Clayton Anderson Zone Change Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
Clayton Anderson Zone Change Planning Commission Report Applicant: Requested Action/Purpose: Location: Acreage: Existing Zoning: Existing General Plan Land Use Designation: Proposed Zoning Designation: Existing Land Use: Surrounding Zoning/Land Use:
Date of Last DRC Review: Assigned Planner:
Clayton Anderson Review and recommendation of a proposed zone change NWC of Pioneer Crossing and Center Street 5.28 acres TH-5 VLDRA – Very Low Density Residential/Agriculture R-1-22 Agriculture North: R-1-22 Single Family Residential South: Utah County Pioneer Crossing, Agricultural East: Utah County Agricultural West: R-1-22 Single Family Residential October 25, 2016 Tippe Morlan
Required Action Planning Commission: City Council:
Review and recommendation Final approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS Very Low Density Residential/Agricultural (VLDRA) The purpose of the Very Low Density Residential/Agricultural (VLDRA) classification is to provide for single-family residential areas within a rural setting, with an overall neighborhood density not to exceed 1.75 units per acre. Much of the area designated as VLDRA is located at the periphery of the City in the south and west areas where small-scale farming, hobby farming, or other agricultural uses are present. Where new development is allowed adjacent to existing agricultural areas, the new development must be sensitive to, and compatible with, the existing uses. Larger lot sizes and lower density zones that allow for animal rights will be encouraged where adjacent to such agricultural areas. In particular, provision should be made for hobby farms, ranchettes, or equestrian-related developments where the development is to be located adjacent to similar existing uses. The VLDRA designation is also intended to encourage creativity and flexibility of planning and design through the use of Planned Residential Design projects and Planned Unit Developments, where clustering and open space, with a variety of lot sizes and a range of housing choices can be accomplished while still maintaining a base density of 1.75 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-22 and A-1. RA-1 may also be permitted on properties that are no larger than 2 acres in size. Although new development in VLDRA areas is allowed, the existing agricultural uses will be encouraged to remain, and leap frog development into primarily agricultural areas will be discouraged. Growth should be directed in an orderly manner, growing outward from existing developed areas where public facilities are available. APPLICABLE DEVELOPMENT CODE REGULATIONS From Section 04.060 Criteria for Approval, of the Lehi City Development Code, the Planning Commission should consider the following factors, among others, when reviewing a zone amendment: 1. The effect of the proposed amendment on the character of the surrounding area; 2. Consistency with the goals and policies of the General Plan; 3. Consistency and compatibility of the proposed zone with the General Plan land uses of nearby and adjoining properties; 4. The suitability of the properties for the uses requested and their suitability for the existing uses identified by the General Plan; 5. Whether a change in the uses allowed for the affected properties will unduly affect the uses, or proposed uses for nearby and adjoining properties; 6. The gain to the public health, safety, and welfare from the existing classification to the proposed amendment; and 7. The overall community benefit of the proposed amendment.
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
HISTORY April 23, 2015 – The Planning Commission reviewed a General Plan Amendment on this property requesting a change to a Commercial designation. The commission issued a negative recommendation with the motion below, and the applicant withdrew their application before the scheduled May 12, 2015 City Council meeting. Donna Barnes moved to recommend denial of the Clayton Anderson General Plan Amendment for the commercial designation on the northwest corner of Pioneer Crossing and Center Street for 5.2 acres from Very Low Density Residential Agricultural to Commercial based on the following criteria: there is significant opposition from landowners in the area, including 38 people at the public hearing along with 8 letters; the fact that it would inhibit the free flow of traffic in the area; that it would also be a danger to children and families who live in that area; that there is a danger in the left-hand turn; and it is not in keeping with the health, safety, and welfare of the citizens of Lehi. Paige Albrecht seconded the motion. Donna Barnes amended the motion to add the findings of fact that this request will have an effect on the character of the surrounding area, that it is not consistent with the General Plan, that it is not compatible with the land uses of nearby and adjoining properties, that it is not a suitable property for the use, that a change will unduly effect proposed uses of nearby and adjoining property, that the request is not compatible with the Very Low Density Residential Agricultural description in the General Plan, that there is no corresponding gain to the public health, safety, and welfare or to the overall community benefit, that and that there is adequate commercially designated property not very distant from this location that is currently unconsumed and available for development, and to clarify that traffic concerns related to this request surround the limited space for traffic stacking. Second by Paige Albrecht stands. Donna Barnes amended the motion to strike” there is significant opposition from landowners in the area, including 38 people at the public hearing along with 8 letters” and to clarify that the use of the term “danger” in the motion should be changed to “potential danger.” Second by Paige Albrecht stands. Motion passes 6-1 with Kordel Braley opposed. March 2, 2016 – The DRC reviewed another General Plan Amendment on this property requesting a change to a Commercial designation. The change was proposed with a concept plan for a proposed Maverick gas station and convenience store. After the applicant held several public meetings with the neighboring property owners, the application was withdrawn before it could be scheduled for Planning Commission. June 21, 2016 – The Anderson Annexation was recorded bringing this property into Lehi City with TH-5 zoning. ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from TH-5 to R-1-22. This property was recently annexed into Lehi City with a TH-5 zoning designation. This application has been submitted concurrently with a concept plan for a charter school. The requested zoning is in line with the General Plan designation of Very Low Desntiy Residential/Agriculture. Previous attempts to change the General Plan designation on this property have not been successful. Water dedication will be required as a condition of recording the zone change ordinance, and needs to be taken care of before an application for site plan can be submitted. The dedication rate is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. The DRC also noted that Center Street is a 70’ minor collector master planned road. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the City council for the proposed Clayton Anderson zone change. This recommendation is based on the following findings: 1. The proposed zone change is consistent with the VLDRA land use designation of the General Plan. 2. The proposed zone change is consistent with the General Plan land uses of nearby and adjoining properties. 3. The proposed zone change does not unduly affect the character of the area. 4. Additional findings based upon information presented during the public hearing.
Lehi City Development Review Committee
October 25, 2016
Clayton Anderson Zone Change DRC Comments Clayton Anderson – Requests review of a Zone Change from TH-5 to R-1-22 on 5.28 acres of property located on the northwest corner of Center Street and Pioneer Crossing. DRC Members Present: Brent Thomas, Kerry Evans, Lee Barnes, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant: Dayton Law, Mike Glauser, Wes Baker, and Jeremy Searle Date of Plans Reviewed: 10/18/16 Time Start: 1:55 PM Time End: 2:00 PM DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. This area has a Very Low Density Residential/Agricultural (VLDRA) designation on the General Plan. As per the General Plan Land Use Text: Very Low Density Residential/Agricultural (VLDRA) The purpose of the Very Low Density Residential/Agricultural (VLDRA) classification is to provide for singlefamily residential areas within a rural setting, with an overall neighborhood density not to exceed 1.75 units per acre. Much of the area designated as VLDRA is located at the periphery of the City in the south and west areas where small-scale farming, hobby farming, or other agricultural uses are present. Where new development is allowed adjacent to existing agricultural areas, the new development must be sensitive to, and compatible with, the existing uses. Larger lot sizes and lower density zones that allow for animal rights will be encouraged where adjacent to such agricultural areas. In particular, provision should be made for hobby farms, ranchettes, or equestrian-related developments where the development is to be located adjacent to similar existing uses. The VLDRA designation is also intended to encourage creativity and flexibility of planning and design through the use of Planned Residential Design projects and Planned Unit Developments, where clustering and open space, with a variety of lot sizes and a range of housing choices can be accomplished while still maintaining a base density of 1.75 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-22 and A-1. RA-1 may also be permitted on properties that are no larger than 2 acres in size. Although new development in VLDRA areas is allowed, the existing agricultural uses will be encouraged to remain, and leap frog development into primarily agricultural areas will be discouraged. Growth should be directed in an orderly manner, growing outward from existing developed areas where public facilities are available. Effect of the proposed amendment on the existing goals, objectives, and policies of the Lehi City General Plan. From the Lehi City General Plan Land Use Element the following goals and policies related to commercial development should be considered: 1. Maximize opportunities to create an overall pattern of planned and orderly development with a system of land uses, adequately and efficiently served by a balanced and energy-efficient system of transportation, and community services that are sensitive to the natural physical qualities of the area. 2. Provide diverse economic and employment opportunities and encourage multiple scales of commercial development to serve the needs of the region, the community, and individual neighborhoods. 3. Promote variety in commercial spaces, densities, and locations. DRC GENERAL COMMENTS: 1. Water dedication will be required as a condition of recording the zone change ordinance, and needs to be taken care of before an application for site plan can be submitted. The dedication rate is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. 2. Center Street is a 70’ minor collector master planned road. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON NOVEMBER 10, 2016 Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 1
