HomeMy WebLinkAboutBoise West RV Resort CUPMarch 1, 2004 CUP 04-001
MERIDIAN PLANNING & ZONING MEETING March 4, 2004
APPLICANT Aaron C. Hoeft ITEM NO.
REQUEST Public Hearing — 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 - 184 West Pennwood Street
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
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NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
COMMENTS
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App
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No Comment
See attached Comments
See attached Comments
INTERMOUNTAIN GAS:
OTHER: See Comments from Jack 8 Donna Sanders/Affidavit of Posting/Letter from Larry Lehman
Contacted: At AA k1,Dater Phone: - �1j7�.
Emailed: aff Initials:
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HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
Tammy&Weerd
CITY OF MERIDIAN
(tog)P66-9272 -CWF" 44656.4405
CITY COUNCIL MEMBERS
William L.M. Nary
33 EAST IDAHO
BUILDING DEPARTMENT
Keith Bird
MERIDIAN, IDAHO 83642
(208) 898-5500 • Fax 887-1297
Shaun Wardle
(208) 888-4433 • FAX (208) 8874813
PLANNING AND ZONING
City Clerk Office Fax (208) 888-4218
DEPARTMENT
Charles M. Rountree
(208) 884-5533 - FAX 8886854
STAFF REPORT:
Transmittal Date:
February 27, 2004
Hearing Date: March 4, 2004
To: Mayor, City Council and Planning & Zoning Commission RE��,ry��
From: Bruce Freckleton, Assistant to City Engineer MAR 0 12004
Craig Hood, Associat City Planner /I
L City Of Meridian
Subject: Boise West RV. Resort City Clerk Office
Request for a Conditional Use Permit for a Recreational Vehicle (R.V.) Resort
in a C -G Zone, by Aaron C. Hoeft (File No. CUP -04-001).
We have reviewed this submittal and offer the following comments, as conditions of the
applicant These conditions shall be considered in fill, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Aaron C. Hoeft, has requested approval of a conditional use permit (CUP) for a
new 224 stall R.V. Park on 13 acres within a 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. A CUP application is required because R.V. Parks are not specifically listed in the
schedule of use control, because the development agreement in effect on this property requires
all development to obtain CUP approval, and because there are multiple buildings proposed on
the same parcel.
The R.V. Park is proposed to be on Lots 10-15, Block 2, Lots 1-3 and 5-8, Block 3, of Troutner
Park Subdivision #1. The current owner of the lots listed above is proposing to re -plat the lots to
make one lot for the R.V. Park. In January of 2004, the City approved the preliminary plat of
Troutner Park Subdivision 92, and the concurrent vacation of 3rd Avenue through this site. In
order to comply with City ordinances, Troutner Park Subdivision #2 must be recorded and the
vacation of 3rd Avenue by ACHD must be completed before submittal for a certificate of zoning
compliance (CZC). See Special Consideration "A" below.
Access to the 224 stall R.V. Park is proposed from one 46 -foot wide driveway off Pennwood
Street. There is a vehicle staging area adjacent to the office so when multiple vehicles check-in at
the same time they are not stacking into the street or blocking the drive -aisle. The internal drive -
aisles are 24 -feet wide. There are 25 pull-through R.V. stalls, 199 back -in R.V. stalls, and 75
additional parking stalls on the site. Pennwood Street, from Meridian Road to and adjacent to the
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site is currently not constructed. See Special Consideration `B" below for detailed analysis of the
parking and drive -aisles.
For each R.V. lot, there will be a tree, picnic/dinner table, a concrete patio, and full utility hook-
ups, which include: sewer, water, television, phone, electrical and wireless internet. Within the
office building near the entrance, there is a shower/bath, an indoor swimming pool, a spa,
laundry facilities, a library, and a conference room. Other amenities on the site include a
miniature golf course, a playground, dog runs, propane distribution, and a second bathroom and
laundry facility, north of the Eight Mile Lateral.
The applicant is proposing four buildings on this site. The primary building is the office facility
located on the east side of the entrance. Within the office structure R.V. supplies and other
convenience items will be for sale to patrons. The office building also includes a conference
room, laundry and bath facilities, a pool, and a spa. The second building is a modular home that
will house the 24-hour, on-site manager. This home is located on the west side of the entrance,
directly across from the office. Just west of the home is a detached garage -type facility where
maintenance equipment will be kept. The fourth building is the laundry/bath facility on the north
side of the Eight Mile Lateral. See Special Considerations `B" and "C" below for detailed
analysis of the proposed buildings, uses, and amenities.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
conditional use permit application below. Staff recommends approval of the subject conditional
use permit (CUP -04--001) with the conditions outlined in this report
OWNER OF RECORD
The owner of record is the Troutner Business Park Development Corporation, Mary Ballantyne,
President, who has given consent for the applicant, Aaron Hoeft, to submit the requested
conditional use permit.
LOCATION & SURROUNDING USES
The subject property is located on the north side of the unimproved Pennwood Street,
approximately 200 -feet west of Meridian Road, and 300 -feet south of Franklin Road in Section
13, Township 3 North, Range 1 West.
The following uses surround the subject property:
North — Vacant/Tavern/Commercial Business, zoned C -G
South — Future, undeveloped lots within Troutner Business Park Subdivision, zoned C -G
East — Hope Arms Apartments, zoned R -15/R-40 & Vacant, zoned C -G (near Pennwood)
West — Offices within Troutner Business Park Subdivision, zoned C -G
FACTS AND FINDINGS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
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proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
Staff finds that the site is large enough to accommodate the proposed uses and all yards,
open spaces, parking, landscaping and other features required by ordinance.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The Comprehensive Plan Future Land Use Map designates the land to be "Commercial."
In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to
provide a full range of commercial and retail to serve area residents and visitors. Uses
may include retail, wholesale, service and office uses, multi -family residential, as well as
appropriate public uses such as government offices. Stafffinds that the proposed R.V.
Park is harmonious with and in accordance with the 2002 Comprehensive Plan and
Future Land Use Map.
