Cold Springs Ranch (DR Horton) General Plan Amendment Planning ...
Lehi City Planning Commission Staff Report
Meeting Date: July 14, 2016
Cold Springs Ranch (DR Horton) General Plan Amendment Planning Commission Report Applicant: Requested Action/Purpose: Location: Acreage: Existing Zoning: Existing General Plan Land Use Designation: Proposed Land Use Designation: Existing Land Use: Surrounding Zoning/GP/ Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
DR Horton and Gardner Company Review and recommendation for an amendment to the General Plan Approximately 3600 West 400 North 297 acres A-5 Commercial, HDR, MDR, LDR, VLDRA, ESA Planned Community Residential/agricultural North R-2, R-3, TH-5, R-1-8, R-1-15 Residential/agricultural South Saratoga Springs Saratoga Springs East Jordan River Jordan River West Saratoga Springs Commercial June 8, 2016 Christie Hutchings Required Action Review and recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 04.060 Criteria for Approval The Planning Commission should consider the following factors, among others, when reviewing a General Plan 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. APPLICABLE GENERAL PLAN LAND USE DESIGNATIONS Very Low Density Residential (VLDR) The purpose of the Very Low Density Residential (VLDR) classification is to provide for large-lot single-family residential areas and/or hobby farm developments. The overall neighborhood density is not to exceed 2.5 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-15, RA-1, and R-1-22. Low Density Residential (LDR) The Low Density Residential (LDR) classification provides for predominantly single family residential areas and single family dwelling units with an overall neighborhood density not to exceed 4 units per acre. For the efficient implementation of this General Plan Land Use category, and to achieve the goals of the General Plan, the City has created the Flex Zone, which provides a diversity of lot sizes and promotes diversification and stability of neighborhoods. The applicable Zoning District classifications are R-1-12 and R-1-Flex. In cases where a parcel of property is immediately adjacent to existing R1-10 or R-1-8 Zoning on at least 3 sides, the City may allow zoning/re-zoning of the parcel to an R-1-8 or R-1-10 Zone based on the contiguous zoning. Medium Density Residential (MDR) The Medium Density Residential (MDR) classification is used to identify and encourage the development of a variety of moderate density housing types, including single family dwellings and two-family dwellings, with an overall density not to exceed 6 dwelling units per acre. The applicable Zoning District classification for MDR is R-2.
Lehi City Planning Commission Staff Report
Meeting Date: July 14, 2016
High Density Residential (HDR) The High Density Residential (HDR) classification provides opportunities for the development of higher density residential uses, including single family detached and attached residential units, apartments, condominiums and townhouses with an overall density not to exceed 12 dwelling units per acre. The applicable Zoning District classification for HDR is R-3. Commercial (C) The Commercial land use classification is intended to provide controlled and compatible locations for retail, office and business/commercial activities, to enhance employment opportunities, to encourage the efficient use of land, to enhance property values and City tax base, and to insure high quality design and function of commercial areas. The Commercial classification may typically include retail sales and services, offices and institutional uses. Planned Community (PC) The Planned Community classification is established to encourage the comprehensive planning and coordinated development of areas identified as appropriate for a mix of uses and use densities. The PC district allows the City to establish land use and site specific provisions that enable the City to address unique areas within the community that warrant a comprehensive set of specific land use policies and standards. Additionally, the PC district encourages the coordinated and unified development of an area and allows use and design flexibility for the landowner within an overall framework of development standards. ANALYSIS The applicant is requesting to amend the General Plan land use designation of this property to Planned Community, in conjunction with the concurrently filed Cold Springs Concept. The subject property contains several parcels, totaling approximately 297 acres owned by the Allred Family. DR Horton and Gardner Company are partnering to develop the property. Commercial land uses are shown adjacent to Redwood Road, with higher density land uses being shown on the west, and gradually reducing to the east with the lowest densities closest to the Jordan River. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed general plan amendment, including all the DRC comments from May 25, 2016. This recommendation is based on the following findings: 1. The proposed General Plan amendment is in conformance with the purposes, intent, and provisions of the General Plan and its various elements. 2. The proposed General Plan amendment is consistent with the land uses and zoning of nearby and adjoining properties. 3. The proposed General Plan amendment will not have a substantially adverse effect on surrounding property. 4. Additional findings based upon information presented during the public hearing.
