Dean Larsen Annexation Planning Commission Report - Amazon Web ...
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
Dean Larsen Annexation Planning Commission Report Applicant: Requested Action/Purpose: Location: Requested Zoning: General Plan Land Use Designation: Acreage: Existing Land Use: Adjacent Zoning and Land Use:
Date of DRC Review: Date of City Council Acceptance: City Council: Planning Commission: City Council:
Dean Larsen Review and recommendation for zoning on a proposed annexation Approximately 900 North 1100 West TH-5 and R-1-22 Very Low Density Residential Agriculture Approximately 6.45 acres Undeveloped North: R-1-8 Undeveloped South: R-1-22, R-1-12 Single-family residential East: Utah County Railroad, Undeveloped West: A-1 Agricultural October 5, 2016 October 10, 2016 Required Action Acceptance of Annexation Review and recommendation on proposed zoning Final approval
APPLICABLE GENERAL PLAN SECTIONS 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. ANALYSIS As part of the Lehi City annexation procedures, all annexation requests are required to be reviewed by the Planning Commission. The Planning Commission’s responsibility is to review the proposed annexation and determine whether or not the requested zoning is appropriate and complies with the General Plan. The Planning Commission’s recommendation will be forwarded to the City Council for their review upon final consideration of the annexation. This property is currently a 6.45 acre residential and agricultural lot located at approximately 900 North 1100 West. The proposed TH-5 and R-1-22 zoning is consistent with Very Low Density Residential/Agriculture General Plan designation for the property. The applicant has indicated that they would like to develop one half acre lot in the southwest corner of the property, the portion proposed to be zone R-1-22. As a condition of recording the zone change and prior to submission of an application for preliminary subdivision, the owner needs to complete the required water dedication for the R-1-22 Zone. The amount of water required is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. An annexation agreement will also be re-
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
quired as part of the final approval of the annexation by the City Council. The DRC noted that the railroad right of way should be included as a part of this annexation. Please consider all DRC comments as a part of the motion. RECOMMENDATIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for TH-5 and R-1-22 zones on the Dean Larsen annexation. This recommendation is based on the following findings: 1. 2. 3. 4.
These zones are consistent with the VLDRA designations on the General Plan Land Use Map. The proposed application conforms to the goals and policies of the General Plan. The proposed application does not affect the health, safety, welfare, and morals of the City. Other findings as determined by the public hearing.
Lehi City Development Review Committee
October 5, 2016 Dean Larsen Annexation DRC Redline Comments
Layne Larsen – Requests review of the Dean Larsen Annexation of 6.45 acres located at approximately 900 North 1100 West with proposed TH-5 and R-1-22 zoning. DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Weston Southwick Date of Plans Reviewed: 9/29/16 Time Start: 1:30 PM Time End: 1:40 PM DRC REPORT: 1.
Critical Issues: As a condition of recording the zone change and prior to submission of an application for preliminary subdivision, the owner needs to complete the required water dedication for the R-1-22 Zone. The amount of water required is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. Include the railroad right of way as part of this annexation. An annexation agreement will be required as part of the annexation process.
2.
Location of existing and proposed City facilities: Sewer – in 900 North Water lines – PI water main in 900 North, culinary in 1100 West City owned power – On the southwest corner of the property Drainage – in 1100 West
3.
Zoning required or recommended: Currently the General Plan identifies this property as VLDRA (Very Low Density Residential Agriculture). The requested zoning of R-1-22 is consistent with the existing Lehi City General Plan Land Use classification of VLDRA in those areas.
4.
Distances to schools/parks/shopping: Elementary School – approx. 1 mile Willow Creek Middle School– approx. 1 mile Lehi High School – approx. 1.5 miles Allred Park – approximately 0.5 miles Shopping Center – approx. 1.5 miles
5.
Transportation 900 North is a 70’ master planned street.