Staff finds the following Goals, Objectives, and Action items contained in the 2002
Comprehensive Plan to be applicable to this application (staff analysis is in italics below
policy):
"Permit new . . .commercial development only where urban services can be
reasonably provided at the time of final approval and development is contiguous to
the City." (Chapter IV, Goal I, Objective A, Action item 6)
The subject site is readily serviceable by City of Meridian's sanitary sewer and water
systems.
This site is approximately one mile from the police station and one mile from afire
station. If the conditions of the Meridian Fire Department and Meridian Police
Department are complied with (see below), staff believes this site can be provided
with applicable urban services.
• "Require all commercial businesses to install and maintain landscaping." (Chapter V,
Goal III, Objective D, Action item 5)
The applicant is proposing to install perimeter landscaping and internal landscaping.
(See detailed analysis in the Special Considerations section below.)
"Encourage infill development in vacant/underdeveloped areas within the City over
fringe area development to halt the outward progression of urban development."
(Chapter V, Goal I, Objective A)
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"Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South
Slough, and Jackson and Evans drainages) throughout commercial, industrial and
residential areas." (Chapter V, Goal I, Objective A, Action item 11)
The applicant is proposing to leave the Eight Mile Lateral open through the site. The
applicant is proposing to keep up the existing chain link fencing to protect the lateral.
Historically this area, and this section of the Eight Mile Lateral, has been a problem
for the Meridian Police Department. Transients have often utilized this site and other
vacant parcels to hide-out and conduct criminal activities. The proposed development
will provide eyes able to keep a lookout on the lateral, enhancing the natural feature
and the development.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
As a use, staff believes that a R.V. Park should be compatible with the residential,
commercial, and office uses that are in the general area. However, some of the property
owners/tenants in the first phase of the Troutner development have stated that they do not
think that an R.V. Park is well-suited for this area. If the landscaping and other
improvements are constructed as outlined in this report, staff finds that the general
design, construction, operation, and maintenance should be compatible with other uses in
the general neighborhood and with the existing or intended character of the area. Due to
potential opposition in the neighborhood, staff recommends that the Commission and
Council rely upon public testimony, staffs analysis, and other agency comments when
determining if the proposed CUP is compatible with other uses in the neighborhood and
if the use will adversely change the existing and intended character of the area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, staff recommends that the Commission and Council
rely upon public testimony, staffs analysis, and other agency comments when
determining if the proposed uses will adversely affect the other properties in the vicinity
(see above finding).
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
On February 13, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. (See detailed conditions from
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these agencies at the end of this report.) The Meridian Fire Department and the Meridian
Police Department have submitted lists of conditions and needs in order to adequately
serve the project. Water and sanitary sewer service are proposed to be extended from
existing mains adjacent to the proposed development. Due to the pending right-of-way
vacation on this property, the ACHD is not taking action on this application at this time
(see letter from ACHD). Please see the Special Consideration "A' below for detailed
analysis of the vacation of 3'd Avenue and the re -platting of this site.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
If approved, the developer will be financing the extension of sewer, water, utilities and
irrigation services to serve the project. The primary public costs to serve the future
residents will be fire and police services. Staff finds there will not be excessive additional
requirements at public cost and that the proposed use will not be detrimental to the
community's economic welfare.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff recognizes that traffic and noise from vehicles coming and going from this site will
increase with the approval of this development; however, staff does not believe that the
amount generated will be detrimental to the general welfare of the public. Generators
associated with R.V.s can also generate noise; the applicant is proposing to prohibit
generators on-site. The applicant is proposing to sell propane to patrons of the RV. Park.
As long as the design of the propane storage is completed in compliance with the
International Fire Code and MCC it should not be detrimental. Staff does not anticipate
the proposed development will create excessive noise, smoke, fumes, glare, or odors.
Staff finds that the proposed uses will not be detrimental to people, property or the
general welfare of the area.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
As of the print deadline for this report, ACHD has not acted on this application (see letter
from ACHD dated 2-19-04). The width of the proposed driveway (46 -feet) is larger than
the standard width ACHD approves and will require approval from ACHD. Meridian
Planning Department staff does not believe that the proposed driveway location will
create an interference with traffic.
Pennwood Street from Meridian Road to this site is currently unimproved. If the off-site
Pennwood extension is not complete by the time the R.V. Park is ready to open, then
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patrons will have to drive all the way around this section to gain access to the site. Staff
has concerns with this scenario as it may create an interference with traffic at the
Meridian Road/Franklin Road intersection, the Franklin Road/5h Avenue intersection,
and within the Troutner Business Park. The applicant has indicated that in the purchase
and sale agreement the seller will be providing access to Meridian Road to the site within
150 days. Staff is recommending that Pennwood Street, from this site to Meridian Road,
be constructed and approved by ACHD prior to occupancy of the R.V. Park. See Special
Consideration "A" below.
L That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Applicant is proposing to leave the Eight Mile Lateral open through the site. Staff
finds that the Eight Mile Lateral is a significant natural feature that should be protected
through standard stormwater and run-off management practices. Staff is not aware of any
other natural or scenic feature(s) of major importance in the area that may be affected by
the proposed development.
SPECIAL CONSIDERATIONS—CONDITIONAL USE PERMIT
A. Troutner Business Park Development:
Development Agreement: There is an existing development agreement in effect for this
site. The applicant should be required to comply with the recorded development
agreement and the Troutner Park Subdivision plats. See Site -Specific Condition #1
below.
Right -of -Way Vacation: Earlier this year an application was submitted to the City that
requested the City's consent to vacating right-of-way platted with Troutner Park
Subdivision (VAC -03-007). This vacation request was approved by the City, but has not
been processed by ACRD. Because 3rd Avenue has not been vacated, ACHD is not acting
on the subject application (see letter from ACHD dated 2-19-04). Because ACHD has
jurisdiction over public right-of-way, the vacation application must be approved by the
district before submittal of a Certificate of Zoning Compliance (CZC) See Site -Specific
Condition #2 below. NOTE: If ACHD does not agree to vacate Yd Avenue through this
site, the subject CUP application and site plan should not be approved.
