Vivian Carter Annexation Planning Commission Report - Amazon Web ...
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
Vivian Carter Annexation Planning Commission Report Applicant: Requested Action/Purpose: Location: Requested Zoning: General Plan Land Use Designation: Acreage: Existing Land Use: Adjacent Zoning and Land Use:
Date of DRC Review: Date of City Council Acceptance: Assigned Planner: Planning Commission: City Council:
Nick Mingo Review and recommendation for proposed zoning Southwest corner of 2600 North 600 East RA-1 and TH-5 Very Low Density Residential and Environmentally Sensitive Area 90.2 acres Agriculture/Single family homes North: R-1-15 Single family residential South: A-1/TH-5 Single family homes/Undeveloped East: R-1-15/TH-5 Undeveloped/Dry Creek West: R-1-12/RA-1/County Single family residential/Undeveloped August 24, 2016 April 12, 2016 Mike West Required Action Review and recommendation on proposed zoning Final approval
APPLICABLE GENERAL PLAN SECTIONS Very Low Density Residential (VLDR) The purpose of the Very Low Density Residential (VLDR) classification is to provide for large-lot single-family residential areas and/or hobby farm developments. The overall neighborhood density is not to exceed 2.5 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-15, RA-1, and R-1-22. Environmentally Sensitive Area (ESA) The Environmentally Sensitive Area classification is intended to protect sensitive lands that are either prone to natural hazards such as flooding and slope failure, or are otherwise unsuitable for development due to ecological constraints. The ESA designation includes areas within the 100-year flood plains of the Jordan River and Dry Creek, areas below the high water elevation of Utah Lake, and areas with slopes exceeding 30%. Due to the characteristics of these Environmentally Sensitive Areas, development is not allowed. Where development is allowed in areas adjacent to an ESA, it should be approached with care to ensure there is no long-term loss of property or human life. Special consideration should be given to development along the Dry Creek corridor, due to flood hazards as well as the steep slopes along the creek ravine from Center Street to the Lehi/Highland boarder. New vehicular crossings of the creek should be limited. New cuts and fills for roads and building pads along the slopes of the ravine are highly discouraged. PRDs and PUDs will be encouraged to allow clustering of units on the least sensitive areas. The applicable Zoning District classification for areas identified as Environmentally Sensitive Area is A-5. However, for the purposes of calculating density applicable to ESA’s, no density is applicable to any identified ESA unless the property is part of a PRD or PUD development in which case a density of 1 unit per 5 acres may be allowed at the discretion of the City. Also at the discretion of the City, lot lines may extend into ESA’s. ANALYSIS The Vivian Carter Annexation was approved by the City Council on May 24, 2016 with RA-1 zoning on the entire property other than the areas within the flood plain along Dry Creek. The applicant is requesting reconsideration of the zoning on the approved annexation to reduce the amount of RA-1 zoning to 32.4 acres and increase the amount of TH-5 zoning to 57.8 acres. This would require less water dedication upfront from the applicant but would require a zone change at a later date to develop the remaining property.
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
The proposed RA-1 and TH-5 zones are consistent with the General Plan which designates this property as Very Low Density Residential (VLDR) and Environmentally Sensitive Area (ESA) along Dry Creek. A subdivision concept plan has also been submitted concurrently with this request. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for the proposed zoning of RA1 and TH-5 on the Vivian Carter Addition annexation. This recommendation is based on the following findings: 1. 2. 3.
4. 5.
The proposed zoning is consistent with the VLDR and ESA designations on the General Plan Land Use Map. The proposed application conforms to the goals and policies of the General Plan. The proposed reduction in total RA-1 zoned areas is reasonable as it would require less upfront water dedication with the understanding another zone change will be required at a later time with the remaining water dedication taking place at that time. The proposed application does not affect the health, safety, welfare, and morals of the City. Other findings as determined by the public hearing.
Lehi City Development Review Committee
August 24, 2016
Vivian Carter Addition Annexation Zoning Modification DRC Report Jason Rickards – Requests reconsideration of zoning for the Vivian Carter Addition Annexation, 90.21 acres of property located at approximately 600 East and 2600 North modifying the zoning to RA-1 and TH-5 zoning. DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives for the Applicant: Jason Rickards Date of Plans Reviewed: 8/15/16 Time Start: 10:05 AM Time End: 10:12 AM DRC REPORT: 1. Critical Issues: Annexation agreement will be required as a condition of recording the annexation plat – as a part of the agreement. As a condition of recording the annexation plat and prior to submission of an application for preliminary subdivision, the owner needs to complete the required water dedication for the RA-1 Zone. The amount of water required is 1.13 acre feet per acre of culinary water and 2.56 acre feet per acre of irrigation water. 2.