THIS ITEM WILL BE SCHEDULED FOR CITY COUNCIL ON OCTOBER 25, 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
Dean Larsen Annexation Planning Commission Report Applicant: Requested Action/Purpose: Location: Requested Zoning: General Plan Land Use Designation: Acreage: Existing Land Use: Adjacent Zoning and Land Use:
Date of DRC Review: Date of City Council Acceptance: City Council: Planning Commission: City Council:
Dean Larsen Review and recommendation for zoning on a proposed annexation Approximately 900 North 1100 West TH-5 and R-1-22 Very Low Density Residential Agriculture Approximately 6.45 acres Undeveloped North: R-1-8 Undeveloped South: R-1-22, R-1-12 Single-family residential East: Utah County Railroad, Undeveloped West: A-1 Agricultural October 5, 2016 October 10, 2016 Required Action Acceptance of Annexation Review and recommendation on proposed zoning Final approval
APPLICABLE GENERAL PLAN SECTIONS 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. ANALYSIS As part of the Lehi City annexation procedures, all annexation requests are required to be reviewed by the Planning Commission. The Planning Commission’s responsibility is to review the proposed annexation and determine whether or not the requested zoning is appropriate and complies with the General Plan. The Planning Commission’s recommendation will be forwarded to the City Council for their review upon final consideration of the annexation. This property is currently a 6.45 acre residential and agricultural lot located at approximately 900 North 1100 West. The proposed TH-5 and R-1-22 zoning is consistent with Very Low Density Residential/Agriculture General Plan designation for the property. The applicant has indicated that they would like to develop one half acre lot in the southwest corner of the property, the portion proposed to be zone R-1-22. As a condition of recording the zone change and prior to submission of an application for preliminary subdivision, the owner needs to complete the required water dedication for the R-1-22 Zone. The amount of water required is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. An annexation agreement will also be re-
Lehi City Planning Commission Staff Report
Meeting Date: November 10, 2016
quired as part of the final approval of the annexation by the City Council. The DRC noted that the railroad right of way should be included as a part of this annexation. Please consider all DRC comments as a part of the motion. RECOMMENDATIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for TH-5 and R-1-22 zones on the Dean Larsen annexation. This recommendation is based on the following findings: 1. 2. 3. 4.
These zones are consistent with the VLDRA designations on the General Plan Land Use Map. The proposed application conforms to the goals and policies of the General Plan. The proposed application does not affect the health, safety, welfare, and morals of the City. Other findings as determined by the public hearing.
Lehi City Development Review Committee
October 5, 2016 Dean Larsen Annexation DRC Redline Comments
Layne Larsen – Requests review of the Dean Larsen Annexation of 6.45 acres located at approximately 900 North 1100 West with proposed TH-5 and R-1-22 zoning. DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives of the Applicant Present: Weston Southwick Date of Plans Reviewed: 9/29/16 Time Start: 1:30 PM Time End: 1:40 PM DRC REPORT: 1.
Critical Issues: As a condition of recording the zone change and prior to submission of an application for preliminary subdivision, the owner needs to complete the required water dedication for the R-1-22 Zone. The amount of water required is .79 acre feet per acre of culinary water and 2.9 acre feet per acre of irrigation water. Include the railroad right of way as part of this annexation. An annexation agreement will be required as part of the annexation process.
2.
Location of existing and proposed City facilities: Sewer – in 900 North Water lines – PI water main in 900 North, culinary in 1100 West City owned power – On the southwest corner of the property Drainage – in 1100 West
3.
Zoning required or recommended: Currently the General Plan identifies this property as VLDRA (Very Low Density Residential Agriculture). The requested zoning of R-1-22 is consistent with the existing Lehi City General Plan Land Use classification of VLDRA in those areas.
4.
Distances to schools/parks/shopping: Elementary School – approx. 1 mile Willow Creek Middle School– approx. 1 mile Lehi High School – approx. 1.5 miles Allred Park – approximately 0.5 miles Shopping Center – approx. 1.5 miles
5.
Transportation 900 North is a 70’ master planned street.
THIS ITEM WILL BE SCHEDULED FOR CITY COUNCIL ON OCTOBER 25, 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
