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Memo to Clerk re ZTA to RLP Minimum Building Setback(Going to CC 05-10-16)
:foe Newman
to:
Diane R Voss, Jill L Ripperger
04/21/2016 09:29 AM
Cc:
Justin Moore
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From: Joe Newman/COA
To: Diane R Voss/COA@COA, Jill L Ripperger/COA@COA
Cc: Justin Moore/COA@COA
2 Attachments
Um
Memo to Clerk Re ZTA to Boundary Line Setbacks in RLP, 04-20-16.pdf (�
ZTA Minimum Building Setback RLP, 04-20-16.pdf
Here are the materials for the Zoning Tex Amendment to the esidential Low Density Park Zone
Minimum Building Setback scheduled for e May 10, 2016 y Council meeting.
Please let me know if you need anything se.
Thanks!
-Joe
ITT OF
m e s
Joseph C. Newman
Principal Clerk
Administrative Services
Fire/Planning & Housing/Public Works
515-239-5400 main 1 515-239-5299 direct 1515-239-5404 fax
jnewman@city.ames.ia.us I City Hall, 515 Clark Avenue I Ames, IA 50010
www.CityofAmes.org ^ Caring People -Quality Programs- Exceptional Service
file:///C:/Users/diane.voss/AppData/Local/Temp/notesFFF692/-webO948.htm 4/22/2016
J
. Memo
Department of Planning& Housing
Caring People
Quality Programs
Exceptional Service
TO: Diane Voss, City Clerk
FROM: Justin Moore, Planner
DATE: April 21, 2016
SUBJECT: Zoning Text Amendment to the Residential Low Density Park Zone Minimum Building
Setback at an Exterior Boundary Line
The Planning and Zoning Commission acted on this amendment to the Zoning Ordinance at the April
20, 2016 meeting.
The City Council will review this proposed amendment at its May 10, 2016 meeting.
A copy of the Commission Action Form, dated April 20, 2016, is attached.
Please contact me at extension 5400 if you have any questions regarding this agenda item.
JM/jn
Attachment
S:\Planning.Dep\PLAN_SHR\Council Boards Comm issions\PZ\Letters&Memos\2016\Memo to Clerk Re ZTA to Boundary Line Setbacks in RLP,04-20-16.docx
ITEM # 8
DATE 04-20-16
COMMISSION ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT TO THE RESIDENTIAL LOW DENSITY
PARK ZONE MINIMUM BUILDING SETBACK AT AN EXTERIOR
BOUNDARY LINE
BACKGROUND:
Flummerfelt's Shady Grove M.H.C., LLC is requesting a text amendment to the
minimum building setback regulations for manufactured home park exterior boundary
line regulations. The proposed change to Zoning Ordinance Section 29.705(5) is to
reduce the current 30 feet perimeter setback to 10 feet. The applicant proposes that
exterior boundary line setbacks along public roadways remain at 30 feet.
The Residential Low Density Park (RLP) is a zoning district that allows placement of
manufactured homes in a private community type environment rather than upon
standard city lots within a subdivision. The RLP standards govern the size and density
of development and Sec. 29.705(5) governs the placement of manufactured homes
within the park. The current setback regulations for manufactured homes have been in
place with the prior R-5 zoning and incorporated into the Zoning Ordinance rewrite in
2000. The development standards govern placement of manufactured homes relative to
adjacent manufactured homes on interior lots and have a separate set of standards for
lots that border the exterior boundary line of the park. (See attachment A for the current
RLP zone development Standards) The rear yard setback for a home on a lot that
borders an exterior boundary line is currently 30 feet. By contrast, interior lots have a
separation requirement from neighboring homes of 20 feet between manufactured
homes. All lots have a 15-foot setback from internal streets.
The manufactured home park located at 1002 Dayton was approved by the City in
2006. The lots in the park are generally configured in rows running east to west along
three streets. The interior lots are typically 115 feet deep by 54 feet wide and the lots
that abut the exterior boundary line are typically 105 feet deep by 54 feet wide. Many of
the single-wide homes in the park, as well as other similar styled manufactured home
parks in the community, range in length from 60 to 78 feet.