Troutner Park Phase II: The subject R.V. Park is on Lots 10-15, Block 2, Lots 1-3 and 5-
8, Block 3, of Troutner Park Subdivision #1. The current owner of this site is proposing
to re -plat the lots to make one lot for the R.V. Park. In January of 2003, the City
approved the preliminary plat of Troutner Park Subdivision #2. Because the proposed site
plan is not consistent with the recorded subdivision, Troutner Park Subdivision #2 must
be recorded before submittal for a Certificate of Zoning Compliance (CZC). See Site -
Specific Condition #2 below.
Pennwood Street: Pennwood Street is currently unimproved abutting this site and to
Meridian Road. If the Pennwood extension is not complete by the time the R.V. Park is
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ready to open, then patrons will have to drive all the way around this section to gain
access to the site. Staff has concerns with this traffic pattern as it may create an
interference with traffic at the Meridian Road/Franklin Road intersection, the Franklin
Road/56' Avenue intersection, and within the Troutner Business Park. Therefore,
Pennwood Street, from this site to Meridian Road, should be constructed and approved
by ACHD prior to occupancy of the R.V. Park. See Site -Specific Condition #3 below.
B. Site Design/Amenities: Each one of the 224 R.V. lots has a tow vehicle parking area, a
tree, picnic/dinner table, concrete patio, grass lawn, and full utility hook-ups. An indoor
swimming pool and spa, a conference room, miniature golf, a playground, five dog runs,
a lounge and library, and two laundry/bath facilities are also proposed as site amenities.
On the submitted site plan, a pedestrian crossing of the Eight Mile Lateral is proposed.
This crossing would connect the miniature golf facility with the office building. Staff is
supportive of this crossing as it allows pedestrians to get from one side of the lateral to
the other without using the vehicular crossing. This pedestrian crossing is encouraged,
but not required, as NMID has the ability to approve or deny any lateral crossings.
The overall design of the site is acceptable with one notable exception. The Police
Department has concerns with the location of the bath and laundry facility on the north
side of the Eight Mile Lateral. This location does not have good pedestrian access and is
more isolated than the department prefers. The fear is that there are not enough eyes on
the facility in the present location, and when these areas are not designed to be highly
visible, they have been prone to abductions and other criminal activities. Therefore, staff
recommends that the bath and laundry facility be moved to be generally in alignment
with the drive aisle that crosses the lateral. See Site -Specific Condition 94 below.
Structures/Uses: Within this site the applicant is proposing four buildings. The primary
building is the office facility located on the east side of the entrance. Within the office
structure R.V. supplies and other convenience items will be for sale to patrons. The office
building also includes a conference room, laundry and bath facilities, a pool, and a spa.
The second building is a modular home that will house the 24-hour, on-site manager.
This home is located on the west side of the entrance, directly across from the office. Just
west of the home is a detached garage -type facility where maintenance equipment will be
kept. The fourth building is the laundry/bath facility on the north side of the Eight Mile
Lateral. All of these buildings will require CZC approval prior to construction. See Site -
Specific Condition #5 below.
The applicant is proposing to sell propane on this site. The tank is located on the west
side of the main entrance, approximately 130 -feet north of Pennwood Street. The propane
distribution is for patrons only, and is not meant for retail to the general community. The
design, construction, and maintenance of the propane tank should be in accordance with
the International Fire Code, MCC 11-12-2.A.1, and MCC 11-12-3.C. See Site -Specific
Condition #6 below.
Parking and Access Roads: The applicant is proposing to pave the access roads 24 -feet
wide, measured from back of concrete curb to back of curb. All of the KV. stalls will be
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at 60 -degree angles from the 24 -foot wide access roads. This design makes entering and
exiting simpler and reduces the potential for accidents with other vehicles, landscaping,
and other structures. Staff is supportive of the overall design of the access roads. All
access roads shall have a turning radius of 28 feet inside and 48 feet outside and shall
have a minimum 20 -foot wide clear driving surface, available at all times. See Site -
Specific Condition 47 below.
The submitted site plan depicts 60 -degree angle parking for the R.V. stalls. Of the 224
stalls, 25 are pull-through and 199 are back -in. The proposed parking areas for the R. V.s
will be a dust -free surface consisting of concrete, asphalt pavement, asphalt grindings, or
dust -free gravel. Dust -free gravel is not dustless and staff recommends that the parking
areas be improved with either concrete, asphalt pavement, or asphalt grindings. See Site -
Specific Condition #7 below.
The design of the additional parking stalls vary. The applicant is proposing angle parking,
parallel parking, and 90 -degree parking throughout the development. Parallel parking
stall numbers 64 and 65 are approximately 20 -feet long, and do not meet the dimensional
requirements outlined in MCC. All parallel parking stalls shall be constructed 23 -feet
long and 9 -feet wide (MCC 11-13-4.F). Some of the proposed 90 -degree stalls also do
not meet the design requirements for standard stalls. Parking stalls 52, 67, and 69 shall
either be redesigned to be 19 -feet long, or be signed as compact (MCC 11-13-4).
The applicant is proposing to construct a parking lot on the north side of the office
building. Staff is supportive of the design of said parking lot, with the exception of the
lack of landscaping adjacent to the east property line and turnaround for stall number 11 .
Meridian City Code 12-13-11-2.13 requires a minimum 5 -foot wide landscape strip along
all vehicular use areas. In accordance with MCC, the applicant shall be required to
provide a minimum of 5 -feet of landscaping along the east property line abutting the
office and parking lot. The eastern most parking stall should still 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. See Site -Specific Condition #7 below.
MCC 12-13-11-3 requires parking lots with more than 201 parking stalls to provide 8%
of the total area of the interior of the parking lot with landscaping. The Applicant is
exceeding the minimum requirement for landscaping the parking areas.
