Hadfield Phase 2 Zone Change Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: May 12, 2016
Hadfield Phase 2 Zone Change Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Proposed Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Patterson Construction Review and recommendation for a zone district map amendment 765 North 500 West 2.89 acres A-1 R-1-Flex 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 April 27, 2016 Tippe Morlan Required Action Review and recommendation Final Approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS 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. 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 R-1-10 or R1-8 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. APPLICABLE DEVELOPMENT CODE REGULATIONS 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. 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 – This item was reviewed by the Planning Commission and was issued a positive recommendation to the City Council with the following motion: Commissioner Dean moved to approve with a positive recommendation to the City Council a Zone Change on 2.69 acres of property located at 820 North 500 West from an A-1 to R-1-Flex and R-2 zones; finding that it is consistent with the goals and policies of the General Plan; it’s consistent with the zoning to the east and west of the property; and does not pose a threat to the health, safety and general welfare of the city; including all DRC comments. Commissioner Ash seconded the Motion. The Motion passed with 5 in favor. There were 2 opposing votes from Commissioners Hutchings and Hemmert.
ANALYSIS The applicant is requesting an amendment to the Zone District Map from A-1 to R-1-Flex and R-2 zones. A concept plan for this property has been submitted concurrently with this zone change, and the four lots on the east side of 550 West in the concept layout are being proposed in the R-2 zone with the remaining lots are proposed in the R-1-Flex zone. The applicant originally requested a zone change for a majority of this property which was given a positive recommendation by the Planning Commission in March 2016; however, the applicant did not move the item forward to City Council in order to add 0.2 acres of a neighboring property to the zone change request. The additional property is already zoned R-2 except for a 0.2 acre portion of the additional property which is included in the zone change. As per the DRC comments, the applicant has clarified that this application does include the 2.69 acres from the previous application which was withdrawn from its City Council meeting. Additionally, the applicant did not provide a legal description and additional public notice envelopes for Phase 3 by April 28th, so Phase 3 shown on the plans is not included as a part of the Zone Change. An additional zone change will be required if the applicant would like to rezone that property. The requested zoning is consistent with the General Plan Land Use Map designations of Low Density Residential (LDR) and Medium Density Residential (MDR). The parcels on the west side of the property have a split General Plan designation and may be zoned according to the LDR designation. As a condition of recording the zone change ordinance, and prior to submission of a preliminary subdivision application, the owner/developer needs to complete the required water dedication for the R-1-Flex and R-2 Zones. For the R-1-Flex Zone, the rate is 1.80 acre feet per acre of culinary water and 1.89 acre feet per acre of irrigation water. For the R-2 Zone, the rate is 2.70 acre feet per acre of culinary water and 1.9 acre feet per acre of irrigation water. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Patterson Construction zone change including the DRC comments. The applicant is entitled to change the zoning on their property based on what the General Plan allows, and the requested zones match the General Plan exactly. This
recommendation is based on the following findings: 1. The proposed zones are in line with the character of the surrounding area. 2. The proposed zone change is consistent with the goals and policies of the General Plan. 3. The proposed zones are consistent with the General Plan designations for this property. 4. The proposed zones are consistent and compatible with the zoning of the developments east and west of the property. 5. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. 6. The proposed change is suitable for the uses requested as detailed in the Hadfield Phase 2 concept plan and is suitable for the existing uses identified by the General Plan. 7. The proposed change will not unduly affect the uses, or proposed uses for nearby and adjoining properties. 8. The proposed change does not affect the health, safety, and welfare of the City.
Lehi City Development Review Committee
April 27, 2016
Patterson Construction Zone Change DRC Comments Patterson Construction – Requests review of a Zone Change on .20 acres of property located at 965 North 500 West changing the zoning designation from A-1 to R-2, R-1-Flex, and R-1-8. DRC Members Present: Glade Kirkham, 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 DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. This area has a Medium Density Residential (MDR) and Low Density Residential (LDR) designation on the General Plan. As per the General Plan Land Use Text: 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 R2. 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 R-1-10 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. 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 residential 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. Need to clarify whether this application also includes the 2.69 acres from the previous application that was withdrawn before it was approved by City Council. 2. If Phase 3 is included in this zone change, provide a new legal description and additional public notice envelopes by April 28th. 3. As a condition of recording the zone change ordinance, and prior to submission of a preliminary subdivision application, the owner/developer needs to complete the required water dedication for the R-1-8 and R-2 Zone. For the R-1-Flex Zone, the rate is 1.80 acre feet per acre of culinary water and 1.89 acre feet per acre of irrigation water. For the R-2 Zone, the rate is 2.70 acre feet per acre of culinary water and 1.9 acre feet per acre of irrigation water. 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 Zone Change Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Proposed Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Patterson Construction Review and recommendation for a zone district map amendment 765 North 500 West 2.89 acres A-1 R-1-Flex 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 April 27, 2016 Tippe Morlan Required Action Review and recommendation Final Approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS 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. 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 R-1-10 or R1-8 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. APPLICABLE DEVELOPMENT CODE REGULATIONS 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. 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 – This item was reviewed by the Planning Commission and was issued a positive recommendation to the City Council with the following motion: Commissioner Dean moved to approve with a positive recommendation to the City Council a Zone Change on 2.69 acres of property located at 820 North 500 West from an A-1 to R-1-Flex and R-2 zones; finding that it is consistent with the goals and policies of the General Plan; it’s consistent with the zoning to the east and west of the property; and does not pose a threat to the health, safety and general welfare of the city; including all DRC comments. Commissioner Ash seconded the Motion. The Motion passed with 5 in favor. There were 2 opposing votes from Commissioners Hutchings and Hemmert.