Flummerfelt's Shady Grove M.H.C., LLC states that the most marketable and desirable
mobile home at this time is a 76-foot long single width home. However, this type of
home is unable to be placed in the buildable area of the perimeter boundary lots of the
manufactured home park located at 1002 Dayton Avenue. The current buildable area on
the perimeter lots is 60 feet in depth. The applicant believes the more affordable and
longer 76-foot single wide home is better option for the customers he has at 1002
Dayton. To accommodate a 76 foot deep mobile home a minimum additional 16 feet of
buildable area would need to be added onto the perimeter lots. Hence, the request for
the text amendment to broaden their options for placement of homes. The letter from
the applicant requesting the text amendment is found in Attachment A. The lot design of
the property is found in Attachment B.
Staff has reviewed information on manufactured homes to understand the dimensions
of the homes and how they fit the buildable areas of lots. Long lots fit the applicant's
desire for single-wide 76-foot long homes, medium length lots fit single-wide homes less
than 70 feet, and then double wide homes can generally fit in lots with the least depth
due to a building area envelope of approximately 60 feet of depth. The applicant's park
on Dayton includes interior lots long enough to allow for a full range of housing types.
The north perimeter lots of the park would support buildable area for double-wide
homes or a single wide homes at or less than 60 feet in depth.
There are generally three areas of the City with RLP zoning (S. Dayton, S. 16th, and SE
16th Street) with 5 separate manufactured home parks within these areas. Any changes
to the RLP zoning text would be applicable to all of these parks. The main purpose of
the 30-foot perimeter setback is to establish a transition and buffer from the homes to
the surroundings. The neighboring uses to this park include industrial on three sides of
the park and a small area of commercial. The other parks are bounded by commercial
on three sides at Duff and South 16th and apartments, and further west along South 16th
Street the ISU Veterinary research lab and Highway 30.
The matter in question at 1002 Dayton Avenue is the separation between residential
uses and allowed general industrial uses immediately abutting the property. The general
industrial zone regulations located in 29.901(3) allow for large scale industrial buildings
within 20 feet from a property line abutting a residentially zoned property. Decreasing
setback requirements along the exterior boundary line of a use abutting a General
Industrial zone district, especially in the case of residential uses such as the Residential
Low Density Park Zone, places that type of use exceptionally close to potentially
intrusive industrial uses. In this case the proposed text amendment would close the
distance between a potential home and a potential industrial building to as close as 30
feet in total separation between buildings, with potentially a wall or landscape buffer on
the industrial property.
Options for the Text Amendment
1. Applicant's Request- Reduce the perimeter setback to 10 feet allowing for the
largest range of housing options, least separation and buffering from surrounding uses.
This provides the necessary building area on the lot for a larger home, yet the
manufactured homes could potentially sit within very short distances from other
contrasting uses such as industrial or commercial buildings as well as parking or other
accessory activities for those types of neighboring uses. Noise, light and other aspects
of very close proximity to contrasting uses could intrude upon the residential character
of the homes.
2. Partial Perimeter Setback- Reduce the perimeter setback to 20 feet to match a rear
yard setback of standard single-family homes. This brings the rear yard setback on
exterior boundary lots in line with that of the current single family home standards and
would give an extra 10 feet of depth to the building area on exterior boundary lots.
Reducing it to 20 feet may allow a somewhat greater variety of manufactured homes to
be placed on the lots in question. This would allow somewhat deeper length of building
envelope for manufactured home structures, but would not achieve the depth the
applicant desires. An additional 6 feet of building depth would still be necessary based
on the applicant's request if the rear was reduced to 20 feet rather than 10 feet.
3. Modify Front and Perimeter Setbacks- This approach tries to create a larger
buildable envelope while preserving as much perimeter area as possible. Reduce the
perimeter setback from 20 feet to 18 feet and reduce the interior street lot line setback
from 15 feet to 10 feet. This gives the applicant the desired building area they are
requesting albeit at a different setback that keeps the perimeter setback at a greater
distance and reduces the interior front streetline setback somewhat to account for the
remaining desired buildable area.
4. No Change-This would maintain current requirements. The developer could pursue
redesigning the lot layout pattern and add 10 feet to the designed depth of the perimeter
north lots, but this would not fully meet his interests. If there was no change to the
lotting pattern, the applicant would likely have to exclusively market the lots for double
wide homes.
ALTERNATIVES:
1. The Planning & Zoning Commission can recommend that the City Council adopt
the proposed amendment changing the Residential Low Density Park Zone
Minimum Building Setback at an Exterior Boundary Line as proposed by the
applicant.
