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P ROPOSAL 6 Greater Metropolitan Housing Corporation (GMHC)proposes to demolish the decommissioned 7 fire stationand replat the property into 18lotsfor development of one-family, attached and 8 detached townhomes.Theproposedpreliminary plat documentation isincluded with this report 9 as Attachment C. 10 When exercising theso-called “quasi-judicial” authorityon a platrequest,the role of the City is 11 to determine the facts associated with a particular request and apply those facts to the legal 12 standards contained in the ordinance and relevant state law. In general, if the facts indicate the 13 applicationmeets the relevant legal standards and will not compromise the public health, safety 14 and general welfare, then the applicant islikely entitled to the approval. The City is, however, 15 able to add conditions to a plat approval to ensure that the likely impacts toparks, schools,roads, 16 storm sewers, and other public infrastructure on and around the subject property are adequately 17 addressed.Subdivisions may also be modified to promote the public health, safety, and general 18 welfare, and to provide for the orderly, economic, and safe development of land, and to promote 19 housing affordability for all levels. 20 An applicant seeking approval of a plat of this size is required to hold an open house meeting to 21 inform the surrounding property owners and other interested individuals of the proposal, to 22 answer questions, and to solicit feedback. The open house for this application was held on May 23 14, 2015;the brief summary of the open house meeting provided by the applicant is included 24 with this staff report as Attachment D. 25 PPA RELIMINARY LATNALYSIS 26 As a preliminary platof a residential subdivision, the proposal is subject to the minimum lot 27 sizes and roadway design standards of the subdivision code, established in Chapter 1103 (Design 28 Standards)of the City Code as well as the lot size standards if the zoning code, established in 29 §1004.10 (MDR District). The applicable standards are reviewed below. 30 City Code §1103.04 (Easements): Drainage and utility easements 12 feet in width, centered on 31 side and rear property lines,are requiredwhere necessary. The proposed development features 32 structures that span lot lines, a drainage and utility outlot that abuts each lot, and grading between 33 structures to carry stormwater to the drainage easement, but the easements are notshown on the 34 preliminary plat.Easements onrearlot linesand side lot lines,between the structuresand next to 35 the end units,arerequired, and the applicant should continue working with Public Works 36 Department staff to identify and provide those easements as necessary. 37 City Code §1103.06 (Lot Standards): According to this section,all lots for single-family 38 detached dwellings must be at least 85 feet wide, 110 feet deep, and comprise at least 11,000 39 square feet in area. The language in this section of the Subdivision Regulations does not provide 40 clear direction as to whether the standard applies to all zoning districts or just the LDR-1 district 41 (which has the same lotstandards). An application of §1103.06 to all zoning districts creates the 42 appearance of internal regulatory conflict because the zoning ordinance provides for single 43 family lots to have minimum widths of 60 feet in LDR-2 and 40 feet in MDR which would be 44 impossible if §1103.06 were to apply to all zoning districts. This regulatory vagueness has 45 resulted in a record of historical precedent that is inconsistent on this issue. 46 The proposed Lot 1 Block 2 is for a single-family detached dwelling at about 84 feet in width, 47 103 feet in depth, and 8,650 square feet of area. If §1103.06 is applied to all districts, this 48 proposed lot would fail to meet that Subdivision Codestandard. However, Planning Division 49 PF15-011_RPCA_070115 Page 2of 4