Item 5 - PH on Laurel Hill Plan - Laserfiche WebLink

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Density Residential. If the Laurel Hill Plan amendment is approved, this request will be in compliance with the Laurel Hill Valley Land Use diagram. The findings provided in evaluation of EC 9.8424(1)(c) regarding compliance with the remaining sections and policies of the refinement plan, are relevant to this zone change criterion as well, and are incorporated herein by reference. Therefore, because the Metro Plan Diagram is unclear on the parcel designation, staff finds that the proposal is consistent with the Laurel Hill Plan only if the pending refinement plan amendment changing the designation of the property to commercial, RA 04-1, is approved. EC 9.8865(3) The uses and density that will be allowed by the proposed zoning in the location of the proposed change can be served through the orderly extension of key urban facilities and services. Public Works staff have reviewed the zone change proposal and found that, although stormwater and wastewater services are not present to serve the entire site, it is feasible for the applicant to extend to such services. With the use of such facilities as a pumping station for wastewater and on-site retention of stormwater, it is possible that these services can be obtained. Street infrastructure is in place, although, future improvements to intersections and easements or new streets across adjacent parcels may be necessary at the time of development, to assure safe and effective access to the surrounding street network. Additional findings under the evaluation of Goals 11 and 12 in the concurrent pending refinement plan amendment, RA 04-1, at EC 9.8424(1)(a), are referenced and incorporated herein. With the findings established and referenced above, the proposal complies with this criterion. EC 9.8865(4) The proposed zone change is consistent with the applicable siting requirements set out for the specific zone... There are no applicable siting requirements for C-2, Commercial zoning; therefore, this criterion does not apply. EC 9.8865(5) In cases where the NR zone is applied based on EC 9.2510(3), the property owner shall enter into a contractual arrangement with the city to ensure the area is maintained as a natural resource area for a minimum of 50 years. The NR zone is not requested. Therefore, the above criterion is not applicable. Staff Recommendation Given the inability to make findings of compliance with the refinement plan and the Metro Plan, unless the Laurel Hill Plan Land Use diagram is amended in the concurrent pending land use request (RA 04- 1), staff are unable to make positive findings to support the zone change as desired above. Planning Division Staff Report 7 September 2004 Page 12 of 13 (RA 04-1 and Z 04-4) 14