Herring ZC 1.pdf
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
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:
Herring Homes Review and recommendation of a proposed zone change Approximately 425 South 1100 West 0.7 acres RA-1 Low Density Residential R-1-12 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 August 31, 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. May 26, 2016 – The Planning Commission reviewed a zone change request on this property for R-1-Flex and made the Page 1 of 3
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
following recommendation: Motion:
Commissioner Hutchings moved to recommend denial to the City Council for BNB Homes/Herring Homes’ request for 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.; finding that this would split the zoning in a cul-de-sac and that it does not meet the layout of the city, and is not consistent with the development; and would be detrimental to the neighboring properties. Commissioner Hemmert seconded the motion.
Motion passed unanimously. June 14, 2016 – The City Council denied a zone change request for R-1-Flex zoning on this property. Motion:
Councilor Condie moved to deny Ordinance #37-2016, 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. Councilor Southwick seconded the motion.
Roll Call Vote: Councilor Albrecht, Yes; Councilor Condie, Yes; Councilor Hancock, Yes; and Councilor Southwick, Yes. The motion passed unanimously. July 14, 2016- The Planning Commission reviewed a new zone change request for R-1-12 zoning on this property and issued a positive recommendation with the following motion: Motion: Commissioner Dean moved to forward a positive recommendation to the City Council for a Zone Change on approximately 3.441 acres of property located at approximately 1100 West 425 South changing the zone from RA-1 (residential/agriculture) to R-1-12 (residential); that this development, under this new zone, will accommodate the 7 lots and not any additional lots because of its minimum land area; that being 7 lots is not necessarily an issue of opposition to the nearby residents; that the completion of the other quarter of the road and the cul-de-sac would be an enhancement to the area and increase the overall general appearance of the City; would not otherwise be injurious to the health, public safety, or welfare of the citizens of Lehi; include all Development Review Committee comments. Commissioner Hutchings seconded the motion. Amended Motion: Commissioner Dean amended his motion to include a development agreement to tie this configuration to the zone change. Commissioner Hutchings second stands. The motion passed unanimously. ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from a RA-1 to R-1-12 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 2 single-family lots on this property as a part of a larger 7 lot single-family subdivision. This zone change previously included the entire 3.441 acre project area and was pulled off of the August 9th and August 23rd Planning Commission meetings this year at the applicant’s request so they could work with the neighboring property owners. The applicant has indicated that they have worked with the neighboring properties to come up with a zone and concept plan that satisfies the concerns they have with the potential future of the site and any concerns they had with the R-1-Flex zone. Both the R-1-Flex zone and R-1-12 zones are allowed by the LDR general plan designation 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. Page 2 of 3
Lehi City Planning Commission Staff Report
2. 3. 4. 5. 6.
Meeting Date: September 8, 2016
The proposed zone change is consistent with the goals and policies of the General Plan. The proposed zone is consistent and compatible with the zoning of the developments adjacent to the property. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. The proposed change will not unduly affect the uses, or proposed uses for nearby and adjoining properties. The proposed change does not affect the health, safety, and welfare of the City.
Page 3 of 3
Lehi City Development Review Committee
August 31, 2016
Herring Homes Zone Change DRC Comments Herring Homes – Requests review of a Zone Change on approximately 0.7 acres of property located at approximately 1100 West 425 South changing the zone from RA-1 to R-1-12. 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: Don Lyster Date of Plans Reviewed: 8/25/16 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 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 SEPTEMBER 8, 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: September 8, 2016
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:
Herring Homes Review and recommendation of a proposed zone change Approximately 425 South 1100 West 0.7 acres RA-1 Low Density Residential R-1-12 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 August 31, 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. May 26, 2016 – The Planning Commission reviewed a zone change request on this property for R-1-Flex and made the Page 1 of 3
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
following recommendation: Motion:
Commissioner Hutchings moved to recommend denial to the City Council for BNB Homes/Herring Homes’ request for 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.; finding that this would split the zoning in a cul-de-sac and that it does not meet the layout of the city, and is not consistent with the development; and would be detrimental to the neighboring properties. Commissioner Hemmert seconded the motion.
Motion passed unanimously. June 14, 2016 – The City Council denied a zone change request for R-1-Flex zoning on this property. Motion:
Councilor Condie moved to deny Ordinance #37-2016, 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. Councilor Southwick seconded the motion.
Roll Call Vote: Councilor Albrecht, Yes; Councilor Condie, Yes; Councilor Hancock, Yes; and Councilor Southwick, Yes. The motion passed unanimously. July 14, 2016- The Planning Commission reviewed a new zone change request for R-1-12 zoning on this property and issued a positive recommendation with the following motion: Motion: Commissioner Dean moved to forward a positive recommendation to the City Council for a Zone Change on approximately 3.441 acres of property located at approximately 1100 West 425 South changing the zone from RA-1 (residential/agriculture) to R-1-12 (residential); that this development, under this new zone, will accommodate the 7 lots and not any additional lots because of its minimum land area; that being 7 lots is not necessarily an issue of opposition to the nearby residents; that the completion of the other quarter of the road and the cul-de-sac would be an enhancement to the area and increase the overall general appearance of the City; would not otherwise be injurious to the health, public safety, or welfare of the citizens of Lehi; include all Development Review Committee comments. Commissioner Hutchings seconded the motion. Amended Motion: Commissioner Dean amended his motion to include a development agreement to tie this configuration to the zone change. Commissioner Hutchings second stands. The motion passed unanimously. ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from a RA-1 to R-1-12 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 2 single-family lots on this property as a part of a larger 7 lot single-family subdivision. This zone change previously included the entire 3.441 acre project area and was pulled off of the August 9th and August 23rd Planning Commission meetings this year at the applicant’s request so they could work with the neighboring property owners. The applicant has indicated that they have worked with the neighboring properties to come up with a zone and concept plan that satisfies the concerns they have with the potential future of the site and any concerns they had with the R-1-Flex zone. Both the R-1-Flex zone and R-1-12 zones are allowed by the LDR general plan designation 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. Page 2 of 3
Lehi City Planning Commission Staff Report
2. 3. 4. 5. 6.
Meeting Date: September 8, 2016
The proposed zone change is consistent with the goals and policies of the General Plan. The proposed zone is consistent and compatible with the zoning of the developments adjacent to the property. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. The proposed change will not unduly affect the uses, or proposed uses for nearby and adjoining properties. The proposed change does not affect the health, safety, and welfare of the City.
Page 3 of 3
Lehi City Development Review Committee
August 31, 2016
Herring Homes Zone Change DRC Comments Herring Homes – Requests review of a Zone Change on approximately 0.7 acres of property located at approximately 1100 West 425 South changing the zone from RA-1 to R-1-12. 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: Don Lyster Date of Plans Reviewed: 8/25/16 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 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 SEPTEMBER 8, 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