Lehi City Development Review Committee
June 8, 2016
DR Horton General Plan Amendment DRC Redline Comments DR Horton – Requests review of a General Plan Amendment on 297 acres of property located at approximately 3600 West 400 North changing the land use designation to a Planned Community designation. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Walt Plumb, Boyd Martin, Brian Gabler, Merlin Huff, John Linton, George Usher, Robert Allred Date of Plans Reviewed: 6/1/16 Time Start: 1:00 Time End: 1:15 DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. The only General Plan Element affected by the proposed amendment is the Land Use Element. Effect of the proposed amendment on the existing goals, objectives, and policies of the Lehi City General Plan. Very Low Density Residential (VLDR) The purpose of the Very Low Density Residential (VLDR) classification is to provide for large-lot single-family residential areas and/or hobby farm developments. The overall neighborhood density is not to exceed 2.5 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-15, RA-1, and R-1-22. Low Density Residential (LDR) The Low Density Residential (LDR) classification provides for predominantly single family residential areas and single family dwelling units with an overall neighborhood density not to exceed 4 units per acre. For the efficient implementation of this General Plan Land Use category, and to achieve the goals of the General Plan, the City has created the Flex Zone, which provides a diversity of lot sizes and promotes diversification and stability of neighborhoods. The applicable Zoning District classifications are R-1-12 and R-1-Flex. In cases where a parcel of property is immediately adjacent to existing R1-10 or R-1-8 Zoning on at least 3 sides, the City may allow zoning/re-zoning of the parcel to an R-1-8 or R-1-10 Zone based on the contiguous zoning. Medium Density Residential (MDR) The Medium Density Residential (MDR) classification is used to identify and encourage the development of a variety of moderate density housing types, including single family dwellings and two-family dwellings, with an overall density not to exceed 6 dwelling units per acre. The applicable Zoning District classification for MDR is R-2. High Density Residential (HDR) The High Density Residential (HDR) classification provides opportunities for the development of higher density residential uses, including single family detached and attached residential units, apartments, condominiums and townhouses with an overall density not to exceed 12 dwelling units per acre. The applicable Zoning District classification for HDR is R-3. Commercial (C) The Commercial land use classification is intended to provide controlled and compatible locations for retail, office and business/commercial activities, to enhance employment opportunities, to encourage the efficient use of land, to enhance property values and City tax base, and to insure high quality design and function of commercial areas. The Commercial classification may typically include retail sales and services, offices and institutional uses. Planned Community (PC) The Planned Community classification is established to encourage the comprehensive planning and coordinated development of areas identified as appropriate for a mix of uses and use densities. The PC district allows the City to establish land use and site specific provisions that enable the City to address unique areas within the community that 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 2
Lehi City Development Review Committee
June 8, 2016
warrant a comprehensive set of specific land use policies and standards. Additionally, the PC district encourages the coordinated and unified development of an area and allows use and design flexibility for the landowner within an overall framework of development standards. Areas formally approved and adopted as a Planned Community are incorporated as an amendment to the Lehi City General Plan and become a part of the Land Use Map series. GENERAL DRC COMMENTS 1. Staff supports this proposed amendment in order to allow better planning of the entire Allred family property as a cohesive master planned community. It also supports the goals of the General Plan and Jordan River Overlay in preserving natural areas along the River and maximizing the area suited for commercial development along Redwood Road. 2. On the General Plan Land Use Map, the sensitive lands areas (flood plain and wetlands) should remain in the ESA designation. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION July 14, 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. 2 of 2
Meeting Date: July 14, 2016
Cold Springs Ranch (DR Horton) General Plan Amendment Planning Commission Report Applicant: Requested Action/Purpose: Location: Acreage: Existing Zoning: Existing General Plan Land Use Designation: Proposed Land Use Designation: Existing Land Use: Surrounding Zoning/GP/ Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
