HomeMy WebLinkAboutA004 - Council Action Form dated June 14, 2016 ITEM # 50
DATE: 06-14-16
COUNCIL ACTION FORM
SUBJECT: ZONING TEXT AMENDMENTS RELATED TO THE RESIDENTIAL LOW
DENSITY PARK ZONE MINIMUM BUILDING SETBACK AT AN
EXTERIOR BOUNDARY LINE
BACKGROUND:
The public hearing for the proposed text amendment was continued by the City Council
at the request of the applicant from May 10th to June 14tn
Flummerfelt's Shady Grove M.H.C., LLC is requesting a text amendment to the
minimum building setback regulations of manufactured home park exterior boundary
lines. The City Council received a letter requesting a text amendment referral at its
February meeting and allowed the applicant to initiate an amendment. The applicant's
request is to reduce the perimeter setback from 30 feet to 10 feet. The exterior
boundary along a street would remain at 30 feet. The current setback regulations for
mobile homes have existed as part of the previous R-5 zoning prior to 2000 and were
carried over to the Residential Low Density Park (RLP) zoning district when the City
adopted a new zoning ordinance in 2000.
Flummerfelt's Shady Grove M.H.C., LLC own multiple manufactured home parks across
the community, but is currently concerned about the park at 1002 Dayton. The
applicant states that the most marketable and desirable mobile home at this time
is a 76-foot long single modular width home. This specific home type is unable to
be placed in the buildable area of the perimeter boundary lots of the mobile home
park located at 1002 Dayton Avenue under the current RLP development
regulations. The current buildable area on the perimeter lots is 60 feet in depth. To
accommodate a 76-foot long mobile home, a minimum of 16 additional feet of buildable
area would need to be added to the perimeter lots. The resulting home placement would
be 14 feet from the perimeter property line with the 76-foot home.
Many of the single-wide homes in the park located at 1002 Dayton, as well as other
similar styled mobile home parks in the community, range in length from 60 to 78 feet.
Many of the existing mobile home parks are at or near capacity in terms of number of
homes. Any text amendment affects three separate RLP zoned areas of the community
that contain mobile homes. This includes the Dayton area as well as two additional
areas are located just off of South Duff at Southeast 16th street and on the south side of
south 16th street and north of Highway 30.
Parks are laid out in a manner that simulates lotting, but they are not necessarily
subdivided into individual lots. One key element of RLP zoning and a Major Site
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Development Plan is that the design of the park includes common open space and
amenities in addition to specifying the manufactured home spaces and layout of the
park. The Site Plan approval for the Dayton Park sited lots at this location that are 10
feet less in depth than the interior lots despite the greater setback requirement. The
current setbacks have a 30-foot rear perimeter building setback along the exterior lot
line of the boundary lots in mobile home parks and a 15 foot interior street side setback.
Since most mobile home parks do not have individual lots with a rear property line, the
RLP standards also include a 20-foot building to building separation requirement.
The applicant has stated he has limited choices of how to place home on the current
lots and wants to expand the range of options. The applicant has described that the
current lots allow for placement of used double wide manufactured homes. New build
manufactured homes from his suppliers do not fit in the buildable area of the
perimeter lots at 1002 Dayton. Newly built homes are typically a minimum of 64 feet
in length for double wide homes, smaller single wide homes are 66-72 feet, and the
developer's desired single-wide home model of 76 feet. The applicant described cost
differences between these homes as used homes being available for under $40,000,
new single wide 76-foot long homes priced below $60,000, and new double wide homes
priced around $90,000. To place any of the newly built homes on the perimeter lots,
some adjustment to the 30-foot setback standard would be needed.
In staff's opinion, the key consideration of allowing a change to setback
requirements is potential incompatibility and transition to neighboring uses. The
existing manufactured home parks have a variety of adjacent uses that include
residential, commercial uses, and industrial uses. Changing the rear setbacks at an
exterior boundary line will allow for the manufactured homes to come within a much
closer distance to potential future industrial uses neighboring the 1002 Dayton Avenue
site.
The General Industrial zone, which abuts a large portion of the property in question at
the Dayton location allows for the potential of large scale industrial buildings within 20
feet of residentially zoned property. The combination of GI setbacks and RLP setbacks
would create a 50-foot separation of buildings with a landscape buffer yard along the
property line and installed by the industrial user. With the proposed change, an
industrial building could be as close as 30 feet from a manufactured home with an
intervening buffer.
At its April 20th meeting, the Planning & Zoning Commission discussed the text
amendment proposal, why such a specific change was needed, and how it would affect
the intended character and development in RLP zoning districts. Ultimately the
Commission voted to recommend the City Council adopt the applicant's proposal in an
effort to support expanded affordable housing opportunities within the City.
