The Boyer Company Zone Change Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
The Boyer Company 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:
Spencer Moffatt with The Boyer Company Review and recommendation for a zone district map amendment Approximately 2500 W Main Street 8.2 acres A-5 LDR R-1-Flex Residential/agricultural North: R-1-22 PRD Future single family (Willow Park River) South: A-5 Agricultural East: A-5 Agricultural/Commercial greenhouse West: A-5 Residential/agricultural March 23, 2016 Christie Hutchings
Required Action Planning Commission: City Council:
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 R1-10 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 March 8, 2016 – The City Council approved a General Plan Land Use Map Amendment from VLDRA to LDR February 10, 1999 – This property was annexed as a part of the Lehi West Crossroads Annexation to an A-5 Zone. ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from A-5 to R-1-Flex, consistent with the recently approved General Plan Amendment to LDR. The current property is owned and operated as the Evans Family
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
Farm, which has seasonal farm-type uses such as a pumpkin patch in the autumn and a Christmas tree lot during the holiday season. The subject parcel is located on the north side of Main Street with high density developments on the north and east sides. The applicant has indicated that the intent is to develop the property into a single family residential subdivision with lot sizes similar to that of adjacent developments. A concept has been filed concurrent with the zone change. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed 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 23, 2016
The Boyer Company Zone Change DRC Redline Comments The Boyer Company – Requests review of a proposed Zone District Map amendment to approximately 8.2 acres of property located at approximately 2500 West Main Street from A-5 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: Spencer Moffatt and Jason Barker Date of Plans Reviewed: 3/16/16 Time Start: 10:00 Time End: 10:10 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. As a condition of recording the zone change ordinance and prior to the preliminary subdivision application being scheduled for DRC, the owner/developer needs to complete the required water dedication for the R-1-Flex Zone – the rate is 1.58 acre feet per acre of culinary water and 2.11 acre feet per acre of irrigation water. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON APRIL 14, 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: April 14, 2016
The Boyer Company 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:
Spencer Moffatt with The Boyer Company Review and recommendation for a zone district map amendment Approximately 2500 W Main Street 8.2 acres A-5 LDR R-1-Flex Residential/agricultural North: R-1-22 PRD Future single family (Willow Park River) South: A-5 Agricultural East: A-5 Agricultural/Commercial greenhouse West: A-5 Residential/agricultural March 23, 2016 Christie Hutchings
Required Action Planning Commission: City Council:
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 R1-10 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 March 8, 2016 – The City Council approved a General Plan Land Use Map Amendment from VLDRA to LDR February 10, 1999 – This property was annexed as a part of the Lehi West Crossroads Annexation to an A-5 Zone. ANALYSIS The applicant is seeking review and recommendation of a proposed zone change from A-5 to R-1-Flex, consistent with the recently approved General Plan Amendment to LDR. The current property is owned and operated as the Evans Family
Lehi City Planning Commission Staff Report
Meeting Date: April 14, 2016
Farm, which has seasonal farm-type uses such as a pumpkin patch in the autumn and a Christmas tree lot during the holiday season. The subject parcel is located on the north side of Main Street with high density developments on the north and east sides. The applicant has indicated that the intent is to develop the property into a single family residential subdivision with lot sizes similar to that of adjacent developments. A concept has been filed concurrent with the zone change. ACTION/RECOMMENDATIONS The Planning Division staff recommends a POSITIVE RECOMMENDATION to the City Council for the proposed 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 23, 2016
The Boyer Company Zone Change DRC Redline Comments The Boyer Company – Requests review of a proposed Zone District Map amendment to approximately 8.2 acres of property located at approximately 2500 West Main Street from A-5 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: Spencer Moffatt and Jason Barker Date of Plans Reviewed: 3/16/16 Time Start: 10:00 Time End: 10:10 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. As a condition of recording the zone change ordinance and prior to the preliminary subdivision application being scheduled for DRC, the owner/developer needs to complete the required water dedication for the R-1-Flex Zone – the rate is 1.58 acre feet per acre of culinary water and 2.11 acre feet per acre of irrigation water. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION ON APRIL 14, 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