DR Horton and Gardner Company Review and recommendation for an amendment to the General Plan Approximately 3600 West 400 North 297 acres A-5 Commercial, HDR, MDR, LDR, VLDRA, ESA Planned Community Residential/agricultural North R-2, R-3, TH-5, R-1-8, R-1-15 Residential/agricultural South Saratoga Springs Saratoga Springs East Jordan River Jordan River West Saratoga Springs Commercial June 8, 2016 Christie Hutchings Required Action Review and recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 04.060 Criteria for Approval The Planning Commission should consider the following factors, among others, when reviewing a General Plan 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. APPLICABLE GENERAL PLAN LAND USE DESIGNATIONS Very Low Density Residential (VLDR) The purpose of the Very Low Density Residential (VLDR) classification is to provide for large-lot single-family residential areas and/or hobby farm developments. The overall neighborhood density is not to exceed 2.5 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-15, RA-1, and R-1-22. Low Density Residential (LDR) The Low Density Residential (LDR) classification provides for predominantly single family residential areas and single family dwelling units with an overall neighborhood density not to exceed 4 units per acre. For the efficient implementation of this General Plan Land Use category, and to achieve the goals of the General Plan, the City has created the Flex Zone, which provides a diversity of lot sizes and promotes diversification and stability of neighborhoods. The applicable Zoning District classifications are R-1-12 and R-1-Flex. In cases where a parcel of property is immediately adjacent to existing R1-10 or R-1-8 Zoning on at least 3 sides, the City may allow zoning/re-zoning of the parcel to an R-1-8 or R-1-10 Zone based on the contiguous zoning. Medium Density Residential (MDR) The Medium Density Residential (MDR) classification is used to identify and encourage the development of a variety of moderate density housing types, including single family dwellings and two-family dwellings, with an overall density not to exceed 6 dwelling units per acre. The applicable Zoning District classification for MDR is R-2.
Lehi City Planning Commission Staff Report
Meeting Date: July 14, 2016
High Density Residential (HDR) The High Density Residential (HDR) classification provides opportunities for the development of higher density residential uses, including single family detached and attached residential units, apartments, condominiums and townhouses with an overall density not to exceed 12 dwelling units per acre. The applicable Zoning District classification for HDR is R-3. Commercial (C) The Commercial land use classification is intended to provide controlled and compatible locations for retail, office and business/commercial activities, to enhance employment opportunities, to encourage the efficient use of land, to enhance property values and City tax base, and to insure high quality design and function of commercial areas. The Commercial classification may typically include retail sales and services, offices and institutional uses. Planned Community (PC) The Planned Community classification is established to encourage the comprehensive planning and coordinated development of areas identified as appropriate for a mix of uses and use densities. The PC district allows the City to establish land use and site specific provisions that enable the City to address unique areas within the community that warrant a comprehensive set of specific land use policies and standards. Additionally, the PC district encourages the coordinated and unified development of an area and allows use and design flexibility for the landowner within an overall framework of development standards. ANALYSIS The applicant is requesting to amend the General Plan land use designation of this property to Planned Community, in conjunction with the concurrently filed Cold Springs Concept. The subject property contains several parcels, totaling approximately 297 acres owned by the Allred Family. DR Horton and Gardner Company are partnering to develop the property. Commercial land uses are shown adjacent to Redwood Road, with higher density land uses being shown on the west, and gradually reducing to the east with the lowest densities closest to the Jordan River. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed general plan amendment, including all the DRC comments from May 25, 2016. This recommendation is based on the following findings: 1. The proposed General Plan amendment is in conformance with the purposes, intent, and provisions of the General Plan and its various elements. 2. The proposed General Plan amendment is consistent with the land uses and zoning of nearby and adjoining properties. 3. The proposed General Plan amendment will not have a substantially adverse effect on surrounding property. 4. Additional findings based upon information presented during the public hearing.