Staff believes the 30-foot setback has merit in attempting to help mitigate compatibility
and transition to dissimilar uses at the perimeter of a manufactured home park. When
considering options with the Planning and Zoning Commission, staff believed that
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maintaining the setback was important due to the variety of adjacent uses to
manufactured home parks and trying to ensure a more desirable living environment.
Staff also considered an option for a 20-foot setback as more desirable than the
proposed 10-foot setback. The 20-foot distance would match the minimum rear yard
expectation of single-family homes in standard residential zoning districts. If the 20-foot
option was adopted, it would allow the applicant to place either used manufactured
homes as he can do now or new homes under 70 feet in length on the perimeter lots. It
would not allow for the largest homes that are 76 feet in length to be placed upon the
perimeter lots. Changing to 20 feet would only partially meet the applicant's interest.
If the developer is not successful with a zoning text amendment request, they may
choose to pursue a setback variance for the north perimeter lots within the Dayton park
based on the limitation of the lot size related to the specifications of newly constructed
manufactured homes and hope to demonstrate to the Zoning Board of Adjustment they
meet the criteria for a variance.
ALTERNATIVES:
1. The City Council can decline to adopt the proposed amendments and maintain a 30-
foot perimeter setback requirement.
9setback
he City Council can on first reading approve the ordinance allowing for a 10-foot at exterior boundary lines when not abutting a public right of way in RLP
zoning districts as shown in the attached draft ordinance.
3. The City Council can approve alternative language for reduced setbacks and adopt
an ordinance on first reading.
MANAGERS RECOMMENDATION:
The proposed changes reduce the required distance manufactured homes must be from
exterior boundary lines that do not abut a public right-of-way. The main question
concerning this text amendment consists of what is an appropriate transition to adjacent
properties and if increasing the range of house types that may be placed on exterior lots
is warranted. The rear setback requirement is not intended to provide for active open
space as that need is met through the side yards and common open space
requirements within the park. Its purpose is to provide for transition and buffering of
adjacent uses as an important component of quality living environments.
While there are only five parks within the City, there are a wide variety of uses adjacent
to manufactured home parks that are not typical of most residential areas of the City.
When touring the older areas of mobile home parks there a distinct difference in how
little separation there is from other homes compared to the newer parks. The primary
mitigating factor of the reduced setback is the buffering that the General Industrial
properties are required to meet with building separation, wall, and landscaping
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requirements. For the Dayton property, all of the abutting industrial lots are required to
provide this buffering as they develop.
The new mobile homes at the Dayton site would likely be placed prior to the completion
of adjacent development. Other existing parks adjacent to commercial areas are
already non-conforming in their perimeter setbacks and would likely not be affected by
the change. Any new RLP zoned property could mitigate issues of adjacency through
the site plan approval process where site specific standards could be imposed. With
the belief that the existing parks will likely be minimally affected by the change
and that the abutting General Industrial buffering and setbacks will help address
transition areas, reducing the setback can be supported to promote a wider range
of housing choices.
Therefore, it is the recommendation of the City Manager that the City Council
adopt Alternative #2, which is to approve the proposed text amendment allowing
a 10 foot setback at an exterior boundary line.
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Attachment A-A licant Requested Changes
pp q 9
Table 29.705(5)
Residential Low Density Park(RLP)Zone Development Standards
DEVELOPMENT STANDARDS RLP ZONE
Minimum Parcel Size for a Manufactured Home Park 10 acres
Maximum Density of Manufactured Home Spaces 7/gross acre
Minimum Area of Manufactured Home Space To be determined by the size of the manufactured homes,separation
requirements and occupied lot area ratios
Maximum Area of Detached Garage 600 sf.
Minimum Lot Frontage 35 ft.,only in a Manufactured Home Subdivision.
Minimum Building Setback,Manufactured Homes
Interior Street Line 15 ft.
Exterior Street Line 30 ft.
Exterior Non Street Boundary Line 10 ft.
Between Manufactured Homes Including Structural 20ft.
Additions
Minimum Building Setbacks,Detached Garages
Interior Street Line 20 ft.
From Exterior Non Street Boundary 10 ft.
Exterior Street Line 20 ft.
Between Detached Garages and Manufactured Homes 6ft.
