3-9 Zoning map amendment procedure

(1) Applications for amendments to the zoning map shall be completed in full, signed, supplemented with any additional information required by the planning commission. An application which is incomplete or provides insufficient data shall be just cause for denial. (2) A proposed amendment to the zoning map shall be initiated by the filing of an application for rezoning with the planning commission secretary or the Tooele County Department of Engineering. An application to amend the zoning map shall address: (a) general existing site characteristics including ownership, topography, soils, drainage, vegetation and other physical characteristics of the area proposed to be changed; (b) a legal description of the area to be zoned; (c) types of land uses permitted, conditional or prohibited in the current zoning district and the proposed zoning district; (d) existing transportation patterns to including public and private roads and internal and external circulation patterns, rights-of-way, easements and parking; (e) existing and proposed land uses, open spaces, impervious surfaces including streets, parking areas, structures and buildings with a general description of size area, intensities/densities, and height, and proposed storm-water drainage facilities; (f) existing and proposed utilities and infrastructure; (g) the relationship of the proposed zone change with the Tooele County General Plan and specifically how the proposed zone change would conflict, conform, complement or otherwise affect the general plan as well as any special studies that are designed to further detail the Tooele County General Plan in a specific area; (h) an area map showing adjacent property owners and existing land uses within 500 feet of the area proposed to be rezoned; (i) the location, description and acreage of land uses; (j) the approximate location and number of residential units along with approximate square footage, density and height; (k) the approximate location and square footage of non-residential buildings; (l) the approximate location and square footage of non-residential buildings; (m) a calculation of the approximate amount of open space both before and after build-out construction, indicating areas of expected open space and new landscaping, and including maintenance plans for these areas; (n) if the site has unusual or unique natural features, a demonstration of how proposed development preserves and utilizes natural topography and geologic features, scenic vistas, trees and other vegetation, and prevents the disruption of natural draining patterns, and if appropriate, geotechnical studies submitted to indicate soil types, depth of bedrock and slope stability; (o) a description of the availability of culinary and irrigation water, community facilities such as schools, fire protection services and other types of facilities that would serve the re-zoned area and how these facilities are affected by this proposal; (p) the approximate location and size of storm water detention and retention areas and calculations on the impact to those systems as a result of the change in density and use of land; (q) an indication of the construction schedule of any project proposed; TOOELE COUNTY LAND USE ORDINANCE – CHAPTER 3 (r) for multi-phased projects, a phasing plan that describes the anticipated timing and geographical extent of each phase; (s) a detailed traffic study showing the vehicle trips per day on average at build-out and a determination how the project would significantly alter existing traffic patterns or volume; (t) for applications involving a PUD, a table of proposed dimensional standards for the proposed land uses or phases including lot sizes and frontages, building heights and intensities, and setbacks and a description of any requested exceptions to the requirements of the underlying zone; and (u) any other study or information required by the planning commission or zoning administrator. (3) The planning division of the engineering department shall review the proposal and submit to the applicant and the planning commission a staff report on the proposed application. The planning division shall analyze the impact of the proposed change on the development of the land within the community and county. In making a staff report, the planning division shall evaluate the proposal and address the following: (a) whether the requested zoning is in conformity with the county's general plan; (b) a finding that there have been materials changes in the character of the neighborhood, community or county such as to justify a change in the zoning as requested by the applicant; (c) the extent to which the proposed development of the subject property in accordance with the requested zoning will be in harmony with and compatible with surrounding land uses and present development in the (d) whether the subject property can be reasonably used and developed as presently zoned; (e) how the requested zoning will affect traffic congestion and infrastructure in the area; (f) whether the requested zoning will promote the public welfare; (g) if a denial of the requested zoning would preclude use of the property for any purpose to which it is reasonably adaptable; (h) how the land uses between the existing zone and the requested zoning afford any reasonable use of the property; (i) whether failure to zone the property as requested would impose a hardship on the owner; and (j) how the requested zoning will promote or disturb stability in the zoning of the neighborhood. (4) The planning commission shall: (a) provide notice as required by Subsection 17-27a-205(1)(a) UCA; (b) hold a public hearing on a proposed land use ordinance or zoning map; and (c) prepare and recommend to the legislative body a proposed zoning map that represents the planning commission's recommendation for regulating the use and development of land within all or any part of the unincorporated area of the county. (5) In making a recommendation on any zoning map amendment, the planning commission may approve or deny the application as proposed. The planning commission may modify the proposal to exclude those properties, the rezoning of which does not, in the opinion of the planning commission, meet the criteria and intent of the general plan. Such recommendation shall specifically address the impact such a change will have on the resources and infrastructure within the county. (Ord 2005-22, 9/13/05)