Planning Commission Staff Report Final Plat Approval Adminis strative Hearing Date: June 5, 2013 ITEM 5 Doug Carlson, agent for Provo City Housing, requests final plat approval for the PCHA-1, Plat `C`, a four-lot subdivision consisting of approximately 1.114 acres, which includes a vacation and amendment of Lot 1, PCHA-1, Plat `B`. The property is located generally at 1189 West 220 North in the R2 (Two-Family Residential) zone. Dixon Neighborhood 13-0014SF Applicant: Provo City Housing Authority; Doug Carlson Staff Coordinator: Carrie Walls Property Owner: Provo City Housing Authority Parcel ID#: 21:020:005 0; 49:263:0005 Current Zone: R2 Acreage: 1.114 Number of Lots: 4 Council Action Required: None Related Casefile(s): #13-0001R, #13-0013PPA ALTERNATIVE ACTIONS 2. Continue to a future date to obtain additional information or to further consider information presented. The next available meeting date is July 3, 2013, 5:00 p..m. 3. Deny the requested Plat. This action would not be consistent with the recommendations of the Staff Report. The Administrative Hearing Officer should state new findings. Current Legal Use: The property has an existing duplex located on it. The balance of the property is vacant. Relevant History: The property was approved on February 27, 2013 for a Zoning Map Amendment (rezone) to change the zone from RC (Residential Conservation) to R2 (Two- Family Residential). Neighborhood Issues: No concerns have been received from the neighborhood. Summary of Key Issues: The proposed plat will create four lots. Lot 1 will contain the existing duplex. Each of the other three lots will have a new duplex constructed on it. Lot 1 and Lot 2 will require a variance to reduce thee front and rear yard requirements. Staff Recommendation: 1. Approve the requested Plat, with conditions. Staff has provided recommended conditions of approval in the event that the Administrative Hearing Officer approves thee plat.
Administrative Hearing Staff Report Item 5 June 5, 2013 Page 2 OVERVIEW The applicant is requesting a final plat approval for the PCHA-1, Plat `C`, a four-lot subdivision consisting of approximately 1.114 acres, which includes a vacation and amendment of Lot 1, PCHA-1, Plat `B`. One lot will have the existing duplex (two-family dwelling) located on it and the other three lots will have new duplexes constructed on them. FINDINGS OF FACT 1. The property was approved for a zoning map amendment from RC to R2 on February 27, 2013 in preparation for this project. 2. The proposed subdivision plat will create four lots. One lot will contain an existing duplex on it and each of the other three lots will have a new duplex constructed on them. 3. The proposed subdivision will also contain a cul-de-sac at the end of West 220 North and provide an access for 256-258 North 1200 West. 4. Lot 1, which will have the existing duplex located on it, and Lot 2 will not meet Provo City s standards for yard requirements. Lot 1 will not meet the front and rear yard requirements. Lot 2 will not meet the rear yard requirement. These issues will be resolved through a variance request. This will be a condition of approval. 5. The subdivision plat is located in the R2 (Two-Family Residential) zone which is governed by Chapter 14.11 of the Provo City Code. 6. The R2 zone limits the use of the lots to those permitted uses as shown in the ordinance which include two-family dwellings (duplex, family occupancy only). Accessory structures, as stated in the ordinance, are also permitted. 7. The occupancy of each unit of the duplex is limited to one family or three singles, with or without minor children. (See Family definition in Chapter 14.06, Provo City Code) 8. The Coordinators Review Committee has reviewed the proposed plat and has some technical requirements that will need to be addressed. This will be a condition of approval. 9. No bonding or fees are being required by the Engineering Department through the subdivision plat process. STAFF ANALYSIS Staff has no concerns with the proposed plat provided the variance to reduce the front and rear setbacks for Lots 1 and 2 is approved.
