Planning commission continues infill subdivision request at 1001 East Cedar Avenue after staff flags code enforcement issue

The Provo Planning Commission unanimously continued consideration of a requested zone map amendment (R1-8 to LDR) and a two-lot subdivision concept plan for 1001 East Cedar Avenue after staff advised the commission of a code-enforcement matter affecting the property.

Staff presentation: Aaron Ardmore summarized the request: the applicant seeks to subdivide an existing single-family lot to create one additional single-family building lot. The existing R1-8 zone requires minimum 8,000-square-foot lots; the LDR zone would allow a 4,000-square-foot lot. Ardmore said the proposal is consistent with the general plan's infill goals but that staff had identified a code-enforcement issue—an unpermitted accessory dwelling unit (ADU) on the property—which under city code meant staff could not advance the rezone and subdivision until the enforcement issue was resolved.

Public comment and neighborhood input: The commission heard multiple public comments from nearby residents who opposed the rezone and subdivision. Neighbors said the Tree Streets neighborhood is characterized by larger lots and mature trees and that subdividing lots would change neighborhood character. Several speakers raised parking impacts and cited existing problems with student tenants, multiple vehicles, and yard maintenance. The Wasatch neighborhood district representative said she had received more opposition than support and relayed concerns about precedent and infrastructure.

Applicant remarks: Applicant Jeff Rand told commissioners the new lot would be almost exactly the 4,000-square-foot minimum for LDR and argued the infill would create new single-family housing, improve street frontage and could reduce on-street parking pressure by adding a driveway and a new garage.

Action taken: Commissioners unanimously continued items 5 and 6 to allow the code-enforcement issue to be resolved and to give staff and the applicant time to address neighborhood concerns. Staff noted the neighborhood may pursue alternatives such as an ADU compliant with code (owner-occupancy requirements) if additional housing is desired in place of a rezone and subdivision.

What’s next: The items will be continued until the enforcement issue is resolved and the applicant provides any additional materials requested by staff; staff will include the commission's public comments in the report to City Council if the applicant later pursues a rezone and subdivision.