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RCA Exhibit A 6 PROPOSAL � Greater Metropolitan Housing Corporation (GMHC) proposes to demolish the decommissioned 8 fire station and replat the property into 18 lots far development of one-family, attached and g detached townhomes. The proposed preliminary plat documentation is included with this report � o as Attachment C. � � When exercising the so-called "quasi judicial" autharity on a plat request, the role of the City is � 2 to determine the facts associated with a particular request and apply those facts to the legal � 3 standards contained in the ordinance and relevant state law. In general, if the facts indicate the �4� application meets the relevant legal standards and will not compromise the public health, safety � 5 and general welfare, then the applicant is likely entitled to the approval. The City is, however, � 6 able to add conditions to a plat approval to ensure that the likely impacts to parks, schools, roads, � � storm sewers, and other public infrastructure on and around the subject property are adequately 18 addressed. Subdivisions may also be modified to promote the public health, safety, and general 19 welfare, and to provide for the orderly, economic, and safe development of land, and to promote 2o housing affordability for all levels. 2� An applicant seeking approval of a plat of this size is required to hold an open house meeting to 22 inform the surrounding property owners and other interested individuals of the proposal, to 23 answer questions, and to solicit feedback. The open house for this application was held on May 24 14, 2015; the brief summary of the open house meeting provided by the applicant is included 25 with this staff report as Attachment D. 26 PRELIMINARY PLAT ANALYSIS 2� As a preliminary plat of a residential subdivision, the proposal is subject to the minimum lot 28 sizes and roadway design standards of the subdivision code, established in Chapter 1103 (Design 2g Standards) of the City Code as well as the ]ot size standards if the zoning code, established in 30 § 1004.10 (MDR District). The applicable standards are reviewed below. 31 City Code §1103.04 (Easements): Drainage and utility easements 12 feet in width, centered on 32 side and rear property lines, are required where necessary. The proposed development features 33 structures that span lot lines, a drainage and utility outlot that abuts each lot, and grading between 34 structures to carry storm water to the drainage easement, but the easements are not shown on the 35 preliminary plat. Easements on rear lot lines and side lot lines, between the structures and next to 36 the end units, are required, and the applicant should continue working with Public Works 37 Department staff to identify and provide those easements as necessary. 38 City Code §ll03.06 (Lot Standards): According to this section, all lots for single-family 39 detached dwellings must be at least 85 feet wide, 110 feet deep, and comprise at least 11,000 4o square feet in area. The language in this section of the Subdivision Regulations does not provide 4� clear direction as to whether the standard applies to all zoning districts ar just the LDR-1 district 42 (which has the same lot standards). An application of § 1103.06 to all zoning districts creates the 43 appearance of internal regulatory conflict because the zoning ordinance provides for single 44 family lots to have minimum widths of 60 feet in LDR-2 and 40 feet in MDR which would be 45 impossible if § 1103.06 were to apply to all zoning districts. This regulatory vagueness has 46 resulted in a record of historical precedent that is inconsistent on this issue. 4� The proposed Lot 1 Block 2 is for a single-family detached dwelling at about 84 feet in width, 48 103 feet in depth, and 8,650 square feet of area. If §1103.06 is applied to all districts, this �G proposed lot would fail to meet that Subdivision Code standard. However, Planning Division PF15-011 RPCA 070115 Pagea�eo�f`��