Meeting Date: November 10, 2016
Clayton Anderson Zone Change Planning Commission Report Applicant: Requested Action/Purpose: Location: Acreage: Existing Zoning: Existing General Plan Land Use Designation: Proposed Zoning Designation: Existing Land Use: Surrounding Zoning/Land Use:
Date of Last DRC Review: Assigned Planner:
Clayton Anderson Review and recommendation of a proposed zone change NWC of Pioneer Crossing and Center Street 5.28 acres TH-5 VLDRA – Very Low Density Residential/Agriculture R-1-22 Agriculture North: R-1-22 Single Family Residential South: Utah County Pioneer Crossing, Agricultural East: Utah County Agricultural West: R-1-22 Single Family Residential October 25, 2016 Tippe Morlan
Required Action Planning Commission: City Council:
Review and recommendation Final approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS Very Low Density Residential/Agricultural (VLDRA) The purpose of the Very Low Density Residential/Agricultural (VLDRA) classification is to provide for single-family residential areas within a rural setting, with an overall neighborhood density not to exceed 1.75 units per acre. Much of the area designated as VLDRA is located at the periphery of the City in the south and west areas where small-scale farming, hobby farming, or other agricultural uses are present. Where new development is allowed adjacent to existing agricultural areas, the new development must be sensitive to, and compatible with, the existing uses. Larger lot sizes and lower density zones that allow for animal rights will be encouraged where adjacent to such agricultural areas. In particular, provision should be made for hobby farms, ranchettes, or equestrian-related developments where the development is to be located adjacent to similar existing uses. The VLDRA designation is also intended to encourage creativity and flexibility of planning and design through the use of Planned Residential Design projects and Planned Unit Developments, where clustering and open space, with a variety of lot sizes and a range of housing choices can be accomplished while still maintaining a base density of 1.75 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-22 and A-1. RA-1 may also be permitted on properties that are no larger than 2 acres in size. Although new development in VLDRA areas is allowed, the existing agricultural uses will be encouraged to remain, and leap frog development into primarily agricultural areas will be discouraged. Growth should be directed in an orderly manner, growing outward from existing developed areas where public facilities are available. APPLICABLE DEVELOPMENT CODE REGULATIONS From Section 04.060 Criteria for Approval, of the Lehi City Development Code, the Planning Commission should consider the following factors, among others, when reviewing a zone amendment: 1. The effect of the proposed amendment on the character of the surrounding area; 2. Consistency with the goals and policies of the General Plan; 3. Consistency and compatibility of the proposed zone with the General Plan land uses of nearby and adjoining properties; 4. The suitability of the properties for the uses requested and their suitability for the existing uses identified by the General Plan; 5. Whether a change in the uses allowed for the affected properties will unduly affect the uses, or proposed uses for nearby and adjoining properties; 6. The gain to the public health, safety, and welfare from the existing classification to the proposed amendment; and 7. The overall community benefit of the proposed amendment.
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
HISTORY April 23, 2015 – The Planning Commission reviewed a General Plan Amendment on this property requesting a change to a Commercial designation. The commission issued a negative recommendation with the motion below, and the applicant withdrew their application before the scheduled May 12, 2015 City Council meeting. Donna Barnes moved to recommend denial of the Clayton Anderson General Plan Amendment for the commercial designation on the northwest corner of Pioneer Crossing and Center Street for 5.2 acres from Very Low Density Residential Agricultural to Commercial based on the following criteria: there is significant opposition from landowners in the area, including 38 people at the public hearing along with 8 letters; the fact that it would inhibit the free flow of traffic in the area; that it would also be a danger to children and families who live in that area; that there is a danger in the left-hand turn; and it is not in keeping with the health, safety, and welfare of the citizens of Lehi. Paige Albrecht seconded the motion. Donna Barnes amended the motion to add the findings of fact that this request will have an effect on the character of the surrounding area, that it is not consistent with the General Plan, that it is not compatible with the land uses of nearby and adjoining properties, that it is not a suitable property for the use, that a change will unduly effect proposed uses of nearby and adjoining property, that the request is not compatible with the Very Low Density Residential Agricultural description in the General Plan, that there is no corresponding gain to the public health, safety, and welfare or to the overall community benefit, that and that there is adequate commercially designated property not very distant from this location that is currently unconsumed and available for development, and to clarify that traffic concerns related to this request surround the limited space for traffic stacking. Second by Paige Albrecht stands. Donna Barnes amended the motion to strike” there is significant opposition from landowners in the area, including 38 people at the public hearing along with 8 letters” and to clarify that the use of the term “danger” in the motion should be changed to “potential danger.” Second by Paige Albrecht stands. Motion passes 6-1 with Kordel Braley opposed. March 2, 2016 – The DRC reviewed another General Plan Amendment on this property requesting a change to a Commercial designation. The change was proposed with a concept plan for a proposed Maverick gas station and convenience store. After the applicant held several public meetings with the neighboring property owners, the application was withdrawn before it could be scheduled for Planning Commission. June 21, 2016 – The Anderson Annexation was recorded bringing this property into Lehi City with TH-5 zoning. ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from TH-5 to R-1-22. This property was recently annexed into Lehi City with a TH-5 zoning designation. This application has been submitted concurrently with a concept plan for a charter school. The requested zoning is in line with the General Plan designation of Very Low Desntiy Residential/Agriculture. Previous attempts to change the General Plan designation on this property have not been successful. Water dedication will be required as a condition of recording the zone change ordinance, and needs to be taken care of before an application for site plan can be submitted. The dedication rate is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. The DRC also noted that Center Street is a 70’ minor collector master planned road. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the City council for the proposed Clayton Anderson zone change. This recommendation is based on the following findings: 1. The proposed zone change is consistent with the VLDRA land use designation of the General Plan. 2. The proposed zone change is consistent with the General Plan land uses of nearby and adjoining properties. 3. The proposed zone change does not unduly affect the character of the area. 4. Additional findings based upon information presented during the public hearing.
Lehi City Development Review Committee
October 25, 2016
Clayton Anderson Zone Change DRC Comments Clayton Anderson – Requests review of a Zone Change from TH-5 to R-1-22 on 5.28 acres of property located on the northwest corner of Center Street and Pioneer Crossing. DRC Members Present: Brent Thomas, Kerry Evans, Lee Barnes, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant: Dayton Law, Mike Glauser, Wes Baker, and Jeremy Searle Date of Plans Reviewed: 10/18/16 Time Start: 1:55 PM Time End: 2:00 PM DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. This area has a Very Low Density Residential/Agricultural (VLDRA) designation on the General Plan. As per the General Plan Land Use Text: Very Low Density Residential/Agricultural (VLDRA) The purpose of the Very Low Density Residential/Agricultural (VLDRA) classification is to provide for singlefamily residential areas within a rural setting, with an overall neighborhood density not to exceed 1.75 units per acre. Much of the area designated as VLDRA is located at the periphery of the City in the south and west areas where small-scale farming, hobby farming, or other agricultural uses are present. Where new development is allowed adjacent to existing agricultural areas, the new development must be sensitive to, and compatible with, the existing uses. Larger lot sizes and lower density zones that allow for animal rights will be encouraged where adjacent to such agricultural areas. In particular, provision should be made for hobby farms, ranchettes, or equestrian-related developments where the development is to be located adjacent to similar existing uses. The VLDRA designation is also intended to encourage creativity and flexibility of planning and design through the use of Planned Residential Design projects and Planned Unit Developments, where clustering and open space, with a variety of lot sizes and a range of housing choices can be accomplished while still maintaining a base density of 1.75 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-22 and A-1. RA-1 may also be permitted on properties that are no larger than 2 acres in size. Although new development in VLDRA areas is allowed, the existing agricultural uses will be encouraged to remain, and leap frog development into primarily agricultural areas will be discouraged. Growth should be directed in an orderly manner, growing outward from existing developed areas where public facilities are available. Effect of the proposed amendment on the existing goals, objectives, and policies of the Lehi City General Plan. From the Lehi City General Plan Land Use Element the following goals and policies related to commercial development should be considered: 1. Maximize opportunities to create an overall pattern of planned and orderly development with a system of land uses, adequately and efficiently served by a balanced and energy-efficient system of transportation, and community services that are sensitive to the natural physical qualities of the area. 2. Provide diverse economic and employment opportunities and encourage multiple scales of commercial development to serve the needs of the region, the community, and individual neighborhoods. 3. Promote variety in commercial spaces, densities, and locations. DRC GENERAL COMMENTS: 1. Water dedication will be required as a condition of recording the zone change ordinance, and needs to be taken care of before an application for site plan can be submitted. The dedication rate is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. 2. Center Street is a 70’ minor collector master planned road. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON NOVEMBER 10, 2016 Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 1