Lehi City Development Review Committee
June 8, 2016
DR Horton General Plan Amendment DRC Redline Comments DR Horton – Requests review of a General Plan Amendment on 297 acres of property located at approximately 3600 West 400 North changing the land use designation to a Planned Community designation. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Walt Plumb, Boyd Martin, Brian Gabler, Merlin Huff, John Linton, George Usher, Robert Allred Date of Plans Reviewed: 6/1/16 Time Start: 1:00 Time End: 1:15 DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. The only General Plan Element affected by the proposed amendment is the Land Use Element. Effect of the proposed amendment on the existing goals, objectives, and policies of the Lehi City General Plan. Very Low Density Residential (VLDR) The purpose of the Very Low Density Residential (VLDR) classification is to provide for large-lot single-family residential areas and/or hobby farm developments. The overall neighborhood density is not to exceed 2.5 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-15, RA-1, and R-1-22. Low Density Residential (LDR) The Low Density Residential (LDR) classification provides for predominantly single family residential areas and single family dwelling units with an overall neighborhood density not to exceed 4 units per acre. For the efficient implementation of this General Plan Land Use category, and to achieve the goals of the General Plan, the City has created the Flex Zone, which provides a diversity of lot sizes and promotes diversification and stability of neighborhoods. The applicable Zoning District classifications are R-1-12 and R-1-Flex. In cases where a parcel of property is immediately adjacent to existing R1-10 or R-1-8 Zoning on at least 3 sides, the City may allow zoning/re-zoning of the parcel to an R-1-8 or R-1-10 Zone based on the contiguous zoning. Medium Density Residential (MDR) The Medium Density Residential (MDR) classification is used to identify and encourage the development of a variety of moderate density housing types, including single family dwellings and two-family dwellings, with an overall density not to exceed 6 dwelling units per acre. The applicable Zoning District classification for MDR is R-2. High Density Residential (HDR) The High Density Residential (HDR) classification provides opportunities for the development of higher density residential uses, including single family detached and attached residential units, apartments, condominiums and townhouses with an overall density not to exceed 12 dwelling units per acre. The applicable Zoning District classification for HDR is R-3. Commercial (C) The Commercial land use classification is intended to provide controlled and compatible locations for retail, office and business/commercial activities, to enhance employment opportunities, to encourage the efficient use of land, to enhance property values and City tax base, and to insure high quality design and function of commercial areas. The Commercial classification may typically include retail sales and services, offices and institutional uses. Planned Community (PC) The Planned Community classification is established to encourage the comprehensive planning and coordinated development of areas identified as appropriate for a mix of uses and use densities. The PC district allows the City to establish land use and site specific provisions that enable the City to address unique areas within the community that 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 2
Lehi City Development Review Committee
June 8, 2016
warrant a comprehensive set of specific land use policies and standards. Additionally, the PC district encourages the coordinated and unified development of an area and allows use and design flexibility for the landowner within an overall framework of development standards. Areas formally approved and adopted as a Planned Community are incorporated as an amendment to the Lehi City General Plan and become a part of the Land Use Map series. GENERAL DRC COMMENTS 1. Staff supports this proposed amendment in order to allow better planning of the entire Allred family property as a cohesive master planned community. It also supports the goals of the General Plan and Jordan River Overlay in preserving natural areas along the River and maximizing the area suited for commercial development along Redwood Road. 2. On the General Plan Land Use Map, the sensitive lands areas (flood plain and wetlands) should remain in the ESA designation. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION July 14, 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. 2 of 2
