Hadfield Phase 2 Concept Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
Hadfield Phase 2 Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Number of Lots/Units: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Planning Commission: City Council:
Patterson Construction Review and recommendation on a concept 820 North 500 West 2.84 acres 10 A-1 (proposed R-1-8 and R-2) Medium Density Residential with some Low Density Residential North: A-1 Residential/Agricultural South: A-1 Residential/Agricultural East: R-2 Residential/Agricultural West: R-1-8 Hadfield Plat B February 10, 2016 Required Action Review and recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.010. Concept Plan – Applicability: The Concept Plan gives the applicant, staff, Planning Commission and City Council an opportunity to discuss the project in the conceptual stage. The applicant can use the Concept Plan meeting to receive direction on project layout as well as discuss the procedure for approval, the specifications and requirements that may be required for layout of streets, drainage, water, sewerage, fire protection, and similar matters prior to the preparation of a more detailed preliminary subdivision plat. HISTORY May 28, 2013 – The Sunset Mountain Zone Change was approved by City Council establishing R-1-10 and R-1-8 zoning in the properties that make up the Hadfield Plat A and Hadfield Plat B subdivisions with the following motion: Motion: Councilor Revill moved to approve Ordinance # 27-2013 approving a Zone Change for Sunset Mountain Properties on approximately 10 acres of property located at 670 West 900 North from an A-1 (agriculture) to R-1-8 (residential) & R-1-10(residential) zones, subject to Development Review Committee and Planning Commission comments. Councilor Collins seconded the motion. Amended Motion: Councilor Revill amended his motion to add that a Developer’s Agreement will required stating that the development will have 15 R-1-8 lots, 15 R-1-10 lots, and 4 R-1-9 lots. Councilor Collins as second agreed. Mayor Pro Tempore Johnson reported that they only did this one other time when they approved high density on 1200 East based on a concept plan and that he was uneasy with that. He stated that situation specified that if they didn’t come up with a Developer’s Agreement that the zone change was null and void and wondered if that needed to be added to the motion. Councilor Revill stated that if the Developer’s Agreement is not acceptable then the approval is null and void. Roll Call Vote: Councilor Johnson, No; Councilor Holbrook, Yes; Councilor Revill, Yes; Councilor Collins, Yes; and Councilor Southwick, No. The motion passed with three in favor and two opposed. February 11, 2014 – The first phase of this project, Hadfield Plat A, a 13-lot subdivision adjacent to Plat B, was approved by the City Council. July 28, 2015 – The second phase of this project, Hadfield Plat B, a 15-lot subdivision, was approved by the City Council. November 10, 2015 – The third phase of this project, Hadfield Plat C, a 4-lot subdivision, was approved by the City Council. March 10, 2016 – The Planning Commission reviewed the original concept plan proposed for the Hadfield Phase 2 subdivision and tabled the item with the following motion:
Commissioner Hutchings moved to table the item until they can get an approved plan through DRC and then be brought back to the Planning Commission. Commissioner Dean seconded the motion. Motion passed unanimously.
ANALYSIS The applicant requests approval of a concept plan for a proposed 11-lot residential subdivision at 820 North 500 West. This is a standard subdivision with no PUD or PRD overlay. Access for the project will come off of 900 North and connects into Hadfield Plat B. Lot sizes range from 8,100 square feet to just under 15,000 square feet. These lots do not conform to the existing A-1 zone, and the applicant has filed for a zone change concurrently with this concept. They are proposing that the three lots on the east side of 550 West be zoned R-2 and the rest of the lots be zoned R-1-Flex, which is consistent with the General Plan. All individual lots are consistent with the requirements of the proposed zones; however, density in the R-1-Flex zone cannot exceed 3.25 units per acre, and the proposed layout has a density of 3.33 units per acre. As per the DRC comments, one of the single-family lots may need to be eliminated for this development to meet the density requirements of the proposed zone. This layout may only be approved if the proposed zone change is also approved. Since several neighboring properties are in agricultural zones, a right-to-farm analysis will be required at the time of subdivision application and a 6 foot no-climb agricultural fence will be required. The DRC commented that the applicant needs to evaluate the existing Hadfield home on 900 North regarding roadway widening and improvements. An easement will also need to be provided where the temporary turnaround is proposed. Please consider all DRC comments as part of the motion. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Hadfield Phase 2 concept plan including the DRC comments. This recommendation is based on the following findings: 1. The applicant has filed a zone change to R-1-Flex and R-2 zones, which are in line with the property’s General Plan designation. 2. The proposed layout meets the requirements of the proposed R-1-Flex and R-2 zones. 3. The proposed concept is consistent with the Lehi City Development Code 4. The proposed concept conforms to the goals and policies of the General Plan. 5. The proposed concept does not affect the health, safety, welfare, and morals of the City. The Planning Commission may recommend approval, approval with conditions, or denial of the concept plan. Please remember to include findings as a part of the motion. The Planning Commission may also advise the applicant of specific changes or additions, if any that would be required in the layout as a prerequisite to the approval of the site plan.
