HomeMy WebLinkAboutMOUNTAIN PARK HOMES - CHANGE OF NON-CONFORMING USE - 37-88 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICANT COMMUNICATIONCOMMENTS ON CRITERIA
NON -CONFORMING USE REVIEW
1 The nature and purpose of the existing non -conforming use.
The existing non -conforming use consists of a two-story four-plex
dwelling unit and 21 mobile home sites with mobile homes of
varying size and condition. In general the condition of the
existing use is extremely deteriorated, suffering from
overcrowding, deferred maintenance, and a lack of any coherent
plan of dwelling unit size and placement. The essential purpose
of the existing use is high density residential. The nature of
the tenancy is medium to large family with very low income.
2 The difference in quality and character of the proposed use.
The proposed non -conforming use is the development of 24
one -bedroom apartments for elderly occupancy with rehabilitation
of the 4 plex into three units and a community/laundry room for
the use of the residents. The character will change from family
to elderly use. The dwelling units will be aranged more suitably
on the site. Parking will be centralized. Landscaping will be
extensive with reliance on the existing trees. Underground
sprinkler systems, area lighting, sitting areas, and flower beds
will all add to the proposed project's appearance. The buildings
will be lap sided in a manner compatible with the surrounding
siingle family residences.
3 The difference in the decree of use of the proposed use.
There will be little difference in the degree of use in terms of
the hours of operation. However, the numbers of people utilizing
the property will be significantly reduced by virtue of the
change in occupancy from family to elderly. As a result of the
change in occupancy as well as the better site utilization, the
parking demand and traffic impact of the project will be
significantly reduced.
4 The reasons for the proposed change.
The existing site is a slum and a blight on the neighborhood.
The existing use consists of substandard housing conditions unfit
for human habitation due to the unsafe and unsanitary condition.
All of these conditions combine toadversely affect neighborhood
property values. The following is an excerpt from the Colorado
Housing Authorities Law as it pertains to the existing conditions
and our reasons for the proposed change.
294-202. Legislative declaration. (i) It is hereby declared:
"(a) That unsanitary or unsafe dwelling accommodations exist in various
cities and that such unsafe or unsanitary conditions arise from overcrowding
and concentration of population, the obsolete and poor condition of buildings,
improper planning, excessive land coverage, lack of proper light, air, and
,space, unsanitary design and arrangement, lack of proper sanitary facilities,
and the existence of conditions which endanger life or property by fire and
;other causes;
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COMMENTS ON CRITERIA
NON —CONFORMING USE REVIEW
(b) That in all such cities persons of low income are forced to reside in
.Lnsanitary or unsafe dwelling accommodations; that in various cities there
U"a lack of safe or sanitary dwelling accommodations available to all the
lnhabitants thereof and that consequently persons of low income are forced
-occupy overcrowded and congested dwelling accommodations;
(c) That these conditions cause an increase in and spread of disease and
crime and constitute a menace to the health, safety, morals, and welfare of
the citizens of the state, and impair economic values; that the aforesaid condi-
tions also exist in certain areas surrounding such cities, and that these condi-
tions cannot be remedied by the ordinary operations of private enterprises;
(d) That the clearance, replanning, and reconstruction of the areas in
which unsanitary or unsafe housing conditions exist and the providing of safe
and sanitary dwelling accommodations at such rentals that enable persons
who now live in unsafe or unsanitary dwelling accommodations or in over-
crowded and congested dwelling accommodations can afford to live in safe
and sanitary or uncongested dwelling accommodations, are public uses and
purposes for which public money may be spent and private property
acquired;
(e) That, in order to remedy these conditions, a housing authority with
the boundaries, powers, and duties provided in this part 2 shall be established
for each city and that it is in the public interest that work on such projects
be instituted as soon as possible in order to relieve unemployment which now
constitutes an emergency.
(2) The necessity in the public interest for the provisions enacted in this
part 2 is hereby declared as a matter of legislative determination.
5 The overall impact of the proposed use on the surrounding property.
The overall impact will be to reduce traffic congestion, aid in
the revitalization of the area, stabilize the neighborhood
socially and economically, reduce vandalism and crime associated
with overcrowded and substandard housing, present a cleaner
streetscape, and improve pedestrian access along mountain Avenue.
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