ANALYSIS The applicant is requesting an amendment to the Zone District Map from A-1 to R-1-Flex and R-2 zones. A concept plan for this property has been submitted concurrently with this zone change, and the four lots on the east side of 550 West in the concept layout are being proposed in the R-2 zone with the remaining lots are proposed in the R-1-Flex zone. The applicant originally requested a zone change for a majority of this property which was given a positive recommendation by the Planning Commission in March 2016; however, the applicant did not move the item forward to City Council in order to add 0.2 acres of a neighboring property to the zone change request. The additional property is already zoned R-2 except for a 0.2 acre portion of the additional property which is included in the zone change. As per the DRC comments, the applicant has clarified that this application does include the 2.69 acres from the previous application which was withdrawn from its City Council meeting. Additionally, the applicant did not provide a legal description and additional public notice envelopes for Phase 3 by April 28th, so Phase 3 shown on the plans is not included as a part of the Zone Change. An additional zone change will be required if the applicant would like to rezone that property. The requested zoning is consistent with the General Plan Land Use Map designations of Low Density Residential (LDR) and Medium Density Residential (MDR). The parcels on the west side of the property have a split General Plan designation and may be zoned according to the LDR designation. As a condition of recording the zone change ordinance, and prior to submission of a preliminary subdivision application, the owner/developer needs to complete the required water dedication for the R-1-Flex and R-2 Zones. For the R-1-Flex Zone, the rate is 1.80 acre feet per acre of culinary water and 1.89 acre feet per acre of irrigation water. For the R-2 Zone, the rate is 2.70 acre feet per acre of culinary water and 1.9 acre feet per acre of irrigation water. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Patterson Construction zone change including the DRC comments. The applicant is entitled to change the zoning on their property based on what the General Plan allows, and the requested zones match the General Plan exactly. This
recommendation is based on the following findings: 1. The proposed zones are in line with the character of the surrounding area. 2. The proposed zone change is consistent with the goals and policies of the General Plan. 3. The proposed zones are consistent with the General Plan designations for this property. 4. The proposed zones are consistent and compatible with the zoning of the developments east and west of the property. 5. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. 6. The proposed change is suitable for the uses requested as detailed in the Hadfield Phase 2 concept plan and is suitable for the existing uses identified by the General Plan. 7. The proposed change will not unduly affect the uses, or proposed uses for nearby and adjoining properties. 8. The proposed change does not affect the health, safety, and welfare of the City.
Lehi City Development Review Committee
April 27, 2016
Patterson Construction Zone Change DRC Comments Patterson Construction – Requests review of a Zone Change on .20 acres of property located at 965 North 500 West changing the zoning designation from A-1 to R-2, R-1-Flex, and R-1-8. DRC Members Present: Glade Kirkham, 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 DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. This area has a Medium Density Residential (MDR) and Low Density Residential (LDR) designation on the General Plan. As per the General Plan Land Use Text: 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 R2. 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 R-1-10 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. 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 residential 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. Need to clarify whether this application also includes the 2.69 acres from the previous application that was withdrawn before it was approved by City Council. 2. If Phase 3 is included in this zone change, provide a new legal description and additional public notice envelopes by April 28th. 3. As a condition of recording the zone change ordinance, and prior to submission of a preliminary subdivision application, the owner/developer needs to complete the required water dedication for the R-1-8 and R-2 Zone. For the R-1-Flex Zone, the rate is 1.80 acre feet per acre of culinary water and 1.89 acre feet per acre of irrigation water. For the R-2 Zone, the rate is 2.70 acre feet per acre of culinary water and 1.9 acre feet per acre of irrigation water. 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