Lehi City Development Review Committee
April 27, 2016 Hadfield Phase 2 Concept DRC Redline Comments
Patterson Construction – Requests Concept Plan review for Hadfield Phase 2, an 11-lot residential development located at 860 North 560 West in proposed R-1-Flex and R-2 zones. 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: Ken Berg, Melanie Johnson, Evelyn Yates, and Scott Dunn Date of Plans Reviewed: 4/21/16 Time Start: 11:55 AM Time End: 12:05 PM DRC REDLINE COMMENTS: Brent – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: No comments. Todd – Public Works: No comments. Kim – Planning: No comments. Gary – Building/Inspections: a) An updated soils report will be required at the time of preliminary subdivision application. Mike – Public Works: b) Provide an easement for the temporary turnaround c) Evaluate existing Hadfield home on 900 North regarding roadway widening and improvements. Ross – Engineering: No comments. Craig – Parks: d) A 6 foot no-climb agricultural fence will be required with development.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON MAY 12, 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: May 12, 2016
Hadfield Phase 2 Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Number of Lots/Units: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Planning Commission: City Council:
Patterson Construction Review and recommendation on a concept 820 North 500 West 2.84 acres 10 A-1 (proposed R-1-8 and R-2) Medium Density Residential with some Low Density Residential North: A-1 Residential/Agricultural South: A-1 Residential/Agricultural East: R-2 Residential/Agricultural West: R-1-8 Hadfield Plat B February 10, 2016 Required Action Review and recommendation Final approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.010. Concept Plan – Applicability: The Concept Plan gives the applicant, staff, Planning Commission and City Council an opportunity to discuss the project in the conceptual stage. The applicant can use the Concept Plan meeting to receive direction on project layout as well as discuss the procedure for approval, the specifications and requirements that may be required for layout of streets, drainage, water, sewerage, fire protection, and similar matters prior to the preparation of a more detailed preliminary subdivision plat. HISTORY May 28, 2013 – The Sunset Mountain Zone Change was approved by City Council establishing R-1-10 and R-1-8 zoning in the properties that make up the Hadfield Plat A and Hadfield Plat B subdivisions with the following motion: Motion: Councilor Revill moved to approve Ordinance # 27-2013 approving a Zone Change for Sunset Mountain Properties on approximately 10 acres of property located at 670 West 900 North from an A-1 (agriculture) to R-1-8 (residential) & R-1-10(residential) zones, subject to Development Review Committee and Planning Commission comments. Councilor Collins seconded the motion. Amended Motion: Councilor Revill amended his motion to add that a Developer’s Agreement will required stating that the development will have 15 R-1-8 lots, 15 R-1-10 lots, and 4 R-1-9 lots. Councilor Collins as second agreed. Mayor Pro Tempore Johnson reported that they only did this one other time when they approved high density on 1200 East based on a concept plan and that he was uneasy with that. He stated that situation specified that if they didn’t come up with a Developer’s Agreement that the zone change was null and void and wondered if that needed to be added to the motion. Councilor Revill stated that if the Developer’s Agreement is not acceptable then the approval is null and void. Roll Call Vote: Councilor Johnson, No; Councilor Holbrook, Yes; Councilor Revill, Yes; Councilor Collins, Yes; and Councilor Southwick, No. The motion passed with three in favor and two opposed. February 11, 2014 – The first phase of this project, Hadfield Plat A, a 13-lot subdivision adjacent to Plat B, was approved by the City Council. July 28, 2015 – The second phase of this project, Hadfield Plat B, a 15-lot subdivision, was approved by the City Council. November 10, 2015 – The third phase of this project, Hadfield Plat C, a 4-lot subdivision, was approved by the City Council. March 10, 2016 – The Planning Commission reviewed the original concept plan proposed for the Hadfield Phase 2 subdivision and tabled the item with the following motion:
Commissioner Hutchings moved to table the item until they can get an approved plan through DRC and then be brought back to the Planning Commission. Commissioner Dean seconded the motion. Motion passed unanimously.
