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Home My WebLink AboutHacienda Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 STAFF REPORT Hearing Date: October 28, 2008 TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner E IDIAN~~ 884-5533 I f A H • SUBJECT: Hacienda • MFP-08-006 -Request to phase the perimeter and common open space fencing approved with the fmal plat landscaping plan for Hacienda Subdivision (FP-OS-031), by Jayo Construction 1. SUMMARY AND ANALYSIS OF APPLICANT'S REQUEST The applicant, Jayo Construction, has applied for a final plat modification to phase the perimeter and common open space fencing approved with the fmal plat landscaping plan for Hacienda Subdivision. This is the second request to modify the fencing plan for the subject site. On Apri14, 2006, the City Council approved the first request modifying the approved fencing from 6-foot wrought iron fencing to 4-foot solid vinyl fencing adjacent to common areas. Per the conditions of approval of the final plat, the applicant is required to install all fencing prior to releasing occupancy for the subdivision. The applicant states the reason for the delay is due to the state of the current residential real estate market (see Applicant's letter dated September 3, 2008). Further, the applicant states one-third of the fencing is completed on the site and a surety is in place for the remainder of the fencing; the Unified Development Code (iJDC) does not have a requirement for permanent perimeter fencing, but fencing was approved on the perimeter as part of the development approval. The applicant is proposing to phase the fencing for the site in order to meet the conditions of approval for the Hacienda Subdivision. The applicant has submitted a revised landscape plan detailing the phasing plan for the approved fencing. Note: Currently an occupancy permit has been released in error and further occupancypermits will not be issued unless all the fencing is installed or the applicant's MFP request is approved by City Council. The submitted landscape plan is highlighted depicting the applicant's proposal; Staff has provided an exhibit below illustrating the applicant's phasing plan for installing the required fencing (Exhibit A.3). With this request the applicant is proposing to construct additional fencing (approximately 270 feet) along the northern boundary (highlighted in green), install additional fencing after the release of 20 occupancies (highlighted in yellow) and the internal common area fencing is to be completed once construction is completed on those lots adjacent to common open space lots (highlighted in blue). The applicant believes the fencing maybe damaged during construction on those lots and wishes to install the fencing after the completion of the units. As mentioned earlier a portion of fencing has been installed on the site (highlighted in pink and orange). Staff has received an e-mail form Paul Miller, the facilities manager of the Catholic Church, to the north of this site. Mr. Miller has provided comments on the applicant's request which is attached in Exhibit A below. Staff believes tracking the applicants request would be a difficult task. Therefore, staff is recommending the applicant install all permanent fencing along the northern, eastern and southern boundaries rather than Hacienda Subdivision MFP-08-006 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 providing additional fencing after the release of 20 occupancies. Staff has coordinated with the building department to ensure the fencing along Meridian Road and the fencing adjacent to the internal common open areas are installed prior to release of occupancies of the adjacent buildings. With building permit submittal for the aforementioned lots, the applicant shall include fencing details on the submitted plans for building permit ensuring fencing has been installed prior to Building Department releasing occupancy of those buildings. The applicant will still be responsible for providing temporary fencing to contain construction debris on the site until permanent fencing is installed along the aforementioned boundaries as recommended by staff. Staff has included an Exhibit (Exhibit A.4.) below which outlines staff s recommended fencing plan. The Hacienda final plat was approved by City Council on May 24, 2005 and recorded on August 6, 2006. The final plat consisted of 98 residential lots and 26 common lots on 19 acres of land; zoned R-8. The subject site is located is located approximately 1/ mile S. of Chinden Blvd. on the E. side of N. Meridian Rd., in the NW '/ of Section 30, T.4N., R.1 E. 2. SUIVIlVIARY RECOIVIlVlENDATION Staff is recommending the City Council approve the applicant's request to modify the approved fencing plan for Hacienda Subdivision (MFP-08-006). However, Staff is recommending the applicant install all of the permanent fencing along the northern boundary and install a portion of the fencing along the eastern and southern boundary of the site as depicted on Exhibit A.4. The perimeter fencing along Meridian Road and internal common areas should be installed prior to release of occupancy for those buildings adjacent to said lots. The applicant shall be responsible for providing temporary fencing to contain construction debris on the site until permanent fencing is installed as recommended by staff. 3. LAND USE a. Existing Land Use(s): Existing homes and vacant land b. Description of Character of Surrounding Area: A mix of single family residential and vacant land, much of which has been approved for residential developments. c. Adjacent Land Use and Zoning 1. North: Holy Apostles Church; zoned RUT (Ada County) 2. East: Saguaro Canyon Subdivision; zoned R-4. 3. South: Single Family Residence; zoned RUT (Ada County) 4. West: Single Family Residences and Paramount Subdivision; zoned RUT (Ada County) and R-8. 4. EXHIBITS A. Drawings 1. Vicinity Map 2. Previous Approved Landscape Plan 3. Applicant's Fencing Proposal 4. Staff's Recommended Fencing Plan 5. Letter from Paul Miller, Facilities Manager for the Holy Apostles Church Hacienda Subdivision MFP-08-006 S PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 A. Drawings 1. Vicinity Map Exhibit A - 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 2. Previous Approved Landscape Plan (dated: April 4, 2006) Exhibit A - 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 3. Applicant's Fencing Proposal Proposed fencing after 20 occupancies Install f~ilcin~ ~;pith MFP i~ppro~~al Existing fencing Exhibit A - 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 4. Staff Recommended Fencing Plan Exhibit A - 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 5. Letter from Paul Miller, Facilities Manager for the Holy Apostles Church Fage 1 of 2 Bill Parsons From: Paul Miller [pmlller(c~hoiyaposUes.netj Sst~ Thursday, September 11, 2008 8:07 AM ~a~~ To: Bill Parsons ~~rr Sutrject: Jayo Fence b=;~~~ Bfll, e'i nn~in~ L~~airdtiment Thank you for keeping me in the loop regarding Jayo Developers request to install the permanent fence on our south border in phases. For the record! It is our understanding that the entire stretch offence on our south border was to be permanently installed before any occupancy permits were issued for any homes built on that border. It is also our understanding that the temporary construction barrier was to be maintained throughout until the permanent fence was installed. As you know there has been an occupancy permit issued for the home air®ady built and t/te constructJon barrier only exists In a few short stretches now. It has never been maintained as an effective barrier for anything. Therefore any request to abandon the original agreement seems unreasonable. The approach seems to be a little like the cart before the horse. We understand the housing market is not as strong as it was, but that is the business they are in. There are no guarantees for anyone. That being said it seems like it boils down to what would be the fair thing to do. We feel that a portion of the permanent fence could be installed from Meridian Rd. up to and Including the structure that is being framed now. From that point a maintained construction barrier would be acceptable. If another home is started further down the line then the permanent fence should be installed up to and including that site. This approach would be a fair compromise to the situation. It would lessen the tfnancial burden of installing the ent/re fence atone time which is what the developer is requesting. Thank you for the opportunity to express our views. 9/11/2008 Exhibit A - 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 Page 2 of 2 PaulS. ~-~liller gacilaties ~4lanaeer 3~foly .apostles Catholic Ckurc( (208) 888-1182 Ext. 3023 pmiCler@(wlya, postles.net 9/11/2008 Exhibit A - 6 -