boyington minor subdivision plnsub2011-00075 633 and 635 … · the property is located at the dead...

Boyington Minor Subdivision - PLNSUB2011-00075 1

ADMINISTRATIVE STAFF REPORT

Planning Division

Department of Community & Economic Development

Boyington Minor Subdivision PLNSUB2011-00075

633 and 635 Victory Road April 28, 2011

Applicant: Steven B. Boyington Staff: Katia Pace (801)535-6354 [email protected] Tax ID: 08-36-230-024 and 08-36-230-025 Zone: Special Development District (SR-1A) Master Plan Designation: Capitol Hill Master Plan, Low Density Residential Community Council: Capitol Hill Community Council, Katherine Gardner Council District: District 3, Stan Penfold Acreage: 8,727.84 square feet Use: Single Family Residence and Vacant Lot Applicable Land Use Regulations: • Section 21A.24.080 • Section 21A.44.020 • Section 20.20.020 Notification Mailed: 4/15/11 Sign posted: 4/18/11 Agenda posted on the Planning Division and Utah Public Meeting Notice websites: 4/15/11 Attachments:

A. Proposed Plat B. Department Comments C. Photos D. Application Material

Request The applicant, Steven Boyington, is requesting approval for a minor subdivision to combine two parcels into one for the purpose of building a garage to provide off street parking. The parcels are located at 633 and 635 N. Victory Road and in the Special Development District (SR-1A) zoning district. Staff Recommendation Staff recommends that the Administrative Hearing Officer approve PLNSUB2011-00075, a minor subdivision to combine two parcels into one, based on the findings, analysis and condition of approval in this staff report.

1. Applicant shall comply with all department/division requirements prior to the recordation of this plat.

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Vicinity Map

Background This is a request to combine adjacent parcels located at 633 and 635 N. Victory Road into a single parcel for the purpose of building a garage to provide off street parking. The property is located at the dead end juncture of Victory Road and Darwin Street. The property has no off street parking, and street parking is restricted along the narrow roadway facing the subject property. In addition, when vehicles are parked along the street or at the end of the street, it is extremely difficult for garbage trucks and snow removal vehicles to turn around. According to Section 21A.44.020(H)5 of the zoning ordinance: “Parking on an adjacent lot shall be permitted as an accessory use for conforming residential uses when the accessory lot abuts the principal lot, subject to the property owner combining the two (2) properties into a single parcel.” If approved, the size of the new parcel would be 8,712 square feet which will exceed the maximum 7,500 square feet allowed in the base zoning district.


The following are required zoning standards for the SR-1A zoning district:

Standards Zone Requirements for SR-1A Proposed Combined Lot

Use Single-and Two-Family Residential Single-Family Residential

Maximum Lot Size 150 % of the minimum lot size or 7,500 square feet

8,727.84 square feet

Minimum Lot Area 5,000 square feet 8,727.84 square feet

Minimum Lot Width 50 feet 126.57 feet

Front Yard Setback Either the average, 20 feet, or legally existing on April 12, 1995

10.45 feet (legally existing on April 12, 1995)

Rear Yard Setback Twenty five percent (25%) of the lot depth, but not less than 15 feet and need not exceed 25 feet

2 feet (closest point to the property line, however this is an irregular shaped parcel, see site plan)

Side Yard Setback 4 feet and 10 feet 15 feet and 65 feet

In order for this parcel to be approved with excess square footage, it will have to meet the standards listed on Section 21A.24.080 G: Maximum Lot Size: With the exception of lots created by a subdivision plat, notice of minor subdivision or minor subdivision amendments recorded in the office of the Salt Lake County recorder, the maximum size of a new lot shall not exceed one hundred fifty percent (150%) of the minimum lot size allowed by the base zoning district. Lots in excess of the maximum lot size may be created through the subdivision process subject to the following standards:

1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block face.