Location of existing and proposed City facilities: Sewer – In 2600 North Culinary water – In 2600 North Pressurized irrigation – In 2600 North City owned power – Located along 2600 North and along Dry Creek Way Drainage – Master Planned to be piped to Center Street for the northern portion of the proprerty and the southern portion would drain to Dry Creek.
3.
Zoning required or recommended: The proposed RA-1 is consistent with the General Plan Land Use Map designation of VLDR
4.
Distances to schools/parks/shopping: Elementary School – Eaglecrest Elementary 0.4 miles Lehi High School – approximately 1.6 miles Park – Summer Crest Park, approximately 0.4 miles Shopping center –Center Point/Smith’s, approximately 1 mile
5.
Transportation: The Lehi City Master Transportation Plan identifies 2600 North as a 74-foot minor collector and Dry Creek Way as a 62-foot minor collector.
GENERAL COMMENTS: 1. Note in the annexation agreement that proposed homes must comply with the urban/wildland interface requirements. 2. Need to identify steep slopes greater than 30%, Dry Creek channel from top of bank to top of bank and any known wetland areas. These areas can be excluded from the water dedication calculations since development and associated use of water will not be allowed on those areas. 3. Right of way for Dry Creek will be required at the time of subdivision from top of bank to top of bank. 4. Any alterations to Dry Creek require Army Corp approval. 5. Flood plains exist along Dry Creek and any alterations must be approved through FEMA. 6. The Dry Creek Trail is planned through this property. This needs to be addressed in the Annexation Agreement, and will need to be incorporated into the future development of the property.
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 2
Lehi City Development Review Committee 7.
8. 9.
August 24, 2016
In the General Plan Land Use element, this property is identified as a “PUD/PRD Opportunity Area”. The intent of this designation is to allow for the clustering of residential development for the purposes of limiting development on pristine natural areas. The Planning Division strongly recommends that as a condition of the annexation agreement, this property be required to be developed as a PUD or PRD in order to preserve as much of the Dry Creek corridor as possible, accommodate the Master Planned trail, and create a well planned residential development. Water upsizing will be required on the southern portion of the property. In lieu of any concessions on lot size and setbacks given in the RA-1 zone, trail and open space dedication in the TH-5 zone must be completed with that phase – need to modify the annexation agreement to include this language.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION 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. 2 of 2
Meeting Date: September 8, 2016
Vivian Carter Annexation Planning Commission Report Applicant: Requested Action/Purpose: Location: Requested Zoning: General Plan Land Use Designation: Acreage: Existing Land Use: Adjacent Zoning and Land Use:
Date of DRC Review: Date of City Council Acceptance: Assigned Planner: Planning Commission: City Council:
Nick Mingo Review and recommendation for proposed zoning Southwest corner of 2600 North 600 East RA-1 and TH-5 Very Low Density Residential and Environmentally Sensitive Area 90.2 acres Agriculture/Single family homes North: R-1-15 Single family residential South: A-1/TH-5 Single family homes/Undeveloped East: R-1-15/TH-5 Undeveloped/Dry Creek West: R-1-12/RA-1/County Single family residential/Undeveloped August 24, 2016 April 12, 2016 Mike West Required Action Review and recommendation on proposed zoning Final approval
APPLICABLE GENERAL PLAN SECTIONS Very Low Density Residential (VLDR) The purpose of the Very Low Density Residential (VLDR) classification is to provide for large-lot single-family residential areas and/or hobby farm developments. The overall neighborhood density is not to exceed 2.5 units per acre. Applicable Zoning District classifications, depending on the area, include R-1-15, RA-1, and R-1-22. Environmentally Sensitive Area (ESA) The Environmentally Sensitive Area classification is intended to protect sensitive lands that are either prone to natural hazards such as flooding and slope failure, or are otherwise unsuitable for development due to ecological constraints. The ESA designation includes areas within the 100-year flood plains of the Jordan River and Dry Creek, areas below the high water elevation of Utah Lake, and areas with slopes exceeding 30%. Due to the characteristics of these Environmentally Sensitive Areas, development is not allowed. Where development is allowed in areas adjacent to an ESA, it should be approached with care to ensure there is no long-term loss of property or human life. Special consideration should be given to development along the Dry Creek corridor, due to flood hazards as well as the steep slopes along the creek ravine from Center Street to the Lehi/Highland boarder. New vehicular crossings of the creek should be limited. New cuts and fills for roads and building pads along the slopes of the ravine are highly discouraged. PRDs and PUDs will be encouraged to allow clustering of units on the least sensitive areas. The applicable Zoning District classification for areas identified as Environmentally Sensitive Area is A-5. However, for the purposes of calculating density applicable to ESA’s, no density is applicable to any identified ESA unless the property is part of a PRD or PUD development in which case a density of 1 unit per 5 acres may be allowed at the discretion of the City. Also at the discretion of the City, lot lines may extend into ESA’s. ANALYSIS The Vivian Carter Annexation was approved by the City Council on May 24, 2016 with RA-1 zoning on the entire property other than the areas within the flood plain along Dry Creek. The applicant is requesting reconsideration of the zoning on the approved annexation to reduce the amount of RA-1 zoning to 32.4 acres and increase the amount of TH-5 zoning to 57.8 acres. This would require less water dedication upfront from the applicant but would require a zone change at a later date to develop the remaining property.
