L111 B1 WR Detached units on multifamily zoningMemo
Date: January 15, 1999
T o : Planning and Zoning Commission
From: Karen Griffith, Town Planner
Re: Detached Units on Multi -Family Lots
Summary
Lot 111, Block 1, Wildridge, is zoned multifamily residential for up to 7 units. The owner, Andy Hadley, wants
to build five single-family homes on the site. The Town's adopted policy, however, does not permit
development of a multifamily lot in this manner.
Background
The Avon Municipal Code previously allowed construction of detached structures on duplex and multi -family
lots through the subdivision process. In June 1991, the Council noted that replacing multifamily structures with
detached units resulted in more structures on small lots, which they considered an undesirable change in the
character of the Wildridge Neighborhood. In response, Council adopted Resolution 91-17, stating that the Town
would no longer allow further subdivision of duplex and multi -family lots for single family or other detached
units. The resolution states that "two unit lots would mean attached duplex buildings and no detached duplex
allowed, and three unit or greater lots would mean multi -family attached buildings of three units or more per
building."
On January 12, 1999 Town Council directed staff to draft a policy on this issue for review and comment by the
Planning and Zoning Commission, and forwarding to Town Council for action.
Discussion
Staff believes there is merit in approving detached units in certain cases. Benefits of detached units include:
• projects more compatible when surrounding neighborhoods are primarily single family or duplex
• potential to lessen impacts on neighbors' views
• potential to respond better to site topography
Potential negative impacts to consider include:
• the appearance of a denser development, with more structures and less open space
• an increased number of curb cuts
• impact on "affordable" housing supply by converting multi -family to more expensive single family units
The following criteria could be used to evaluate individual requests. An application to develop detached units
on a multifamily lot would have to successfully address all of these criteria:
1. The design would be more compatible with the topography, including minimizing site disturbance,
compared with a multifamily project on the same site.
2. The number of curb cuts would not substantially increase.
3. The design would be more compatible with the surrounding development including character, density,
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development pattern and lot size.
4. Impacts on views would be minimal.
5. Building site coverage would not increase.
6. Satisfaction of Design Review Criteria and Code Requirements.
To address the relative increase in unit cost anticipated by approving detached units, the Commission may want
to consider some mitigation, such as requiring one deed -restricted unit for each multi -family lot converted to
single family use. In the case of Lot 111, one such unit would be required. The unit could be a lock -off unit for
rent, and would count towards the number of units allocated to the lot.
Recommendation
Staff recommends that Planning and Zoning Commission adopt Resolution 99-2, recommending six criteria be
incorporated into the Planning and Zoning Commission Procedures, Rules and Regulations for use in evaluating
requests for detached units on multi -family lots. We recommend that the criteria be forwarded to Council for
review, and ask that Council consider some sort of public input process as part of its review. Assuming Council
adopts the policy and review criteria, staff will prepare an amendment to the Planning and Zoning Commissions
Procedures, Rules and Regulations.
Alternatives
1. Adopt Resolution 99-2
2. Amend Resolution 99-2
3. Deny adoption of Resolution 99-2
4. Table action on Resolution 99-2
N
Lot 41/43, Block 2, Benchmark a, waver Creek, Design Modification
January 19, 1999, Planning & Zoning Commission
Planning & Zoning Commission Action
❑ Approved as submitted
❑ Denied
E Approved with conditions (noted below)
❑ Tabled
❑ Withdrawn by applicant
Conditions of approval, reasons for tabling or withdrawal of application, or basis for denial (refer
to code or guidelines by number):
Sig
Date
Chris Evans, Chair
Attest:
Sue Railton, Secretary
Date /—/Y ^%f
2