C. Landscaping: The applicant is proposing to install a significant amount of landscaping on
the site. The 10 -foot wide landscaping adjacent to Pennwood Street is a requirement of
the Troutner Park Subdivision #2, anj must be either bonded for or constructed by the
developer of the business park prior to the City Engineer's signature of the final plat. The
design of the Pennwood Street landscape buffer, and the landscape buffer along the west
property line, show decorative rock on the berm. An organic mulch such as bark or soil
aid shall be applied to all planting areas (MCC 12-13-7-8). Gravel/rock mulch is
prohibited in required landscape areas. See Site -Specific Condition #9 below.
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The applicant is proposing to plant trees on the west side of development that are within a
Nampa -Meridian Irrigation District (NMID) easement. Due to potential problems
associated with roots systems and irrigation facilities, trees are typically not allowed
within irrigation easements. Staff recommends that all trees be planted outside of
irrigation easements. All of the other proposed perimeter landscaping is approved as
submitted on the site plan. The applicant should be required to construct a minimum 5 -
foot wide landscape buffer along the north property line, a minimum 20 -foot wide buffer
along the east property line (adjacent to the Hope Arms Apartments), and a minimum 15 -
foot wide landscape buffer along the west property line as proposed. All landscape
materials should be installed in accordance with MCC 12-13. See Site -Specific Condition
#8 and the fencing analysis below.
The applicant is proposing to fully enclose the development by inserting slats into the
existing 6 -foot high chain link fence on the east and north sides of the property, and by
constructing a 6 -foot tall vinyl fence along Pennwood Street and the west property line.
The 6 -foot high fence along Pennwood Street and the west property line is proposed on
top of a two -and -a -half -foot -tall berm. MCC restricts fences in the C -G zone to a
maximum height of 8 -feet, measured from grade (MCC 12-4-10.1). Therefore, the
fencing (including berm height) along Pennwood Street and the west property line shall
be restricted to 8 -feet (measured from the curb or existing grade). Staff further
recommends that the fence taper down to a maximum of 3 -feet adjacent to the entrance.
See Site -Specific Condition #8 below.
D. Eight Mile Lateral: Meridian City Code 12-4-13.A.1 requires all irrigation ditches,
laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent
and contiguous, or which canals, ditches or lateral touch either or both sides of the area
being subdivided, to be covered and enclosed with tiling or other covering equivalent in
ability to detour access to said ditch, lateral or canal. The applicant is proposing to leave
the Eight Mile Lateral, a natural waterway, open. Staff recommends that the applicant not
be required to cover/tile the Eight Mile Lateral because it is a natural waterway that
should be protected. This recommendation is consistent with previous Council action. In
accordance with Meridian City Code, all other irrigation ditches, laterals or canals that
cross, intersect or lie adjacent to the subject site should be covered or tiled. See Site
Specific Condition #9 below.
E. Emergency Access Requirements: As stated above, there is only one public access point
provided to this site. The Fire Department is requiring a second access point to this site.
The applicant is proposing to provide the emergency access from 5th Avenue along the
north side of the Eight Mile Lateral. This access should be a minimum 20 -feet wide and
improved for all-weather conditions able to withstand 70,000 lbs. impact. Twenty -foot
swing gates with locks approved by the Fire Department will be required. The applicant
should coordinate the fire hydrant locations with the Meridian Fire Department and
Meridian Public Works Department. See Fire Department Comments and Site Specific
Condition #10 below.
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F. Pressure Irrigation: Underground year-round pressurized irrigation must be provided
within this development (MCC 12-5-2.N). The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The
applicant shall be required to utilize any existing surface or well water for the primary
source. If a surface or well source is not available, a single -point connection to the
culinary water system shall be required. If a single -point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the City Engineer. A draft copy of the pressurized
irrigation system O&M manual must be submitted prior to plan approval. See Site
Specific Condition #11 below.
G. Miscellaneous: Below are some of issues that staff would like the Applicant to amend on
regarding the proposed conditional use permit. These issues should be addressed by the
applicant and reflected, if applicable, on a revised site plan.
Refuse Container Location/Design: Sanitary Service Company (SSC) has expressed that
some of the proposed dumpster locations and their design will need to be modified (see
comments below). Staff recommends that the applicant coordinate the location and
design of dumpsters with SSC staff Trash enclosures must be built in the location and to
the size approved by SSC. With the first CZC submittal, the Applicant should submit a
revised site plan, approved by SSC, for the proposed trash enclosure location and design.
All dumpster(s) must be screened in accordance with MCC 11-12-1.C. See Site Specific
Condition #12 below.
Signage: No signage is approved with this CUP. 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. See Site Specific Condition #12 below.
Prohibited Uses: The applicant is proposing to prohibit the use of generators on this site.
Staff is supportive of this restriction. Outdoor fire pits are not approved with this
application, and shall also be prohibited. Loud music and noises on the site shall not
create a public disturbance (MCC 6-3-6). 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 lighting shall be in accordance with MCC 11-13-4C.
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
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 ACHD and
Troutner Park Subdivision #2 shall be recorded.
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P&Z Hearing Date: March 4, 2004
Page i l
3. Pennwood Street, from Meridian Road to and abutting this site, shall be constructed and
approved by ACHD prior to occupancy.
4. Construct the bath and laundry facility on the north side of the Eight Mile Lateral, to be
in general alignment 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 Department.
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.
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" does generate
dust when you drive on it, therefore it is prohibited.) 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).
CIP-"001 Bone Wa RV.CM&.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 4, 2004
Page 12
• 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 or non -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 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 discharge 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
CUP -0b001 Bo®e WestRV.CUP.d.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 4, 2004
Page 13
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 11-134C.
18. All development shall comply with the Americans with Disabilities Act (ADA) and the
Fair Housing Act.
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. Staff's 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
ofthe 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.
Other Agency/Department Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
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
Cu4- 001 Homw.tRVCc ..
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 4, 2004
Page 14
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.
MERIDIAN FIRE DEPARTMENT
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'/2" 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 comers.
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 tum around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
5: Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
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.
CUP_Dp wi Has. Wee[ RV CU .d
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 4, 2004
Page 15
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
home by the developer.
MERIDIAN POLICE DEPARTMENT
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.
