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the LDR-1 district to the west canalsobe viewed as areasonable way to transition from those 44 lower-density residences to the high-densitycondominium buildings across Dale Street. Finally, 45 if the rezoning request were denied, this part of the plat would be limited to two corner lots and 46 one “interior” lot, all of which would be unusually wide and shallow in order to conform to the 47 existing LDR-1 lot size standards. For these reasons, Planning Division staff finds that the 48 requested rezoning is an appropriate application of the LDR-2 district, and recommends its 49 approval. 50 Attempts to rezone property to LDR-2 for new development across the city have not been 51 successfulto date. The Planning Commission may recall the last such rezoning request occurred 52 in 2014 and pertained to the site for which the Farrington Estates plat was recently approved; that 53 2014 plat proposal was called Moore’s Farrington Estates.The Planning Division believes that 54 the current Wheaton Woods differs significantly from Moore’s Farrington Estates. In order to 55 understand the differences, thefollowingparagraphs identifythe findings of fact underpinning 56 City Council Resolution 11150 denyingthe Moore’s Farrington Estatesproposal(in italics), and 57 discusswhy each finding might or might not apply to the Wheaton Woodsapplicationand 58 location. 59 Moore’s Farrington Estates Denial Finding A: Per 1004.09.A of the City Code, the LDR-2 60 zoning district is intended for “one family dwellings on small lots,” or two-family or 61 townhouse dwellings. The proposed single family lots, while narrow, are in allother respects 62 not found to be small lots, and therefore not consistent with the intent of the LDR-2 zoning 63 district. 64 Moore’s Farrington Estates’proposed LDR-2 lots had area figures that exceeded the LDR-1 65 minimum standards, and the requested rezoning was denied because these lots, despite being 66 narrow, were not smalllots as intended by the LDR-2 district.By contrast, the Wheaton 67 Woods lots within the requested LDR-2 district would be about 60 –70 feet wide and about 68 7,000–8,000 square feet, which issubstantially smaller than the LDR-1 minimum standards 69 of 85 –100 feet in width and 11,000 –12,500 square feet.Therefore, Planning Division staff 70 believes that the proposed Lots 7 –12 of Block 2 are small lots,consistent with the spirit and 71 intent ofthe LDR-2 district. 72 Moore’s Farrington Estates Denial Finding B: While not proposed in this development, the 73 potential allowance of two-family or townhome dwellings in the LDR-2 district is not 74 consistent with the surrounding neighborhood of large and more average single family lots, 75 the Southwind townhome development approximately 900 feet to the eastnotwithstanding. 76 Wheaton Woods Lots 7 –12,Block 2 would bedirectly across Dale Street from the Ramsey 77 Square Condominiums, within 150 feet of the Westwood Village 2 townhome development 78 (which is also on the east side of Dale Street), and about 125 feet from a duplex property and 79 the Rosetown Ridge townhome development across County Road C. Moreover, a large 80 undeveloped parcel zoned for high-density residential development is located in the opposite 81 corner of the intersection of County Road C and Dale Street. While the Wheaton Woods 82 proposal does not contemplate two-family or townhome dwellings,Planning Division staff 83 believes that thepotential future development of these residential types in the proposed LDR- 84 2 districtwould not be inconsistent with the surrounding neighborhood. 85 The LDR-2 lots proposed in Moore’s Farrington Estates, in addition to being substantially far 86 from other LDR-2 or MDR developments, were much larger than the LDR-2 lots proposed 87 for Wheaton Woods. The larger lots of Moore’s Farrington Estates would have easily 88 accommodated duplexes or other two-family units to be built on them in the future, having 89 PF16-003_RPCA_20160302 Page 3of 8