Comments Public Comments At the date of this writing, no public comments have been received concerning this project. City Department Comments The proposed minor subdivision was reviewed by the applicable City departments and divisions. The review comments have been attached to this report as Attachment B. Analysis Master Plan Analysis: This property is governed by the Capitol Hill Master Plan in an area designated as Low Density Residential in the Future Land Use Map. According to the master plan, there are a few vacant parcels of land in the Marmalade Neighborhood available for infill development. However, most of the vacant land has limited development potential due to slope, other geologic conditions and irregular shape of parcels. The master plan encourages low density in this area, especially on infill opportunities.


Finding: Staff finds that the vacant parcel has limited development potential due to its shape and topography and that the proposed parcel consolidation is consistent with the master plan.

Standards

Pursuant to Section 20.20.020 of the Zoning Ordinance, all minor subdivisions shall conform to the following standards. Staff has reviewed this application for compliance and made the following findings.

A. The general character of the surrounding area shall be well defined and the minor subdivision shall conform to this general character.

Analysis: The configuration of the proposed parcel would be compatible with other irregular shaped lots on the same block face. Furthermore, the steep grade on this block is a contributing factor for larger parcels that are greater than 7,500 square feet. If approved, the size of the new parcel would be 8,712 square feet. The following are the dimensions of other lots in the block face: The residential parcel at 579 Darwin is 11,761.2 square feet. The parcel at 599 Darwin (Ensign Gardens Apartment Complex) is 19,166.4 square feet. The parcel directly to the south of the subject property is 50,965.2 square feet. The adjacent residential parcel to the north at 673 N. Victory Road is 6,098.4 square feet.

Finding: Staff finds that the proposed parcel consolidation would be compatible with other lots on the same block face and conforms to the general character of the surrounding area.

B. Lots created shall conform to the applicable requirements of the zoning ordinances of the City. Analysis: A review of the zoning requirements can be found in the “Background” section of this staff

report.

Finding: As explained above, staff finds that the proposed subdivision meets the standards listed on Section 21A.24.080G: 1. The size of the new lot is compatible with other lots on the same block face; 2. The configuration of the lot is compatible with other lots on the same block face; and 3. The relationship of the lot width to the lot depth is compatible with other lots on the same block

face.

C. Utility easements shall be offered for dedication as necessary.

Analysis: This proposal was reviewed by the Public Utility Department and no utility issues were found. Finding: Staff finds that no further dedications are required.

D. Water supply and sewage disposal shall be satisfactory to the City Engineer. Analysis: All water supplies and sewage disposal serving this parcel are in place and do not need

improvements.

Finding: Staff finds that all water supply and sewage is satisfactory.


E. Public improvements shall be satisfactory to the Planning Director and City Engineer.

Analysis: All public improvements requested in the department and division comments (see Attachment B) must be reviewed and completed as a condition of approval. Finding: Staff finds that this application is satisfactory to the Planning Director and City Engineer provided the applicant meets the requirements listed in the Department Comment section of this staff report.


Attachment A Preliminary Plat


Attachment B Department Comments


Department Comments

Date Department/Division Action By Comments 3/17/2011 Public Utility Stoker, Justin No objection to the proposed lot consolidation. The lot

635 Victory does not currently have any utility connections, so there would be no conflicts by combining the lots with the existing house on 633 Victory.

3/21/2011 Transportation Walsh, Barry The division of transportation review comments and recommendations are for approval as follows: There are currently minor street improvements, asphalt paving fronting these parcels and subject to Engineering review for public way improvements for curb & gutter, sidewalk, and driveway definitions. The proposed plat indicates a 100 foot long 14.07 foot easement extension of the travel way between West Capital and Victory Rd. We recommend that the easement be relocated and defined to match the existing gravel drive access to 620 and 616 North West Capital.

3/22/2011 Building Butcher, Larry No comment

3/23/2011 Engineering Weiler, Scott Engineering has no objection to the proposed consolidation.

3/23/2011 Zoning Michelsen, Alan The Building Services Division has no issues related to combining the two lots. However, for issuance of a building permit pursuant to the construction of a garage and/or parking, the Building Services Division will require plans showing compliance with all of the provisions of the SLC zoning ordinance, Title 21A and the International Residential Building Code (IRC).

4/15/11 Police Ross, Michelle The police department has no issues.


Attachment C Photos


Attachment D Application Material

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