Item 5 - PH on Laurel Hill Plan - Laserfiche WebLink

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' Refinement Plan Amendment - TRS 18-03-03-2-3, Tax Lots 199, 200, 300 · January 13, 2004 Page 16 as Iow density residential. See Laurel Hill Refinement Plan, Land Use Diagram. "Policy 3. The East Laurel Hill development node shall be designed to take into consideration the existing community commercial development and tourist needs along the frontage road south of Interstate 5; the Glenwood collector; the geography and topography of the land, including power line easements; and the future neighborhood commercial needs of Laurel Itill residents." (LItP, p. 13) Findings: While the subject property is not part of the commercial node, the site is located directly across Moon Mountain Drive to the north of the node. Thus the consideration criteria provided in this policy appropriately applies to this proposal. The proposal is consistent with this policy in several respects. It takes into consideration the existing commercial development along the frontage road, south of I-5 and east of the subject property, by permitting the expansion of that development westward to Laurel Hill Drive. The site is located adjacent to the Glenwood I-5 interchange, the starting point for the Glenwood collector. The geography and topography of the land is suited for commercial development. It faces I-5 and sloPes away from adjacent and near-by residential development. The power line easements on the site also make this site unsuitable for residential development and suitable for commercial development. As will the development of the commercial/residential node properties, this proposal will allow development that will provide for the future neighborhood commercial needs of Laurel Hill residents. Conclusion: The proposal is consistent with this Laurel Hill Plan provision. "Policy 5. No additional sector of East Laurel Hill shall be designated for Commercial purposes until a public need can be demonstrated." (LHP, p. 15) Findings: In this instance a public need can be demonstrated for the proposed plan designation amendment. There is a public need for effective land use planning, planning can only be effective if the uses that are designated for properties can actually be implemented. Where site or other conditions prevent development of property consistent with the plan designation and zoning for a particular parcel, land use planning becomes ineffective. In those instances the public need remains unfulfilled. The high-voltage power lines and easements located on the subject property make portions of the site physically unbuildable for residential use and make the remaining portion of the site economically unfeasible for residential uses. Approval of the proposal would remedy this problem and fulfill the public need to have effective land use planning. The situation here is one of those where the planning for the site was, is and will continue to be ineffective if the plan designation remains unchanged. Conclusion: The proposal is consistent with this Laurel Hill Plan provision. II-B-16