2. The Planning & Zoning Commission can recommend that the City Council deny
the proposed amendment changing the Residential Low Density Park Zone
Minimum Building Setback at an Exterior Boundary Line.
3. The Planning & Zoning Commission can recommend that the City Council adopt a
modified version of the text amendment changing the Residential Low Density
Park Zone Minimum Building Setback at an Exterior Boundary Line.
4. The Planning & Zoning Commission can refer the matter back to staff and/or the
applicant for further information.
RECOMMENDED ACTION:
The text amendment, as proposed by the applicant, requests a change to a key
standard in the Residential Low Density Park development standards that govern the
location of manufactured homes relative to exterior property boundary lines and thereby
the relationship to neighboring uses. As proposed by the applicant, the change would
increase the options for housing types on lots that are part of the park at 1002 Dayton
as it create more buildable area on the lots that have already been established for the
park.
Staff does not believe the change is essential to allow for use of the perimeter lots of the
manufactured home parks. Staff believes there is a balance to widening housing options
and maintaining siting standards and expectations for transitions. Perimeter setbacks
should be important in RLP areas due to the wide range of neighboring uses and that a
buffer distance of 30 feet helps to address. Therefore, it is the recommendation of
the Department of Planning and Housing that the Planning and Zoning
Commission act in accordance with Alternative #2, which is to deny a request to
change the standards.
Attachment A
TE X'i'A1IF ND,N—IE,N'r TO'I'llE ZONIN(;ORDINANCE,
TABLE 29.705(5)
RESIDEN'I1AL i;OW 1 VNSl'ITY P.,kRK ZONE
1 tc,L„ruin " 1 crt >1tTasr)cict> rli. In ilic guest liar aftin'dabie
t.ra_Al tr'ann62tured homes hznc heomne a A niticant igit,<` L as the r:onslrueliujt and
s monies We bamie mom aid niom similar` to stickkidit rc,idences as time 0,;
'ctianuf attired lu nlc v ro login, anctal sided di,posaable temporary
i"te>rtsti g as "us smunon I the tea L €w Kc ..amie anti ttree "Ah ti Q-inwtr€awd
~'Nail;_ xW pk asam 44AQ cx ri m. A_ k i?,Tn"i,t"hfmirme.
dht', t, :jcnct and coniton of liO, it a. Fawned over the 4t''t , ttae im dd most
,atraetivc to Colimmiers hits trended to 70 feet in length, 76 f'om m.anw',, tired hone S
vvmdd typic:al€} have <arowd !AM spore Go of living area Ath mwifucs ti"id in
stick-built residencA,,s of cumparable in. I he sip and the amcnitic, hm, e attracted
consumers to be 76' model,and n ar;:sii,cturcrs have dcce,oped proces,es dirt rnztke the
76' model the "boa buy" Ai coo pa ,it,tare 2„A and hv'ink comftat`t, lint+7rtttr;wly,
nlujor Site cfcti+ of,m ut plans or tltc at in, not necessari';c considered this ten th of
mmiuk.,wd Inmw whm estathlt .na eat.i ar brnsndaaries. In order t accosaatnt:rd arc the
tier?iOW AW tho Ppular and hc-ah€c r"01 & mane<tct,wd 1acmn 1'leunmerMI lour
Sa scan, 11,11"i'. I.LC. A sedkg a 1Vt Atnendmcr i io 1';jbje 2t3.705(), amending
minimum ln,ailding so w 1, nianul`cactured home park exterior boundary line to ten 1e et
(i t:i')
The Iata`posc of the zoning amendment k try enhance be A ng experi me tits those
seAky Atiardta R hou ing in \ines by allo% ing thorn to)naty the hest value-priced home
arid "hile hmi g atti,rdable housing, live in this same ciuntort as tho;er in ,tick-built
residential klktricxs. Al shown by the attached flat, without the "lexi Amendment. as
map as thirty futm o%c no,,;ot`af`Tordabic homes wool'-be deprived of'thc opporwnity icy
receive the hest cal.tc and larger sgttare tootage available in the 76'model,
t c+r salt) and swahetics,the thirty 6";fit)')srtha k vmW rmwh in Nam Rw exterior
bonmtaries Ow abut pn he nutdt ys and other exterior botuadarics would be amended to
tern ket (ltt''}. The Tost Amnadtmm +voultf hmv no ciibef on cl mmm howun
stmetures or interior sethacks ftrr the developnient.
