central for the tenants, but - Hoeft: Yeah. It is more centrally located and it costs us probably one RV stall. But if he's happier with it -- and, actually, we can probably make the building a little bit bigger to get a couple more showers in, so that will be okay as far as we are concerned. As far as the RV park itself, I'll just touch a little bit on the amenities and why we have them. It's, obviously, 224 stalls. It's what we consider a Class A resort. That terminology is used loosely in the RV community. Everybody wants to call their RV park a resort and it's used loosely. What we have determined what we call an RV park and what we have got over at national conventions is you have got a park that people will come to -- they come to the area to stay in the park, plus you have amenities for those people to use while they are there. And we don't mean just a bathroom and a shower, we mean, you know, surrounding amenities as well, because they will come and stay at this park, even though they might be over at Roaring Rapids or Bedrock playing -- shopping downtown, but also here we have an indoor pool and spa here. It will be in this corner. We have got a conference room that goes here. We have got a laundry room that goes in here. We have got bathrooms and showers. We have a lounge and a library, plus we have our office right in here. Pools are -- an indoor pool, as far as I'm concerned, is the only way to go. Why have a pool if you can only use it three months out of the year. It costs too much to maintain. Put it inside so your patrons can use it. And we have that at Sandy Heights. It works great. They love it. Meridian Planning & Zoning March 4, 2004 Page 62 of 76 We will have the miniature golf here. And this is more for the people traveling with their kids during the summer. The kids like to play miniature golf. Great. We will give them miniature golf. Same with the play sets. They don't get used nearly as much as you think they would, but if you don't have one, they will say where is it, so, you know, you got to have it for the youngsters. We have places for pets and pets are always a big issue. We have what are called dog runs and those dog runs basically is a chain link enclosure for them to take their dog, let their dog do their business, pick up after their dog and take their dog back to the RV. They are not allowed to leave that dog there. We do not like barking dogs. We don't like dogs period, but too many people travel with a dog to exclude them, as we would lose way to much business. About I would say 50 percent of the full-time RV'ers have a pet and you just have to allow them. And so we put stuff in to contain them and contain their waste. And it's amazing, if you give them a place to use, they will use it and they will clean up after their dog. If you don't, who knows where it's going, but somebody is going to find it and not in a pleasant way. So, we try to provide that for them. As far as what each stall has, this particular park -- the latest thing in RVs is wireless intemet connection and the RV'ers want it, so we are going to provide it. It's pretty straight-forward. Not too many parks have it. That helps us get them from everybody else. We are going to give them everything that they need in one park, so that they come with us, instead of going to the other RV parks in the area. They also have a designated phone line, so that if they don't want wireless Internet, if they want to come in for -- and this really applies more to the full timer that's coming in for the summer, going to spend two months, three months here, wants to call his kids, maybe his kids live in the area, that happens quite a bit, the parents come back to stay in the area with the kids, they will want a land line, so we provide phone to the stalls, so that they can hook up the landline. We will have cable TV. We will have 50, 30, and 20-amp power. We will have water and sewer -- pretty much everything they have at your house they will have here. Each stall has grass, of course, concrete patio, stable -- whether it be a picnic table or just a regular dinner table. A lot of people have their own chairs. A tree. They are very nice sites and that's why we get repeat customers. As far as the design and why you see things at an angle, it's much easier to come in with an RV and pull into a stall that's at an angle with the road you're coming in on and that's why we have that a 60-degree angle. Plus, they can get out. If it's easy for them to get in and get out, they are less likely to run over our utilities. Less-likely. They are still going to hit them from time to time, but less likely. And, then, we have got the water and sewer. As you noticed up here and in the standard detail, the water and sewer is quite a ways off the side of the pad. That allows for two things. One, it keeps them from running them over. -But, secondly, most RVs these days have slides or tip outs -- there is a lot of names for them, where the RV enlarges in width. We have got them at least three and a half feet away, so that RV can enlarge and not hit those utilities. You can tell when they do get hit, because you go over there and the utility is sideways and the RVs beat up. So, we have moved them to accommodate that. Borup: Okay. I think that -- I don't know if there is any other questions? Any of the Commissioners have anything? Meridian Planning B Zoning March 4, 2004 Page 63 of 78 Moe: Basically, I just wanted to make sure that you are in approval of all conditions from staff. Hoeft: I am with the addition of being able to use the gravel as has been stated. Borup: That was the one comment in your letter. Craig, you --did you say staff agreed that maybe that the gravel issue makes sense in how they presented it? Hood: Yeah. And just for reference, that's site-specific condition number seven on page 11 in the staff report. There is some parenthesis there that do prohibit that and if the Commission so chooses we can remove that and add