Herring Homes Zone Change Planning Commission ...
Lehi City Planning Commission Staff Report
Meeting Date: May 26, 2016
BNB Homes/Herring Homes 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:
BNB Homes/Herring Homes Review and recommendation of a proposed zone change 385 South 1100 West 3.441 acres RA-1 Low Density Residential R-1-Flex Residential/Agriculture North: R-1-8 Single-family residential – Sadlebrook II South: RA-1 Single-family residential – Bridle Creek Estates East: A-1 Residential/Agrulculture West: TH-5 Residential/Agriculture May 11, 2016 Tippe Morlan
Required Action Planning Commission: City Council:
Review and recommendation Final approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS This area has a Low Density Residential (LDR) land use designation on the General Plan map. As per the General Plan Land Use text: 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. 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. HISTORY May 3, 1984 – This property was included in the Artesian Aqua Annexation.
Page 1 of 2
Lehi City Planning Commission Staff Report
Meeting Date: May 26, 2016
ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from a RA-1 to R-1-Flex zone. The General Plan designates this property as Low Density Residential. A concept plan has been filed concurrently with this zone change, and the applicant is proposing to develop 8 single-family lots on this property. The required water dedication has already been provided for this property at the time it was zoned RA-1 and no additional water dedication will be required with this zone change. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed zone change. This recommendation is based on the following findings: 1. The proposed zone is 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 zone is consistent and compatible with the zoning of the developments adjacent to the property. 4. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. 5. The proposed change will not unduly affect the uses, or proposed uses for nearby and adjoining properties. 6. The proposed change does not affect the health, safety, and welfare of the City.
Page 2 of 2
Lehi City Development Review Committee
April 27, 2016
BNB Homes/Herring Homes Zone Change DRC Comments BNB Homes/Herring Homes – Requests review of a Zone Change on approximately 3.441 acres of property located at 385 South 1100 West changing the zone from RA-1 to R-1-Flex. 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: Scott Powell, Benjamin Lakey, and Brady Young Date of Plans Reviewed: 5/2/16 DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. This area has a Low Density Residential (LDR) designation on the General Plan. As per the General Plan Land Use Text: 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. The applicant is requesting R-1-Flex and not R-1-10 zoning. 2. The water dedication has already been provided at the time the property was zoned RA-1 and no addition dedication will be required. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON MAY 26, 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 26, 2016
BNB Homes/Herring Homes 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:
BNB Homes/Herring Homes Review and recommendation of a proposed zone change 385 South 1100 West 3.441 acres RA-1 Low Density Residential R-1-Flex Residential/Agriculture North: R-1-8 Single-family residential – Sadlebrook II South: RA-1 Single-family residential – Bridle Creek Estates East: A-1 Residential/Agrulculture West: TH-5 Residential/Agriculture May 11, 2016 Tippe Morlan
Required Action Planning Commission: City Council:
Review and recommendation Final approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS This area has a Low Density Residential (LDR) land use designation on the General Plan map. As per the General Plan Land Use text: 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. 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. HISTORY May 3, 1984 – This property was included in the Artesian Aqua Annexation.
Page 1 of 2
Lehi City Planning Commission Staff Report
Meeting Date: May 26, 2016
ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from a RA-1 to R-1-Flex zone. The General Plan designates this property as Low Density Residential. A concept plan has been filed concurrently with this zone change, and the applicant is proposing to develop 8 single-family lots on this property. The required water dedication has already been provided for this property at the time it was zoned RA-1 and no additional water dedication will be required with this zone change. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed zone change. This recommendation is based on the following findings: 1. The proposed zone is 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 zone is consistent and compatible with the zoning of the developments adjacent to the property. 4. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. 5. The proposed change will not unduly affect the uses, or proposed uses for nearby and adjoining properties. 6. The proposed change does not affect the health, safety, and welfare of the City.
Page 2 of 2
Lehi City Development Review Committee
April 27, 2016
BNB Homes/Herring Homes Zone Change DRC Comments BNB Homes/Herring Homes – Requests review of a Zone Change on approximately 3.441 acres of property located at 385 South 1100 West changing the zone from RA-1 to R-1-Flex. 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: Scott Powell, Benjamin Lakey, and Brady Young Date of Plans Reviewed: 5/2/16 DRC COMMENTS: Consistency with the elements of the Lehi City General Plan. This area has a Low Density Residential (LDR) designation on the General Plan. As per the General Plan Land Use Text: 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. The applicant is requesting R-1-Flex and not R-1-10 zoning. 2. The water dedication has already been provided at the time the property was zoned RA-1 and no addition dedication will be required. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON MAY 26, 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
