Ivory Ridge (Willow Cove II) Zone Change Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: March 24, 2016
Ivory Ridge (Willow Cove II) 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: Planning Commission: City Council:
Ivory Development Review and recommendation for a zone district map amendment 810 West Main Street Approximately 7 acres A-1 R-1-Flex Low Density Residential North: A-1 Undeveloped South: R-1-8 Approved Creekside Farms Subdivision East: A-1 Undeveloped West: R-1-8, RA-1 Single-family Residential March 24, 2016 Required Action Review and recommendation Final Approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS 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 June 5, 1872 – This property was a part of the original incorporation of Lehi City in 1872. February 25, 2016 – The Planning Commission reviewed the Willow Cove Phase 2 concept plan, a 20-lot residential development, on this property and recommended approval to the City Council with the following motion: Motion: Commissioner Dean moved to approve with a positive recommendation the Concept Plan for Willow Cove Phase 2, a 20-lot residential development located at 900 West 300 South in a proposed R-1-Flex zone; with the findings that it conforms to the goals of the General Plan; and finding that it is not detrimental to the health, welfare and safety of Lehi City;
including all DRC comments. Commissioner Peterson seconded the motion. The Motion Passed Unanimously. March 29, 2016 – The City Council will be reviewing the concept plan for the Willow Cove Phase 2 concept plan on this property at the next City Council meeting. ANALYSIS The applicant is requesting an amendment to the Zone District Map from A-1 to R-1-Flex. The property is currently an undeveloped field used as grazing land, and the applicant has indicated that they intend to subdivide the property for a future 20-lot residential development, Willow Cove Phase 2. The concept plan for this subdivision has been filed concurrently and the City Council will make a motion on that plan at the next City Council meeting. In order for the concept to move forward, the approval of this zone change is required. The requested zoning is consistent with the General Plan Land Use Map designations of Low Density Residential (LDR). 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 applicable zone. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Ivory Development zone change including all the DRC comments. This recommendation is based on the following findings: 1. 2. 3. 4. 5. 6. 7.
The proposed zones are in line with the character of the surrounding area. The proposed zone change is consistent with the goals and policies of the General Plan. The proposed zones are consistent and compatible with the zoning of the developments east and west of the property. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. 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. 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.
Lehi City Development Review Committee
March 9, 2016
Ivory Development (810 W. Main St.) Zone Change DRC Redline Comments Ivory Development – Requests review of a Zone Change on approximately 7 acres of property located at 810 West Main Street changing the zoning designation from A-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: Date of Plans Reviewed: 3/1/16 Time Start: 1:49 PM Time End: 1:52 PM 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. The Residential Districts of the City are intended to provide a range of housing choices to meet the needs of Lehi City residents. 2. Offer a balance of housing types and densities. 3. Preserve and maintain the City’s residential areas as safe and convenient places to live. DRC GENERAL COMMENTS: 1. Water dedication will be required. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON MARCH 24, 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: March 24, 2016
Ivory Ridge (Willow Cove II) 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: Planning Commission: City Council:
Ivory Development Review and recommendation for a zone district map amendment 810 West Main Street Approximately 7 acres A-1 R-1-Flex Low Density Residential North: A-1 Undeveloped South: R-1-8 Approved Creekside Farms Subdivision East: A-1 Undeveloped West: R-1-8, RA-1 Single-family Residential March 24, 2016 Required Action Review and recommendation Final Approval
APPLICABLE GENERAL PLAN LAND USE REGULATIONS 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 June 5, 1872 – This property was a part of the original incorporation of Lehi City in 1872. February 25, 2016 – The Planning Commission reviewed the Willow Cove Phase 2 concept plan, a 20-lot residential development, on this property and recommended approval to the City Council with the following motion: Motion: Commissioner Dean moved to approve with a positive recommendation the Concept Plan for Willow Cove Phase 2, a 20-lot residential development located at 900 West 300 South in a proposed R-1-Flex zone; with the findings that it conforms to the goals of the General Plan; and finding that it is not detrimental to the health, welfare and safety of Lehi City;
including all DRC comments. Commissioner Peterson seconded the motion. The Motion Passed Unanimously. March 29, 2016 – The City Council will be reviewing the concept plan for the Willow Cove Phase 2 concept plan on this property at the next City Council meeting. ANALYSIS The applicant is requesting an amendment to the Zone District Map from A-1 to R-1-Flex. The property is currently an undeveloped field used as grazing land, and the applicant has indicated that they intend to subdivide the property for a future 20-lot residential development, Willow Cove Phase 2. The concept plan for this subdivision has been filed concurrently and the City Council will make a motion on that plan at the next City Council meeting. In order for the concept to move forward, the approval of this zone change is required. The requested zoning is consistent with the General Plan Land Use Map designations of Low Density Residential (LDR). 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 applicable zone. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed Ivory Development zone change including all the DRC comments. This recommendation is based on the following findings: 1. 2. 3. 4. 5. 6. 7.
The proposed zones are in line with the character of the surrounding area. The proposed zone change is consistent with the goals and policies of the General Plan. The proposed zones are consistent and compatible with the zoning of the developments east and west of the property. The proposed change is consistent and compatible with the General Plan land uses of nearby and adjoining properties. 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. 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.
Lehi City Development Review Committee
March 9, 2016
Ivory Development (810 W. Main St.) Zone Change DRC Redline Comments Ivory Development – Requests review of a Zone Change on approximately 7 acres of property located at 810 West Main Street changing the zoning designation from A-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: Date of Plans Reviewed: 3/1/16 Time Start: 1:49 PM Time End: 1:52 PM 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. The Residential Districts of the City are intended to provide a range of housing choices to meet the needs of Lehi City residents. 2. Offer a balance of housing types and densities. 3. Preserve and maintain the City’s residential areas as safe and convenient places to live. DRC GENERAL COMMENTS: 1. Water dedication will be required. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON MARCH 24, 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