Lehi City Planning Commission Staff Report
Meeting Date: September 8, 2016
The proposed RA-1 and TH-5 zones are consistent with the General Plan which designates this property as Very Low Density Residential (VLDR) and Environmentally Sensitive Area (ESA) along Dry Creek. A subdivision concept plan has also been submitted concurrently with this request. RECOMMENDATIONS/POSSIBLE ACTIONS Planning Division staff recommends a POSITIVE recommendation to the City Council for the proposed zoning of RA1 and TH-5 on the Vivian Carter Addition annexation. This recommendation is based on the following findings: 1. 2. 3.
4. 5.
The proposed zoning is consistent with the VLDR and ESA designations on the General Plan Land Use Map. The proposed application conforms to the goals and policies of the General Plan. The proposed reduction in total RA-1 zoned areas is reasonable as it would require less upfront water dedication with the understanding another zone change will be required at a later time with the remaining water dedication taking place at that time. The proposed application does not affect the health, safety, welfare, and morals of the City. Other findings as determined by the public hearing.
Lehi City Development Review Committee
August 24, 2016
Vivian Carter Addition Annexation Zoning Modification DRC Report Jason Rickards – Requests reconsideration of zoning for the Vivian Carter Addition Annexation, 90.21 acres of property located at approximately 600 East and 2600 North modifying the zoning to RA-1 and TH-5 zoning. DRC Members Present: Brent Thomas, Kerry Evans, Greg Allred, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Craig Barratt Representatives for the Applicant: Jason Rickards Date of Plans Reviewed: 8/15/16 Time Start: 10:05 AM Time End: 10:12 AM DRC REPORT: 1. Critical Issues: Annexation agreement will be required as a condition of recording the annexation plat – as a part of the agreement. As a condition of recording the annexation plat and prior to submission of an application for preliminary subdivision, the owner needs to complete the required water dedication for the RA-1 Zone. The amount of water required is 1.13 acre feet per acre of culinary water and 2.56 acre feet per acre of irrigation water. 2.
Location of existing and proposed City facilities: Sewer – In 2600 North Culinary water – In 2600 North Pressurized irrigation – In 2600 North City owned power – Located along 2600 North and along Dry Creek Way Drainage – Master Planned to be piped to Center Street for the northern portion of the proprerty and the southern portion would drain to Dry Creek.
3.
Zoning required or recommended: The proposed RA-1 is consistent with the General Plan Land Use Map designation of VLDR
4.
Distances to schools/parks/shopping: Elementary School – Eaglecrest Elementary 0.4 miles Lehi High School – approximately 1.6 miles Park – Summer Crest Park, approximately 0.4 miles Shopping center –Center Point/Smith’s, approximately 1 mile
5.
Transportation: The Lehi City Master Transportation Plan identifies 2600 North as a 74-foot minor collector and Dry Creek Way as a 62-foot minor collector.
GENERAL COMMENTS: 1. Note in the annexation agreement that proposed homes must comply with the urban/wildland interface requirements. 2. Need to identify steep slopes greater than 30%, Dry Creek channel from top of bank to top of bank and any known wetland areas. These areas can be excluded from the water dedication calculations since development and associated use of water will not be allowed on those areas. 3. Right of way for Dry Creek will be required at the time of subdivision from top of bank to top of bank. 4. Any alterations to Dry Creek require Army Corp approval. 5. Flood plains exist along Dry Creek and any alterations must be approved through FEMA. 6. The Dry Creek Trail is planned through this property. This needs to be addressed in the Annexation Agreement, and will need to be incorporated into the future development of the property.
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 2
Lehi City Development Review Committee 7.
8. 9.
August 24, 2016
In the General Plan Land Use element, this property is identified as a “PUD/PRD Opportunity Area”. The intent of this designation is to allow for the clustering of residential development for the purposes of limiting development on pristine natural areas. The Planning Division strongly recommends that as a condition of the annexation agreement, this property be required to be developed as a PUD or PRD in order to preserve as much of the Dry Creek corridor as possible, accommodate the Master Planned trail, and create a well planned residential development. Water upsizing will be required on the southern portion of the property. In lieu of any concessions on lot size and setbacks given in the RA-1 zone, trail and open space dedication in the TH-5 zone must be completed with that phase – need to modify the annexation agreement to include this language.
THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION 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. 2 of 2