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
Staff recommends approval of the submitted conditional use permit (CUP -04-001)
application, with the conditions listed herein.
cur4a01 m W� kv.cur.a«
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
� r
CITY OF
11 IDAHO
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500 - Fax 887,1297
BUILDING DEPARTMENT
(208) 887-2211 - Fax 887-1297
PLANNING & ZONING
(208) 884-5533 - Fax RRR-(Rid
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: February 26, 2004
Transmittal Date: February 9, 2004 Hearing Date: March 4, 2004
File No.: CUP 04-001
Request: 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
Location of Property or Project: 184 West Pennwood Street
David Zaremba, P/Z (No VAR, VAC, FP) Meridian School District (No FP)
David Moe, P/Z (No VAR, VAC, FP) Meridian Post Office (FP)PP oMy)
Leslie Mathes, P/Z (No vAR, vac, FP) Ada County Highway District
Michael Rohm, P/Z (No vAR, vAc, FP) Ada County Development Services
Keith Borup, P/Z (No VAR, VAC, FP) Central District Health
Tammy de Weerd, Mayor Nampa Meridian Irrig. District
Bill Nary, C/C RYCE1
Settlers Irrigation District
Charlie Rountree, QC Idaho Power Co. (FPrPPoniy)
Keith Bird, C/C VFTFU.S. West (FPiPPonly)
Shaun Wardle, C/C Intermountain Gas (FP/PPoniy)
ater Department FEB - 9 2004 Bureau of Reclamation (FP)PPoniy)
Sewer DepartmentIdaho Transportation Department (No FP)
Sanitary Service (No 6AATX.Q .+,MERIIDVM Ada County (Annexation only)
Building Department` ASTEWATER DEPT- Ada County Land Records (FP)PPoniy)
Fire Department Meridian Development Corporation
Police Department Historical Preserq0tion Commission
City Attorney Your Concise Remarks: d
City Engineer
City Planner
Parks Department
RECEIV
FEB 1 a LUA
City Of Aleridiaii
City Clerk OfTic(
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 8884218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
CITY OF PENDLETON
Office of City Manager
500 S.W. Dorion Avenue
Pendleton, Oregon 97801-2090
Telephone (541) 966-0201
FAX (541) 966-0231
TDD (541) 966-0230
February 18, 2004 RECEIVED
-- — - _ FES 2 7 cOfi�t
City Of Meridian
City of01pridlAw.; ID City Clerk Office
TO Whom It May Concern:
Mountain View RV Park, with its 101 sites, was built in 1995. They were great to
work with during the process of obtaining necessary permits, inspections, and
construction. During this process it was obvious their goal was to have a first-class
RV Park. They have obtained that goal and it is a park we are all proud of They
keep the site clean and it is always well policed. This park has been a very good
development for the City.
I would highly recommend permitting Mr. Hoeft to build an RV park in your
community.
Sincerely,
Manager
PCEP'ED
FEB 215 2004
CITY OF
PLANNING &AZO ,
... Home of the World Famous Pendleton Round -Up ....
PEN LETON
CHAMBER SAF COMMERCE
February 10, 2004
To Whom It May Concern:
It has been my pleasure to have Mountain View RV Park as a member of the Pendleton
Chamber of Commerce since 1995. During that time they have been great community partners for
tourism. Many times they have taken the initiative in informing us of groups they have coming in
to stay with them so we can assist in letting them know all the great things to do in the area. Some
other lodging establishments are content with just having the group stay with them, but Mountain
View has always had a team perspective and are eager to share.
They have also supported the community by making significant contributions to the
Patriotic Pendleton Fireworks fluid as well as the hospitality room for coaches and dignitaries
who attend a state -level high school basketball tournament hosted by Pendleton.
We are very pleased that Mountain View RV Park has chosen to locate in Pendleton, and
know that any community they expand to would be similarly appreciative of their contributions to
the business community and to tourism development.
Sincerely,
CX4t'CXL_?4 ��
Leslie K. Carnes
Executive Director
REcErvED
FEB 2 5 2nu
CITYOFIVIFJRIDIAIV 501 SOUTH MAIN STREET • PENDLETON, OR 97801
1'CITYOF ERI PHONE: 541-276.7411 • TOLL FREE: 1-800.547-8911 • FAX: 541-276-8849
KING' www.pandleton-oregon.org • email: pendlelon@pendlefon-oregon.org
CENTRAL
DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
HEALTH Environmental Health Division
ctep,
Return to:
DEPARTMENT ❑ Boise
RECEIVED ❑ Eagle
Rezone # FEB 18 2004 ❑ Garden City
Conditional Use # (A-12 6 q � ( Cit nfMa r n eridian
Preliminary / Final / Short Plat City Clerk Office ❑ Kuna
n c e 1? V Lk) eb iGa c ❑ ACZ
❑ Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After wrWer proval from appropriate entities are submitted, we can approve this proposal for:
® ntral sewage 01 ommunity sewage system ❑ community water well
❑ interim sewage entrai water
❑ individual sewage ❑ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of E vironmental Quality:
Division
sewage ❑ community sewage system ❑ community water
❑ sewage dry lines ral water
X260. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
L113, We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas
❑ beverage establishment ❑ grocery store
Please see attached stormwater management recommendatations
❑ 15.
❑ child care center
Date: 2 143 /'
Reviewed By:
COHDNOix Review Sheet
cg
CENTRAL
DISTRICT
'HEALTH
DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208) 375.5211 • FAX 327.8500
To prevent and treat disease and disability; to promote heahhy lifestyles; and to protect and promote the healdr and quality of our environmhnt.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm .water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are -
v.d.12,.Y0303
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County OflicE
707 N. Armstrono'PI.
Boise, ID 83704
Endro. Heafth: 327-7499
Family Planning: 327-7400
Immunizations 327-7450
Senior Nutrition: 327.7460
WIC: 327-748E
FA;; 327-8501
Serrinp Valley, Elmore. Boise, a» d Ada Cou» lie
Elmore Courcy Uttice
520 E. 8th, St. North
Mountain Home, ID 83647
Enmro. Health: 587-9225
Family Health: 5E74407
WIC: 587-4409
FAX: 587-3521
!alie; iouniy Ciiice
703 N. 1sl St.
P.C. Bot 144E
McCall, ID 8363E
Ph. 634-7154
FAY.: 634-2174
02/25/2004 12:00 FAX 2088888854 MERIDIAN P&Z DEPT. a City Clerk
DEC 31 1996 11:10 FR B OF R MILTON FREEWRTI 938 6019 TO 12066866654
Shead
ENGINEERING P.S.
