Planning Commission Application Summary

Transcription

1 Planning Commission Application Summary Project Name: Ballard Property Rezone Address: & South 300 East, 415 East Pheasant View Dr. Current Zoning: RA1 (Residential 40,000 sq. ft. minimum) Proposed Zoning: R3 (Residential 13,000 sq. ft. minimum) Hearing Date: March 12, 2015 Summary of Request This application is a request for approval of a Zoning Map Amendment for approximately 3 acres located on the north-east corner of 300 East and Pheasant View Drive (12820 South). The property is currently zoned RA1 Residential. The applicant is requesting that a Zoning Map Amendment be approved which would change the zoning to R3. Background There are three one acre parcels involved in this rezone. The property adjacent to 300 East has a single home with several accessory buildings. The second parcel is currently being used as horse property. The third has a home on it as well. The property all around these parcels have developed over the years. The applicant would now like that same opportunity. General Plan and Zoning General Plan and Zoning. The Land Use Map of the General Plan calls for the Residential Medium Density land use designation for the subject property. The subject property has been assigned the RA1 Residential zoning classification, supporting approximately one dwelling unit per acre. The RA1 Residential zoning designation is not identified by the General Plan as a preferred zoning classification for the Residential Medium Density land use designation but R3 is. The property is surrounded by R3 to the north, south and east. Across 300 East to the west is RA1. Analysis A survey of the properties adjacent to the property show that they are all in the R3 size range meaning they are larger than quarter acre lots and smaller than half acre lots. Typical lots in this area range in size from 0.31 to 0.37 acre. There is one exception to the south of the property that is roughly one acre. Rezoning and subdividing the property would not in any way introduce a new or unusual size of lot to the area nor would it be out of harmony with surrounding properties. Pheasant View Lane which the subject properties would gain access is a public right of way. The applicant would likely be required to dedicate property at the time of subdivision to bring the Street to a full 60 foot local street width. Deviations (If applicable) N/A Staff Recommendation Staff recommends approval of the change of zoning designation from RA1 to R3.

2 Development Review Committee 1020 East Pioneer Road Draper, UT (801) STAFF REPORT March 3, 2015 To: From: Draper City Planning Commission Business Date: March 12, 2015 Development Review Committee Prepared By: Dan Boles, AICP, Senior Planner Planning Division Community Development Department Re: Ballard Properies Zoning Map Amendment Request Application No.: S Applicant: Greg Wilding Project Location: & South 300 East, 415 East Pheasant View Dr. Zoning: RA1 Residential Zone Acreage: 3 Acres (Approximately 130,680 ft 2 ) Request: Request for approval of a Zoning Map Amendment in the RA1 Residential zone to change the zoning designation from RA1 (40,000 ft² minimum) to R3 (13,000 ft² minimum). SUMMARY & BACKGROUND This application is a request for approval of a Zoning Map Amendment for approximately 3 acres located on the north-east corner of 300 East and Pheasant View Drive (12820 South). The property is currently zoned RA1 Residential. The applicant is requesting that a Zoning Map Amendment be approved which would change the zoning to R3. To the north of the subject property is Willow Springs Estates which consists of 18 homes and was recorded in To the East is the first phase of Pheasant Brook Estates which was also recorded in To the south of the subject property, is Pheasant View Estates, recorded in ANALYSIS General Plan and Zoning. The Land Use Map of the General Plan calls for the Residential Medium Density land use designation for the subject property. This category will typically contain densities which range from two to four single family detached dwelling units per acre. This category also includes small lot single family neighborhoods or subdivisions. The terrain should be relatively flat, or with a gentle slope, to accommodate this density. The subject property has been assigned the RA1 Residential zoning classification, supporting approximately one dwelling unit per acre. The purpose of the RA1 zone is to foster low density development with little impact on its surroundings and municipal services; to Ballard Properies App. # S Zoning Map Amendment Request 1