Administrative Hearing Staff Report Item 5 June 5, 2013 Page 3 CONCLUSIONS The proposed plat is in compliance with Provo City Code, provided a variance is approved to reduce the front and rear yard requirements on Lots 1 and 2 and all remaining technical requirements identified by the Coordinators Review Committee are addressed. The plat should be conditionally approved subject to compliance with Staff s recommended conditions of approval. CONDITIONS OF APPROVAL 1. That all remaining technical requirements of the Coordinators Review Committee Analysis, dated May 9, 2013, be complied with prior to final plat approval and recording, inasmuch as it complies with Provo City Code. 2. That a variance granting a reduction in the front and rear yard requirements (setbacks) for Lot 1 and a reduction in the rear yard requirement for Lot 2 be granted by the Board of Adjustment. APPEAL Decisions of the Administrative Hearing Officer may be appealed to the Provo City Board of Adjustment by filing a written appeal with the Community Development Department within fourteen (14) days following the date of the hearing per the requirements of Section 14.05, Provo City Code. ATTACHMENTS 1. PCHA-1, Plat C 2. PCHA-1, Site Plan 3. CRC Analysis, May 9, 2013
Administrative Hearing Staff Report June 5, 2013 Item 5 Attachment 2
Provo City Coordinators Review Committe Project Analysis Provo City Coordinator Application Review Opened: 5/2/2013 Report Date: 5/8/2013 Project Name: PCHA-1 Plat C Address: 1189 West 200 North Casefile: 13-0014SF Application Type: Final Subdivision Submission Deadline: In order to have a submission placed on the next available review agenda, all documents must be submitted to the Planning Coordinator by 5pm on Monday.. Coordinator Summary* Energy: Final Approval Engineering: Changes Required Fire: <No Selection> Parks: <No Selection> Planning: Final Approval Sanitation: <No Selection> Storm Water: Changes Required Water: Changes Required Bldg Insp: Final Approval Plan Status**: *If no status is shown, please contact the applicable coordinator to discuss the project. **Indicates overall review status of the application. Overall Review Status of Application: ADDITIONAL INFORMATION OR CHANGES REQUIRED - A review of the application has identified significant issues and concerns. Deficiencies may be resolved by modifying the project or providing additional documentation. Please read the comments below for information regarding the changes required. Required Public Meetings: Agendas: 1. Administrative Hearing: June 5, 2013 at 5:00 p.m. in the Community Development Department's Conference Room. Applicaton Expiration: This application will expire on May 2, 2014. For exceptions to this rule see Section 15.01.040 Provo City Code. 5/9/2013 Page 1 of 5
Project Review Building Inspection: Skip Tandy / Commercial Plan Examiner email: standy@provo.org@provo.utah.gov Phone: 801-852-6411 Final Approval: 5/8/2013 - Skip Tandy: > I have no concerns at this time. Energy: Randy Barney / Utility Planner Supervisor email: rbarney@provo.org@provo.utah.gov Phone: 801-852-6831 Final Approval: 5/2/2013 - Randy Barney: Energy Coordinator: Randall Barney rbarney@provo.utah.gov Project Name: PCHA Address: 1189 W 200 N Application#: 13-0013PPA Assigned Planner: SHAWN MOLYNEUX (801) 852-6835 Date Reviewed: 5/2/13 Standard Development Information 1. Owner/Developer to contact Provo Power Department office division (see contact name above) to review project and site specific electrical service conditions/requirements. 2. All new Developments will be serviced underground. The underground electrical distribution layout shall be completed or approved by Provo City Power Engineering Division. Owner/Developer shall provide to Community Development office a Letter of Agreement/Understanding for the Provision of Electric Utilities signed by Provo City Power Department Division. A standard letter of agreement is available in the Provo City Power Engineering Division office. Please call (801)852-6852 for assistance. 3. Aid to Construction fees to be collected prior to any on/off site electrical distribution work by Provo City Power Department. 4. Provo City Power will not allow any new structure to be constructed directly under/over any Provo City transmission/distribution, underground/overhead high voltage line, or within any Right-of-Way and Public Utility Easement. Contact Provo City Power Department Engineering Division when conflicts are identified. Site Specific Conditions 1. Standard conditions apply. 2. Public Utility Easements are required on all four sides of each lot, 8 for Residential and 15 for commercial. All existing underground/overhead power lines and new underground power design must be shown on utility site plan or electrical site plan, prior to project plan approval. 3. Contact Provo City Power for site specific electrical layout and specifications. 4. Supply an AutoCAD2006 (or earlier) site plan projected in NAD83 State Plane International foot coordinate system, to Provo City Power. Map layers should include and be limited to: Building Footprint, Easements, Parking Areas, Property Boundaries, Road (back of curb) and sidewalks. 5/9/2013 Page 2 of 5