ANALYSIS The applicant requests approval of a concept plan for a proposed 11-lot residential subdivision at 820 North 500 West. This is a standard subdivision with no PUD or PRD overlay. Access for the project will come off of 900 North and connects into Hadfield Plat B. Lot sizes range from 8,100 square feet to just under 15,000 square feet. These lots do not conform to the existing A-1 zone, and the applicant has filed for a zone change concurrently with this concept. They are proposing that the three lots on the east side of 550 West be zoned R-2 and the rest of the lots be zoned R-1-Flex, which is consistent with the General Plan. All individual lots are consistent with the requirements of the proposed zones; however, density in the R-1-Flex zone cannot exceed 3.25 units per acre, and the proposed layout has a density of 3.33 units per acre. As per the DRC comments, one of the single-family lots may need to be eliminated for this development to meet the density requirements of the proposed zone. This layout may only be approved if the proposed zone change is also approved. Since several neighboring properties are in agricultural zones, a right-to-farm analysis will be required at the time of subdivision application and a 6 foot no-climb agricultural fence will be required. The DRC commented that the applicant needs to evaluate the existing Hadfield home on 900 North regarding roadway widening and improvements. An easement will also need to be provided where the temporary turnaround is proposed. Please consider all DRC comments as part of the motion. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Hadfield Phase 2 concept plan including the DRC comments. This recommendation is based on the following findings: 1. The applicant has filed a zone change to R-1-Flex and R-2 zones, which are in line with the property’s General Plan designation. 2. The proposed layout meets the requirements of the proposed R-1-Flex and R-2 zones. 3. The proposed concept is consistent with the Lehi City Development Code 4. The proposed concept conforms to the goals and policies of the General Plan. 5. The proposed concept does not affect the health, safety, welfare, and morals of the City. The Planning Commission may recommend approval, approval with conditions, or denial of the concept plan. Please remember to include findings as a part of the motion. The Planning Commission may also advise the applicant of specific changes or additions, if any that would be required in the layout as a prerequisite to the approval of the site plan.
Lehi City Development Review Committee
April 27, 2016 Hadfield Phase 2 Concept DRC Redline Comments
Patterson Construction – Requests Concept Plan review for Hadfield Phase 2, an 11-lot residential development located at 860 North 560 West in proposed R-1-Flex and R-2 zones. 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: Ken Berg, Melanie Johnson, Evelyn Yates, and Scott Dunn Date of Plans Reviewed: 4/21/16 Time Start: 11:55 AM Time End: 12:05 PM DRC REDLINE COMMENTS: Brent – Power: No comments. Kerry – Fire: No comments. Greg – Water/Sewer: No comments. Todd – Public Works: No comments. Kim – Planning: No comments. Gary – Building/Inspections: a) An updated soils report will be required at the time of preliminary subdivision application. Mike – Public Works: b) Provide an easement for the temporary turnaround c) Evaluate existing Hadfield home on 900 North regarding roadway widening and improvements. Ross – Engineering: No comments. Craig – Parks: d) A 6 foot no-climb agricultural fence will be required with development.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON MAY 12, 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