3 generally preserve the character of the city's semirural areas; and to promote and preserve conditions favorable to large lot family life, including the keeping of limited numbers of animals and fowl. The predominant use in these zones is intended to be detached single-family dwellings, protected from encroachment by commercial and industrial uses. The RA1 Residential zoning designation is not identified by the General Plan as a preferred zoning classification for the Residential Medium Density land use designation but R3 is. The property is surrounded by R3 to the north, south and east. Across 300 East to the west is RA1. A survey of the properties adjacent to the property show that they are all in the R3 size range meaning they are larger than quarter acre lots and smaller than half acre lots. Typical lots in this area range in size from 0.31 to 0.37 acre. There is one exception to the south of the property that is roughly one acre. Rezoning and subdividing the property would not in any way introduce a new or unusual size of lot to the area nor would it be out of harmony with surrounding properties. Pheasant View Lane which the subject properties would gain access is a public right of way. The applicant would likely be required to dedicate property at the time of subdivision to bring the Street to a full 60 foot local street width. Criteria For Approval. The criteria for review and potential approval of a Zoning Map Amendment request is found in Sections (e) of the Draper City Municipal Code. This section depicts the standard of review for such requests as: (e) Approval Standards. A decision to amend the text of this Title or the zoning map is a matter committed to the legislative discretion of the City Council and is not controlled by any one standard. However, in making an amendment, the City Council should consider the following factors: (1) Whether the proposed amendment is consistent with goals, objectives and policies of the City s General Plan; (2) Whether the proposed amendment is harmonious with the overall character of existing development in the vicinity of the subject property; (3) Whether the proposed amendment is consistent with the standards of any applicable overlay zone. (4) The extent to which the proposed amendment may adversely affect adjacent property; and (5) The adequacy of facilities and services intended to serve the subject property, including but not limited to roadways, parks and recreation facilities, police and fire protection, schools, storm water drainage systems, water supplies, and waste water and refuse collection. REVIEWS Planning Division Review. The Draper City Planning Division has completed their review of the Zoning Map Amendment submission and has issued a recommendation for approval for the request. Engineering and Public Works Divisions Review. The Draper City Engineering and Public Works Divisions have completed their reviews of the Zoning Map Amendment submission and have issued a recommendation for approval for the request with the following comments: Ballard Properies App. # S Zoning Map Amendment Request 2

4 1. The adequacy of facilities and services intended to serve the subject property, including but not limited to roadways, parks and recreation facilities, police and fire protection, schools, storm water drainage systems, water supplies, and waste water and refuse collection; Other than noted below, we are not aware of any inadequacies of the facilities intended to serve this property. a. Connectivity with this parcel does not appear to be an issue, as it appears to have adequate access to 300 East, a major collector, from Pheasant View Drive. b. There are storm drainage facilities fronting the property in Pheasant View Drive adequate to provide a drainage discharge point. Provisions for onsite storm drainage will need to be addressed with any subdivision application, and shall comply with the provisions of the site plan requirements within the Draper City Municipal Code. c. Sanitary sewer facilities will be provided by South Valley Sewer District. Any subdivision application will require a commitment to serve from the Sewer District that facilities are adequate to provide service for the proposed uses. d. Drinking water facilities will be provided by WaterPro. Any subdivision application will require a commitment to serve from the water provider that facilities are adequate to provide service for the proposed uses. Building Division Review. The Draper City Building Division has completed their review of the Zoning Map Amendment submission and has issued a recommendation for approval for the request. Unified Fire Authority Review. The Unified Fire Authority has completed their review of the Zoning Map Amendment submission and has issued a recommendation for approval for the request. Noticing. The applicants have expressed their desire to rezone the subject property and do so in a manner which is compliant with the City Code. As such, notice has been properly issued in the manner outlined in the City and State Codes. STAFF RECOMMENDATION Staff recommends approval of the request for a Zoning Map Amendment by Greg Wilding, application S. This recommendation is based on the following findings: 1. The proposed development plans meet the intent, goals, and objectives of the Draper City General Plan. a. The proposed zoning designation is identified by the General Plan as a preferred zoning classification for the Residential Medium Density land use. b. Allow development only in those districts where community services are now available or where they can be extended without increased cost to existing residents. c. Provide a wide range of housing opportunities while protecting property values and promoting quality development. d. Achieve orderly land development patterns which provide for compatible, functional, cost-effective development. e. Encourage infill development in close proximity to existing facilities to promote orderly growth while reducing the cost and extent of public services. 2. The proposed development plans meet the requirements and provisions of the Draper Ballard Properies App. # S Zoning Map Amendment Request 3

5 City Municipal Code. 3. The proposed development plans will not be deleterious to the health, safety, and general welfare of the general public nor the residents of adjacent properties. 4. The proposed development conforms to the general aesthetic and physical development of the area. 5. The public services in the area are adequate to support the subject development. 6. The R3 zone has been firmly established in the general vicinity. MODEL MOTIONS Sample Motion for a Positive Recommendation I move we forward a positive recommendation to the City Council for the Ballard Properies Zoning Map Amendment Request by Greg Wilding, to change the zoning designation from RA1 to R3 on the subject property, application S, based on the findings and subject to the conditions listed in the Staff Report dated March 3, 2015 and as modified by the conditions below: 1. List any additional findings Sample Motion for a Negative Recommendation I move we forward a negative recommendation to the City Council for the Ballard Properies Zoning Map Amendment Request by Greg Wilding, to change the zoning designation from RA1 to R3 on the subject property, application S, based on the following findings: 1. List any findings Ballard Properies App. # S Zoning Map Amendment Request 4

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7 EXHIBIT A AERIAL MAP

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9 EXHIBIT B LAND USE MAP

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11 EXHIBIT C CURRENT ZONING MAP

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