B, I,7fncr att_i "„i:.tf c l r,,�}"Ito 7one�s,aruclt>r 1I_a (lecisk. The zoning for t"otir Se.iso ns
Park maioi .itc dcvelopmcnt phm is ttl P: 'it's i avion on South 1hy°ton ,A n w i,
,,WT W,,dk:d h,. commercial Oren N, 'Me major site de%elopment plan is itit;,ached sho"inp,
the description of She (.tevl'fe`tl)n"7etlt.and anienttivs of the :lilefopment" .`x1so attached is
the GS1 map shimmy a viect cat the area.
Attachment A, cont.
i-%11 lamtttaxtr e2f C o:,sititenC tag l ext A<31s'"da tat m,i1h,1,,fact ,: l".lies The refaacc; tta
the [.<tnd 1,se:1'ta cN has been critical of the density of h usinL in the Chy of Am s in the
past. A na aracrf actttred hcstne a sllaa i <a:sits the CitN in=hieving gre:ater density less
land consumption, and <a iac:ility like 1-`our Seasons Park proNid..-; to the
boinew,knei that are t;picaallk only aaa.ailalte e in crass x i,-', ex nsvi
nvic.rh -ta'lai'odti•.
Jh1: 2010 housing, rfsjecuo, :i Policy her, aaiial need ii=r
additional
aft'Tdaalle. Part of all lasd,at- hat
rdoblc h€=€a in , <ind hec�.a , o: a:� model
an<a_s.a%c ttascd homer, the featt'u s kl� _ .. rx ughal,
c:quivalitvt It, %k'ltat c*.te tw,jUW ts::r„ ,:arc feat
is in complete haat aort%°with the 1_,
Chaz}pier 2 of she Lind 11,;e llolic:y v4 omo, x uiure u. ,
'1'1 of tlWSC acrc, we f'or one and Qt*o fain+, hiplc fami,
housing§ sail only 75 .a.,,res dedicated to iatlwr .s. , ,>�cc the. f€
«it'.tvt€Ytlt il.dicated to residential low-d,:ta,tt% 1'?..I-. � .... ..
to mla c,#" it is important that xc:c titri,��
,o i.ut ,rdjblc p,cr squxv lita4T and ur.:.>
Fin a3l,,� becau,sc RLP aarvaas are gencrGal v ,urrouatded
zitnine.tfacre is raO ifflI €ct ffraarta this pre po>ed'F tt Aineraa3:'a zeta ' _ iloh,,
). 1_ a>ttra mt)r�faaatlw Tha existing l,aaa-ataaate is found it ..,. .. L t'stle is
Minimum Building S,thaek. Nlaaaaw actured l l , Park iS, Ilic
tY:a.l3,aa.3`4.ralent then .., i.11 t ':'k..> .. .t:'t 1" ,t :l t.. - tx1.? ., .,..�`A:± that
ss 11% extend tei
I, Prtlj tt.,e l Ordinaan 4 t_an�at_a �, f i<, pttas sat :,t.ttadzar f si lt: of the Table ascacal<f
remAita Unchanged:the proposed text ch,t a tattdcr°-ft1.1'tone—�wuld read us folkv s:
"t trim, iec°t i 3tt') f`or ext�rtcer ltc�a atdarc .. ,tt'tna t>ttt,tc rca<ac3i t} , except
few wknity,;and raised open that naaa,. exacml teat feet t;10*. into this
C%Teriirr csasarcf.tri a ra t aabaattiral pUblic rerad vA,�s,ien€cet 1,1lf'C'
Respectfully submitted,
NFW13ROtJGI1 LAW FIRM.LIT
612 Kellogg Ave.,P.O.Box 947
Ames,Iowa 50010
Lelephom: (51 )232-1761
Paz: (515)232-8962
E-mail: talbot a=ncxvbroughlaw.coin
Bv
ium T,Talbot A"10007736
Attachment B
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Attachment C
APPROVAL APPROVA1.AtR'rllOt217'V.
USE.CA1'RC.ORV S1"A1'L:S RVQCIRED
I�WLSf RIAL USES
..........
