Planning Commission Minutes 2015 07 09

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Planning Commission Meeting Minutes July 9, 2015 Page 2 of 17 Published in the Boulder Daily Camera on June 21, 2015. Posted in City Hall, Public Library, Recreation Center, and the Courts and Police Building and mailed to surrounding property owners and property posted on June 19, 2015. Staff Report of Facts and Issues: Robinson presented from Power Point: • Request for a minor subdivision to turn a lot of 12,452 sf into two smaller lots. The property is south of Louisville Middle School at the corner of Lafayette and Lafarge. It is zoned residential medium density. • The lot when originally platted it was divided into 25' x 125' lots. This is composed of four lots now held as one parcel. In order to divide it, the applicant must go through the subdivision process. • There is a 950 sf house located currently and two detached garages measuring 822 sf and 248 sf. • The applicant intends to keep all existing structures, locating them on the northern lot which is designated Lot 2. The southern lot, Lot 1, would not have any structures after the subdivision. • The proposal did not comply with the minimum lot size and lot width requirements of the Louisville Municipal Code (LMC). The applicant presented the Board of Adjustment (BOA) with a variance request in December 2014. The applicant has the variance to allow for the smaller lot size and lot width. The BOA approval does not guarantee approval of the replat from the Planning Commission (PC). • 12,452 sf property could contain three units with 3,736 sf coverage and 4,358 sf floor area total under the Old Town Overlay Zoning Standards. • Lot 2 would allow 2,450 sf coverage and 2,799 sf floor area. Lot 2 would measure a total of 7,000 sf. • Lot 1 would allow 2,043 sf coverage and 2,451 sf floor area. Lot 1 would measure 5 a total of 5,448 sf. • Staff report analysis revealed a neighborhood lot size average of 6,848 sf. Lot 2 would be slightly larger than average. Lot 1 would be slightly less than average. • The new lots would be compatible with the surrounding neighborhood. No increase in the allowed dwelling units. Three units are currently allowed. Lot 2 would be allowed two units and Lot 1 would be allowed one unit. • The 2013 Comprehensive Plan designates this area an urban neighborhood which calls for standard single family and small multifamily development. This subdivision would be compatible with the Comp Plan. • The subdivision must comply with Section 16.16.060 of the LMC. Lot 1 does not meet some requirements. There must be a 50' minimum lot width and the length cannot exceed 2.5 times the width of the lot. Lot 1 would be 44' wide and would be 2.8 times the width. Modifications are allowed for hardship and public good. During the BOA procedure for the variance, the BOA found hardship. Staff finds there would be compatible development and more compatibility with the Comp Plan. Staff considers this for the public good sufficient for justification of modifications. Staff Recommendations: Staff recommends Planning Commission move to approve Resolution No. 21, Series 2015, a resolution recommending approval of a replat to subdivide a single 12,452 sf lot into two separate lots in the Residential Medium (RIM) zone district, located at 1240 Lafarge Avenue, Lots 21-24, Block 1, Nicola DiGiacomo Addition, with no conditions. Commission Questions of Staff.- Rice asks about the line chosen to divide the parcels. Was that driven by the improvements currently existing? Lot 1 does not comply with Criterion D, width, and Criterion C, depth. There