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Egypt Lake proposal for 21 townhomes fails to meet centers‑and‑connections density threshold, planning staff says
Summary
An applicant requested a PD to allow 21 townhomes in the Egypt Lake area; Planning Commission staff found the project incompatible with a Centers & Connections minimum density requirement and recommended denial, while the applicant argued site geometry constrained adding three units that would meet the threshold.
A proposal on Sept. 15 to rezone a narrow, deep parcel along West Lambright Street in the Egypt Lake neighborhood to allow a 21‑unit townhome development drew conflicting findings from county staff and Planning Commission staff and prompted public comment in support.
Applicant representative Todd Pressman said the four‑folio, 1.7‑acre site is surrounded by a mix of multifamily and single‑family zoning and that geometry — limited width and substantial depth — prevents adding three more units without increasing building height to a third story that would be out of character and trigger larger 2:1 setbacks. Pressman argued the 21‑unit plan advances “missing‑middle” housing and cited multiple comprehensive‑plan housing policies encouraging diverse housing types and infill near transit; he noted a HART station is “well within walking distance.”
Planning Commission staff, however, said the site’s future land use of Residential‑20 triggers Centers & Connections policy 2.4.0.4, which requires new development to achieve at least 75% of allowable density in designated centers unless specific exceptions apply. The site is short by three units from that minimum; staff reviewed the applicant’s written request for relief and concluded the compatibility exception did not apply because adding three units would not make the project incompatible with surrounding development. Planning Commission staff found the PD inconsistent with the comprehensive plan.
Development Services presented that the request seeks two plan development variations related to landscaping and buffering; staff recommended the application not be approved due to the site’s inability to meet 2:1 building setbacks and to provide required landscaping/buffering without the variations. Public comment included one resident, Jeri Estevez, who said she and her team had worked three years on the project and supported its potential to provide affordable, safe housing and to improve a vacant lot. No formal vote was taken at the hearing; the land use hearing officer will file a recommendation in the record for BOCC consideration.