INStf11-ri(,WAL LS1:3 N __
'IR>kNSPOR'IA'I ION.COMM1'NICATIONti.AND N --
El7LITY t-St:S
NISCELLANFA)tS USES N --
1' pcmtilted by mqufred approve!
iv — tio. ProhiAiud
SDP,Minor — Site D;wclorment{'Ian mmot See 5 rtion 29.9 i02(3)
SDI'Maiur ... Site ihvclotanent P9on 1lajor. Sec.Section 20.1501(4)
(a) l lx following,uacs are allowdd in the RLf Zone only so far as they are shown on the Site.
Development flan consistent with the regairementS Set firrth in Section 29.1502(4); a manager's office and
residence,which may be of a convcntioaa!type constrttctionf community centers and recreation facilities;laundry
facilities; outdoor drying area; maintenance buildings andior facilities: rccreatironaf vchicle and boat storage;
commercial uses,limited to those shown and dewrihf d in the plan fur the use and development of the manufactured
home park approved by the C`'itq Council is herein required,are permitted provided that such commercial uses arc ol'a
sort intended exclusively for the service and convenience of the residefizs of the manufactured have park,any
buildings w used are designed to reflect the residential character of the park,there is mo advertising Sign other th.m a
Single identification sign no larger than four square feet placed flush(m the wall I)('the building containing,the
commercial use which shall not be readily observable from outride the manufactured home park;and other uses of a
similar nature for the exclusive use al--the alamui'actured home park residents.
(b) A manufactured home sales lid is permitted in connection with.an approved Nvtanahiclured
I home Park under the provisions of this Ordinance.provided that the sales lot ceases when 90"b of the manufactured
home spaces have been occupied. Hutvevcr.Wit if,the intention for 1lte sales lot to continue beyond such initial
period,the sales lot area must be in a district where such use is permitted.
(c I Onl}one;I)manufactured home is permitted on each approved manufactured home spare,
in accordance frith the:provisions of this section and applicable regulations ol'the State oflowa statutes. Only o ne(I)
manufactured home per mail u!actured home lot in a Manufactured Ilorne Subdivision is permitted on each approved
manufa. fired home lot.
(5) Zone Development Standards. The zone development standards for the.RLP Zone are set i'urth in
Table 29.705(5)below.
'Eabic 29.?0.5l5)
Residential lmn-Density Park(RLP)Iona Developtnent Sfandarris
ail .........
- DEV ELOPMF'.N'r SIANDARDS RLP7,ONE
minhnuut Roca!Size fora 0.1e11ufiaored Home park !+l ncres
..Mrr M)Ool iknuu of hltnul,exend
Millen n Al-a of"Mynufalnned H re S?see le bt iit..rminsl I,y the s1m e!'rhe manu12e1urY,d bonus,uparation
ra uaumcnta'w,,J-^coif ed for afro ratios
btaY"imtvm Area of t)euichetl Garttta (s(Ni sf
M!ninum;Lot I'rontecc 35 i2.,on!r ma Manufaau-1 dome saldl—,on
1daumt it It !dmg S oSct.Van a-tv"'i Flo •c
tn,'ot Su slot tans I'+it,
1k,tssrx^n\,9,iTnttaUured homes,indudurg strurat;nI 20 It.,^acerr A+r deli.aed ga ages.tlat can be'valun 4 It of another
addui.ms garage or a mam;frawred huro:
Aiinimnn;13uiidina Sent:+ck,Mamdatiurcd home Park LxtcrioT 34)it.,except for awriings raul raisatl open decks.that may extend It)ft.
Borndar:Lieu mw thissettrack
Miai3n^,mt Bmlding Settmcks,DetacL•ed Gar:rze.
Nt,,dor Street Lire 201t
From Fstarior ftoundary 2011,
_ Rsar 20 ft clear b"IN m stmctures
h4ir.unum Rcroreaunm Ana 8%
! trla-cinrwn I Icivnt 15 ft or I stun."hieherer is iovwr
Park+ms AlttntYd leaven BwtJmLn and Scents
prise-ihroueh Faeihui�s R•;milicd No _
ourdosrr this;av Panm(ted ... Nr,
Clu;dons Store^e remiated .... Vo
Sup 4 20 14-1 ChapLer 29,Article 7-Page 10 Rev.01-01-14