26 EAST MAIN SUITE 204
WALLA WALLA, WA WM
Office (509)527-0665
Mobile (509) 36SM72
FAX COVER PAGE
AARON I""
RECMVED
-meridian
ky Clerk Office
PAGES: Z.
=: IF ALL PAGES ARE NOT RECEIVED, PLEASE NOTIFY
ENGINEERING P.S.
IE: (ws) sn4mm
(Sao) 627.4441
Page I
Im 001
P.01
FEB 25 '04 12:16 2088886854 PAGE.01
02/'25/2004 12:00 FAX 2088888854 MERIDIAN P&Z DEPT. + City Clerk
02
DEC 31 1998 11:10 FR E OF A MILTON FREEWRTI 938 6019 TO 12088886854 �P002
LAND POSTING CERTIFICATION
L Aaron C Hoeft certify that the property for the $oise West R -V. Resort was
posted on February 23,2004,
Aaron C Hoeft
NOTARY:
E: Sample Norertal Certlficares and Their Use
Acknowledgment in an Individual Capacity
Slate o1 GREWN
County of ar4abille--
This instrument was acknowledged before me on
Nota Public - Sim of Oregon
My commission expires: fe
** TOTAL PRGE_02 **
FEB 25 '04 12:16 20eeeeGB54 PRGE.02
FEB 2004
City Of Meridian
City Clerk Office
STI TEMEMT OAF POST/MG
ON CONS/OM CEO PROPEn7 v
I, Daojd 2" of Starmedia Promotions,
declare that the ms -,j;-
notice sign is posted at:
public hearing
The sign was installed on:.vf
For:
Notary:
oso f.
� �6Jog = k Subscr'be Q
�,,2
RECEIVED
F_0 2 2004
CITY OF MERIDIAN
CIT! r1 _FRK 0FFICF
�r_tJ0^Y� 6 ejb.e
0:-,toCo Ailm4s,ow e,crire5 �� .z0 07
Page Z of 3
RECEIVED
FEB 2 7 2004
City Clerk Office
From: "Beverly Frei" <beverly@artsignboise.com>
To: 'Wristy Vigil" <vigilk@meridiancity.org>
Cc: <acheng@gohighspesd.cwm>
Sent: Tuesday, February 24, 2004 10:48 AM
Attach: achengin 004.jpg; achengin 002.jpg; achengin 003.jpg; achengin 001.jpg
Subject: 184 W Pennwood Public Hearing Notice
Attached are the photos of the sign posted on 2123104 for the 184 W Pennwood site. .
The sign was placed at the end of the couldesac close to the barrier. The nearest
buildings are numbered 440 & 443. This appears to our installer to be the only acces to
the potential 184 W Pennwood location.
If you have any questions on the installation of this sign, please contact me.
Beverly Frei
Artsign Resign
208-3774141
877-234-7239 (toll free)
208-3774152 (fax)
2/24/04
d
Page 3 of 3
2/24/04
Craig Hood
Planning and zoning department
Meridian Idaho
Dear Sir,
RECEIVED
FEB " 4 2004
City Of Meridian
City Clerk Office
Mr Hoeft asked me to send you the enclosed brochures from both Sandy Heights and
Mountain View RV Parks. Included is a letter from the city of Pasco and the three Tri -
City Chambers and the Tri -Cities visiting and convention center.
RV.
Thank You
Jack and Donna Sanders
On site managers
Sandy Heights RV Resort
R.V.
P.O. Box 293, 525 North Third Avenue, Pasco, Washington 99301
February 10, 2004
Planning Commission
City of Meridian
33 East Idaho Avenue
Meridian, ID 83642-2631
Subject: Sandy Heights RV Park
Dear Chairman:
It is my understanding Aaron Hoeft is considering developing a new RV Park in
Meridian. I have been asked to comment on my experience in dealing with Mr.
Hoeft and his Pasco RV Park -Sandy Heights RV Park.
Mr. Hoeft applied for a special permit to develop his Sandy Heights RV Park in
1998. Mr. Hoeft's application and development plans were prepared in a
professional manner which was appreciated by the Planning Commission and
help expedite review. The RV Park that he developed strictly followed those
plans and is now a state of the art facility. That facility includes space for 185
RV's, recreation/play areas, common area buildings for the purchase of
sundries and for laundry, a shower area and considerable landscaping. The
park also contains an indoor swimming pool and SPA. A full-time property
manager resides on the property.
Sandy Heights RV Park is a very clean well managed park that has never been
a source of community complaints. The clientele consists primarily of traveling
families.
The Sandy Heights RV Park has been an asset to the City of Pasco. If you have
any questions or need additional information, please feel free to call.
Sincerely,
David McDonald
City planner
February 10, 2004
MAYOR (509)545-3404 / Scan 726-3404 1 Fax (509)545-3403
P.O. Box 293, 525 North 3rd Avenue, Pasco, Washington 99301
Mayor Tammy deWeerd
City of Meridian
33 East Idaho Avenue
Meridian, ID 83642-2631
RE: Sandy Heights RV Park
Dear Mayor deWeerd:
It has come to my attention that Aaron Hoeft is considering building a new RV Park in Meridian
I have been asked to comment on our experience with an RV Park that Mr. Hoeft built and now
operates in Pasco.
The City issued permits to Mr. Hoeft for the Sandy Heights RV Park in 1998. The RV Park that
he developed is a state of the art facility that includes space for 185 RVs, recreation/play areas,
common area buildings for the purchase of sundries and for laundry, a shower area and
considerable landscaping. A full-time property manager resides on the property.
The business appears to be busy and successful and has never been a source of community
concern. The clientele consists primarily of traveling families.