January 29, 2007 To Utah County Developers: According to Provo City Code 15.03.310 (f)(ii) Final Project Plan Submittal Requirements - a utility site plan for layout and design of electrical facilities shall be included with the final submittal. Effective immediately, this requirement will be enforced for projects located in Provo City. Contact the Power Department and meet with a planner for layout and design. A minimum of ten (10) working days will be required to complete the layout. The design will then be required to be placed on the final submittal. If there are any questions, please call Randall Barney, Electric Project Engineer Supervisor at (801)852-6831. Sincerely, Randall Barney Provo City Power Electric Project Engineer Supervisor Fire Department: <No Selection>: Parks & Recreation: <No Selection>: Planning: Carrie Walls / Planner email: cwalls@provo.org@provo.utah.gov Phone: 801-852-6413 Final Approval: 5/9/2013 - Carrie Walls: 1. The subdivision meets all of the requirements of Provo City Code, Section 14.11 and Title 15. 2. An Administrative Hearing has been scheduled for June 5, 2013 at 5:00 p.m. in the Community Development Department's Conference Room. 3. Resolve any concerns from the CRC Coordinators prior to final approval. Engineering: Britney Ward / Engineer II email: bward@provo.org@provo.utah.gov Phone: 801 852 6748 Changes Required: 5/6/2013 - Britney Ward: > Plat: 1. The lot lines are not closing. 5/9/2013 Page 3 of 5
2. Unbold C1 and C2 in the curve table. 3. Print plat in black and white. 4. Acceptance by Legislative Body, Conditions of Approval, and utility signature sections are not needed. 5. Show contact information of ALM. 6. Owners Certification of Consent to Record should be "Owners Certificate". 7. The proposed boundary overlaps the property to the east by about.16', the properties to the south by about.18', and leaves a gap of about.13' with the properties to the west. 8. Do not show street bearings, distances, and ROW widths for streets that are not within the proposed boundary. 9. Label the 220 N cul-de-sac as public street dedication. 10. Do not show the footprint of the existing building. 11. Include street dedication from the parcel 21.020.0043 so that a full 56' ROW is achieved. Plans: 1. Street curve radius's are to have a minimum of 165' interior radius. 2. Make sure the boundary description shown on the plan pages is the same as the final approved description on the plat. 3. Show all existing buildings on preliminary plat (1189 W 220 N). 4. Print all plans in black and white. Label and show existing utilities, street improvements, and other features in a dashed line. Label and show proposed utilities, street improvements, and other features in a solid line. 5. Provide a detail sheet. Include curb and gutter cross sections, storm drain features, and manholes. 6. Show street cross sections with 6' sidewalk, 7' planter, 3" of asphalt, 6" of road base, and 12" of subbase. 7. Provide plan and profile of 220 North. Be sure to show the size of the manholes. 8. Show on site plan where drive apprachs are to be located. 9. Plans must be stamped by a PE. 10. Include street dedication from the parcel 21.020.0043 so that a full 56' ROW is achieved. 11. Bonding, Street cut fees, inspection fees, and asphalt overlay fees are due at the time of approval. Street impact fees are due at the time of the permit. Sanitation: <No Selection>: Storm Water: Richard Hatfield / Engineer email: rhatfield@provo.org@provo.utah.gov Phone: 801-852-6783 Changes Required: 5/7/2013 - Richard Hatfield: The drainage easement between Lot 2 and the existing duplex may need to be altered. See comments associated with the project plan application. 5/9/2013 Page 4 of 5
Water Resources: Brad Jorgensen / Assistant Director email: bjorgensen@provo.org@provo.utah.gov Phone: 801-852-7772 Changes Required: 5/9/2013 - Brad Jorgensen: Water 1. The existing water main line in 220 North will need to be abandoned and this shall be noted on the plans. Please identify a new water line in the culdesac with a fire hydrant being proposed in the Southeast area of the culdesac bulb on the property line. This line should connect into the existing water line removing the abandoned portion where it would travel across private property. 2. Eliminate 90-degree bends from the proposed water services. This can be accomplished with the relocation of the existing line running in front of the lot #4 instead of through it. Please identify the size of the proposed water services as well. 3. Existing water services will need to be connected into the new water main line. Sewer 1. It appears that the sewer main line in the 220 proposed culdesac is being called out as a Storm Drain line. Please make corrections to the line type for the final plan set. 2. 1178 West sewer lateral connection appears to be connection into a proposed 8-inch sewer main flowing to the east into the existing sewer manhole. The proposed plans should show the lateral extending to new sewer main line that is centered in the culdesac. This should be done with a cleanout on the sewer lateral at the property line. Brad W. Jorgensen 5/9/13 End of Review 5/9/2013 Page 5 of 5