that dust free gravel be one of the allowed surfaces for those. I do have some photos that show our RV park and, actually, show some gravel, so you can see that it is kept clean, if you would like me to pass those around. Would you guys like to see them? Zaremba: I'm probably satisfied already. Borup: Yeah. I think we are fine. Zaremba: I do appreciate your supplying the brochures and seeing that in your brochures you mention things that are to do within close range. Just a comment; I was alarmed when I saw we had an RV resort proposal. You have made it clear that this is a class operation and could very well be an addition to the City of Meridian. The one thing that I would comment on for your consideration is that within the City of Meridian being called Boise West is kind of an insult. You might want to consider a different name. Hoeft: We certainly didn't mean to insult anybody. And the only reason Boise is listed in the name is from out of town you see this as Boise area, no insult intended. But it's kind of like living in Troutdale, Oregon. Well, where is that? It's in Portland, you know. It's just the general area, so people know where we are at. That is it. As far as the west, we couldn't come up with any other good idea. One of the -- Mr. Olsen, who is one of the tenants out there, he said, well, maybe Boise Valley. I don't have a problem with that. I don't have a problem with Boise Meridian. Yes, I'm open to suggestions. Rohm: Meridian Boise maybe. Hoeft: Boise is there only for marketing. That is it. So people know where we are. Zaremba: Maybe west of Boise or something like that. Hoeft: Yeah. West of Boise. Zaremba: The specific words Boise West are thrown around unpleasantly. Meddlan Planning & Zoning March 4, 2004 Page 64 of 76 Borup: Well, I didn't feel that was an insult to me. When I travel people ask me where I'm from, I -- most of the time I just say Boise, because it's easier if you don't want to go into an explanation where Meridian is, but -- Hoeft: And that's, really, the only reason it's named that. Rohm: Thank you. Hoeft: If you do have any questions as far as maintenance in the park, how we maintain the park, Jack Saunders, who is my manager for Sandy Heights here, if you have got any questions about the RV community at large, Ken Creed, who would be my on-site manager, has been afull-time RV'er for the last nine years and he would be happy to discuss any of that with you as well. Borup: I think it's one of the most professional presentations we have had for a long time. Very well put together and probably answered all the questions. Rohm: I think if we were to see if there was any opposition, then, we would pursue some rebuttal. So, let's -- I think that might be the appropriate way to go. Hoeft: Okay. Borup: Do we have anyone else to testify on this? Anything you want to add, Mr. Ballentine? We are covered there? I think we have covered that when we talked about the vacation before. Moe: Mr. Chairman, I move that we close the Public Hearing. Zaremba: Second. Borup: Motion and second to close the Public Hearing. All in favor? Any opposed? Sorry. MOTION CARRIED: ALL AYES. Borup: Okay. One item. Item number seven on page 11 talked about the gravel. Moe: Mr. Chairman? Borup: Commissioner Moe. Moe: Yes. I move that we send on to City Council approval of CUP 04-001, request for a Conditional Use Permit fora 224 stall RV resort with four buildings and amenities in a C-G zone for Boise West RV Resort by Aaron C. -- how do you pronounce your -- Hoeft, at 134 West Pennwood, including all staff comments for the hearing date of March 4, 2004, received by the City of Meridian clerk March the 1st, 2004, with one Meridian Planning & Zoning March 4, 2004 Paga 65 of 76 change being in the site specific conditions on -page eleven, item seven, that the notation that the dust free gravel would be allowed material for installation. Zaremba: Within the stalls. Moe: Within the stall area. Borup: Yeah. And I think within the conditions that they have outlined in their letter, if that's an acceptable addition. Moe: I would -- Borup: And they are pretty specific on, you know, like the curbing around it and that type of thing. Moe: Oh. All right. And along -- let's see, how do I want to -- basically I want to note including their letter dated March 3rd, 2004, received. Rohm: Second. Borup: Motion and second. All in favor? Any discussion? Okay. Thank you. It looks like it will be a nice project. MOTION CARRIED: ALL AYES. Item 12: Public Hearing: AUP 03-021 Request for an Accessory Use Permit for a bookkeeping office out of home for Susan Rice by Susan Rice - 230 West Pine Avenue: Borup: Okay. Last item is Public Hearing AUP 03-021, request for an Accessory Use Permit for a bookkeeping office at the home of Susan Rice by Susan Rice at 230 West Pine Avenue. We'd like to open the hearing at this time and start with the staff report. Kirkpatrick: Chairman, Members of the Commission, this is an application for an Accessory Use Permit for a home occupation in an R-4 zone. The property is located - - let me go to the property. Here is a vicinity map. The property is located at 230 West Pine Street and the application is here this evening --the applicant is here this evening, because we have received two objection letters. Otherwise, this would be an administrative application that wouldn't go to the Planning and Zoning Commission, but because there was an objection it's here at Planning and Zoning Commission. The application -- the requested application is for a bookkeeping business. Basically, the proposed bookkeeping business meets the standards of the home occupation section of our code. The objection letters that we have received allege that no one is actually living in the home and that a business is being run out of the detached garage on the property. And we have some photos of the home. And you can see the detached shop there. We also have a report from our police chief. He did some surveillance,