The Sandy Heights RV Park has proven to be an asset to the City of Pasco. If you have any
questions or need additional information, please feel free to write or call.
Sincerely,
/,, i���
gp
i 'Michael L. G onMayor
cc: Aaron Hoeft
`'OQ�4GO og CHAMBpq OF CD�i -
��� "C311
m GREATER PASCO,AREA
CHAMBER OF COMMERCE
' w
w
R
9 CCti 44)NIN IN CIO
February 13, 2004
To the community leadership, of Meridian, Idaho
Ladies/Gentlemen:
The Board of Directors of the Greater Pasco Area Chamber of Commerce joins
me in strongly supporting the intention of Mr. Aaron Hoeft to establish a new
recreational vehicle park in your city. Our opinion is based on his business
accomplishments and high sense of civic responsibility in our area.
Within a relatively short period of time, Mr. Hoeft's "Sandy Heights Park" in
Pasco has grown into the most occupied RV facility in our Tri -Cities; Washington
metro area with its population of about 180,000 people. "Sandy Heights" has
become a major tourist lodging site that has attracted significant travel -related
income to our local merchants.
"Sandy, Heights" is a family-oriented facility that has never tolerated behavior
detrimental to public safety, health or morals.
Mr. Jack Sanders is the manager of "Sandy Heights". As Mr. Heeft's Pasco
manager, Jack is active in several community affairs, including membership in
our chamber of commerce. Everyone who knows. Jack speaks highly of him and I
feel privileged to have received his support in matters of chamber governance.
Please call if 1 can add to these comments in any way,
since
o r Johnson
Executive Director
2705SAINT ANDREWS LOOP SUITE_Q P.O. BOX 550 PASCO, WA 99301, • (509) 547-9755
CHAMBER OF COMMERCE
February.]8, 2004
Dear City of Meridian:
It is a great pleasure to be writing you today about one of our great community partners,
Sandy Heights RV Park.
Sandy Heights has a long tradition of excellence in all aspects of their business. They
have developed and implemented a well-known RV Resort. The resort receives much
acclaim for the environment, dedication to the community and their desire to be the best
at what they do.
Sandy Heights plays an important role in tourism development. They provide an
alternative -lodging component to our tourism portfolio, a component that many of our
tourists are looking for. This component usually visits our community for a longer
duration putting more dollars into our economy.
Recently, our community hosted a national RV rally that brought regional and national
attention to our area. That attention wouldn't have come without the great support and
guidance from Sandy Heights.
If you have the opportunity to work with Jack Sanders and his team, you will not be
disappointed. Jack is a "class act' and runs an outstanding business.
If I can answer any questions, please don't hesitate to call me directly at (509) 736-0510
QL�
Executive Director
Dn R— 4094 111?n TAT." /'b.,.«..,.a.... A_ c..a„ r v.,.,„,,,.—& TATA 00220
February 2, 2004
City of Meridian
Meridian, Idaho
RE: SANDY HEIGHTS RV PARK
To Whom It May Concern
The Richland Chamber of Commerce has had a successful working partnership with
Sandy Heights RV Park since they joined the Chamber in January 1999.
Sandy Heights RV Park has brought a whole new level of RV Resorts to the Tri -Cities _
with their park, which is upscale and attractive enhancing the appearance of the area.
The managers work incessantly to bring tourism groups to the Tri -Cities and have done
so successfully by providing this much-needed alternative form of lodging to our area.
We're proud to say that they've brought national recognition to the Tri -Cities through the
RV Industry with their efforts.
Sandy Heights RV management has been involved with the Richland Chamber of
Commerce over the years and we have partnered with them positively on several projects
including a local map, membership directory, and on their own publication offering
information about activities, events, and other local information offered in the Tri -Cities.
Sandy Heights RV Park has proven to be an attractive, positive addition to the Three
Rivers communities.
Sincerely,
Moe Frix
Executive Director
509.946.1651 ■ FAX 509.943.6187
W WW.RICHLANDCHAMBEROFCOMM.COM
71 OA GEORGE WASHINGTON WAY
POST OFFICE BOX 637
RICHLAND, WASHINGTON 99352
VI S I Toq 5 f0N V N T I a N-9Ugf AU -
- TRI-CIlIE5 VISITOR L CONVEN ION BUREAU
February 17, 2004
Attention: City of Meridian
P.O. BOX 2241
Tri -Cities, WA 99302-2241
509-735-8486
1-800-254-5824
Fax 509-783-9005
w visitbi-cities.com
bu eau@visittri-cities.com
It is our pleasure to support the owners and management of Sandy Heights RV Resort,
Jaci Hoeft and Jack and Donna Sanders in their application to open an RV Park in your
city.
This owner and management team plays a personal role in the development of tourism
within our community, and are actively involved in city-wide tourism bids, as well as
their own successful efforts to bring tourism dollars to our area.
The Tri -Cities is a drive in market with the majority of visitors traveling to the area by
auto or recreation vehicle (RV.) Therefore, the RV market is an important tourism
component. According to the Recreation Vehicle Industry Association, baby boomers
account for half of the 30 million people that comprise the RV market. The typical RV
owner is 48 years old and married with an annual income of $47,000. This is a highly
desirable market segment with discretionary income to spend on tourism -related
activities. Indeed as the Baby Boomer generation ages, analysts expect an explosive
growth in luxury RV sales.
We wholeheartedly endorse responsible development of visitor facilities that meet the
needs of our recreational markets and appreciate the contribution made by Sandy Heights
RV Resort.
Best Regards,
Kris Watkins
President & C.E.O.
Ada County Highway District
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
To: Craig Hood, Associate City Planner
City of Meridian
33 East Idaho Avenue
Meridian, Idaho 83642
Subject: MCUP04-001
Boise West R.V. Resort
184 W. Pennwood Street
Garden City ID 83714-8499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail:
February 19, 2004
RECEIVED
FEB I : 2'04
City OrMeridiar,
City Clerk Office
On February 10, 2004, the Ada County Highway District received a transmittal from the City of
Meridian requesting comments and recommendations on a conditional use permit request for a
224 -stall R.V. Resort (MCUP04-001). This project site is currently being reviewed for a vacation
and abandonment request by the property owner. The District will be holding a public hearing on
the vacation request on April 14, 2004 (tentatively).
In order to adequately evaluate the roadway system in and surrounding the site, the District will
review the above referenced application after the public hearing process for the vacation request is
complete.
If you have any questions, please feel free to contact me at 208.387-6174.
Sincerely,
Lori Den Hartog (sent via e-mail)
Senior Development Analyst
Right-of-way & Development Services
CC: Planning & Development project file
Aaron C. Hoeft
2404 Stateline Road
Walla Walla, Washington 99362
achenaftohiohsoeed. com
us
RECI-,rVED
MAR - 4 2004
CITY OI
POLICE DEPARTMENT (5091545-3481 /FAX (509-545-3423
525 Nordi 3' Avenue, Pasco, Washington, 99301-5320
To Whom It May Concern:
March 1, 2004
The Pasco Police Department has worked with the owners and employees of the Sandy
Heights RV Park located at 8801 St. Thomas Dr. Pasco, Washington, since it's opening. Their
personnel have always been responsive to our requests for information and have responded
quickly to mutual safety concerns.
The owners run a tight ship and maintain control over the visitors and resident's activities in
the RV Park. The RV Park is always clean and well kept with very few problems needing
police services. This business is one that provides a great need here in Pasco and places little
drain on police service. We had a total of nine call for service in the last twelve months at the
RV Park, with all but one being non -criminal in nature.
If you have any questions please feel free to contact me at 509-5448906.
�r y
Denis W. Austin
Chief of Police
I .AR - 4 2004
CITY OF
""C=. :�fc'�/ Z:"K/'"� ^�'.'✓ l r nL:r'F/i..%`! f-.s.� ^�,.sJi4... j (= ! —hc.r .
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203 S. Main Street • Meridian, Idaho 83642 Phone (208) 846-8844 Fax (208) 846-9144
Toll Free 1-888-346-8844
RECEIVED
March 3, 2004
Craig Hood, City Planner
Planning and Zoning Department
City of Meridian
660 E Water Tower Lane, Suite 202
Meridian ID 83642
RE: Boise West R.V. Resort—Response to Staff Report (CUP -04-001)
Dear Craig:
MAR 0 4 2004
City Of Meridian
City Clerk Office
This letter is in response to your staff report for the Boise West R.V. Resort (CUP -04-
001). All of the conditions in the staff report are acceptable with the exception of one.
I would like to discuss the use of gravel surface for our longer-term R.V. stalls. We feel
gravel surface should be allowed on our back -in stalls for the following reasons:
1. The full-time R.V. community prefers to park on gravel because the compounds
used in rubber tires have a chemical reaction with concrete and asphalt surfaces
that cause premature tire deterioration. Retired R.V.ers that frequently stay in our
parks brought this information to our attention. Local fire suppliers have
confirmed this reaction between concrete and asphalt. Because of this reaction,
R.V.ers have been putting down wood planks or cardboard to park their R.V.'s
on. These planks can be unsightly and are not what we wont in our resort.
2. Gravel stalls allow out maintenance staff to re -level the pads in the event of
unforeseen ground settlement.
3. Gravel stall also allow our staff to clean up spills from R.V.'s without the use of
anti -environmental chemicals that are used for cleaning concrete or asphalt.
4. Gravel can be replaced easily and does not crack or deteriorate due to years of use
or raise due to cold whether.
5. The gravel that will be used is course with as little of fines as possible. Course
(dust -free) gravel with very little fines greatly reduces dust.
6. Gravel will only be used in stalls that are typically used for weekly or monthly
tenants, thereby not creating dust due to R.V. movements on these pads. The
pull-through sites will be paved.
7. A concrete landscaping curb, roadside curb and patios will border the gravel
stalls. These borders will prevent the movement of gravel from the stalls.
8. Using gravel surfacing on some of the stalls will allow us to spend money in areas
within the resort where it is more desired by our tenants. These upgraded items
include but are not limited to upgraded tables, wider concrete patios, more trees,
concrete landscaping curbs, wireless internet, indoor pool and spa, library,
conference room, miniature golf, playground, etc.
9. Our maintenance staff is dedicated to keeping our resort safe, clean, and
beautifully maintained at all times. Due to our commitment to the preceding, we
are sure that the use of gravel in the R.V. Park will not only go unnoticed but will
have a positive effect on our patrons and the resort.
I hope that you will agree with me from the previous statements that the use of gravel in
the back -in R.V. stalls makes good sense and will have a positive effect on our patrons
and the resort.
If you have any questions or concerns, please contact me at 509-527-0655.
Sincerely,
Aaron C. Hoeft
19=February, 2004
William G. Berg Jr.
City Clerk
City of MerWian
Meridian, ID 83642
RE: CUP 04001, Boise West RV Resort
Dear Will.
RECEIVED
MAR - 2 2004
City of Meridian
City Clerk Office
n e}
aoaa
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District requires a Land Use Change Application be filed
for review prior to final platting, Please contact Donna Moore at 466-7861 for further
information:
All laterals and waste ways must be protected. 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.
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.
The developer must comply with Idaho Code 31-3805. It is recommended that irrigation
water be made available to all developments within the Nampa & Meridian Irrigation
District.
Thank you,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
ACH Engineering
File - Office/Sho
P
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
25 February 2004
ACH Engineering
26 E. Main Street, Suite 204
Walla Walla, WA 99362
RECEIVED
MAR - 2 2004
City of Meridian
City Clerk Office COPY
� /
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RE: Land Use Change Application — Boise West RV Resor
To Whom It May Concern:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Aaron C. Hoeft, 2404 Stateline Road, Walla Waila, WA 99362
Troutner Business Park Development Corp., 10250 Whispering Cliffs, Boise, ID 83704
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE March 4, 2004 ITEM # 11
PROJECT NUMBER CUP 04-001
PROJECT NAME Boise West R.V. Resort
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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