Minimum Recreation Area S%
Maximum Height 15 ft.or 1 story,whichever is lower
Parking Allowed Between Buildings and Streets No
Drive-Through Facilities Permitted No
Outdoor Display Permitted No
Outdoor Storage Permitted No
Trucks and Equipment Permitted No
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Attachment B
TEXT AMENDMENT TOTI IF ZONING ORDINANCE
TABLE 29.705(5)
"RI. )" RESIDENTIAL LOW DENSITY PARK ZONE
A. Lxplanation ()A_JRgasongs for�the Zonin, Text Amendment. In the quest furalTordable
housing, manufactured homes have become a significant option, as the construction and
structures have become more and more similar to stick-built residences as time has
progressed. Manufactured homes are no longer metal-sided disposable temporary
housing as was common in the past, but have become structures with fully-insulated
walls, insulated windows,and pleasant looking exteriors. As the progress in appearance,
the efficiency and comfort of living has progressed over tile years, the model most
attractive to consumers has trended to 76 feet in length. 76 foot manufactured homes
would typically have around 1,000 square feet of living area with amenities found in
stick-built residences of comparable size. The size and the amenities have attracted
consumers to the 76' model, and manufacturers have developed processes that make the
76' model the "best buy" for cost per square foot and living comfort. Unflortunately,
major site development plans of the past have not necessarily considered this length of
manufactured home when establishing exterior boundaries. In order to accommodate the
demand for this popular and livable model of manufactured home, Flummerfelt Four
Seasons M.H.C. LLC is seeking a Text Amendment to Table 29.705(5), amending
minimum building setback, manufactured home park exterior boundary line to ten feet
(10').
The purpose of the zoning amendment is to enhance the living experience for those
seeking, all'ordable housing in Ames by allowing them to buy the best value-priced home
and while having affordable housing, live in the same comfort as those in stick-built
residential districts. As shown by the attached Plat, without the Text Amendment, as
mail)-as thirty future owners of affordable homes would be deprived of the opportunity to
receive the best value and larger square footage available in the 76' model.
For safety and aesthetics, the thirty foot (30') setback would remain in place for exterior
boundaries that abut public roadways and other exterior boundaries would be amended to
ten feet (10'). The Text Amendment would have no effect on clearance between
structures or interior setbacks for the development,
s
11. Description of the ProNriv 7ones,andlor Areas Affected. The zoning for Four Seasons
Park major site development plan is IWI; it's location on South Dayton Avenue is
surrounded by commercial zoning. The major site development plan is attached showing
the description of the development and amenities of the de\clopment. Also attached is
the GSI map showing a view of the area.
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Attachment B Continued
C. lax lactation of Consistency of Text Amendment with Land Use Policy. The preface to
the Land Use Policy has been critical of the density ot'housing, in the City of Ames in the
past. A manufactured home village assists the City in achieving greater density with less
land consumption. and a facility like Four Seasons Park provides amenities to the
homeowner that are typically only available in dramatically more expensive
neighborhoods.
The 2030 housing projection in the Land Use Policy shows substantial need for
additional single-family housing. and certainly mentions that housing should be
affordable. Part of affordable housing Is havirig, the best features available in that
affordable housing, and because of the manufacturing methods of the 76* model
manufactured home. the features like counterlops, cabinets, and sinks, are roughly
equivalent to what one would find in those stick-built in the 1.(X)O to 1,200 square feet
size. I laving, single-family housing available with competitive features that is affordabic
is in complete harmony with the Land Vie Policy.
Chapter 2 of* the Land Use Policy shows that of —1.8314 acres to be put into future use,
'"91 of those acres are for one and two family housing. 336 acres to multiple family
housing. and only 75 acres dedicated to other alternatives for housing. Since the future
amount dedicated to residential lo%\-density park zones is so small in comparison to other
forms othousing, it is important that we strive to allow those homeowners to ha\c the
most atTordabic per square foot and attractively-sized units as possible.
Finally. because RLP areas are generally surrounded by multi-farnily or commercial
zoning, there is no impact from this proposed'Fext Amendment on the Land (Jse Policy.
1). Existint., Ordinance. ]'he existing language is found in Table .19,705(5), the title is
Minimum Building Setback. Manufactured Home Park, Exterior Boundary Line. The
requirement then states thirty sect (30*) except for awning and raised open decks that
may extend ten fiect (1(1*) into this setback. A photocopy of Chapter 29. Article 7. Pages
9 and 10.are attached hereto for full context.
E. Proposed Ordinance Lanuunc. The de\clopment standard side of the Table would
remain unchanged: the proposed text chan,,1—C underRLP Zone— would read as follows:
111irtv ficet (30') for exterior boundary abutting public roadways, except
for m\ninp and raised open decks that may extend ten 1eet (10*) into this
setback, exterior boundaries not abutting public roadways. ten feet (10 ).
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3nN3AW NOIAYO H1nOS s
supporting rezoning of the site is appropriate based upon the Land Use Policy Plan goals,objectives
and policies, and land use designations. The rezoning will allow for needed multi-family housing
options to be developed near large employment areas of the City in the nearby Research Park and
the College of Veterinary Medicine Campus.
Lorz Larrance,3549-530`h Avenue,Ames,expressed her frustration that the bus that serves Wessex
does not run in the morning. She works at the University and can take the bus home, but not to
work. Ms. Larrance said that she hoped that would change in the future.
After no one else came forward to speak, the Mayor closed the hearing.
Moved by Orazem,seconded by Nelson,to pass on first reading an ordinance rezoning,with Master
Plan,3535 South 5301h Avenue from Agricultural(A)to Suburban Residential Medium Density(FS-
RM) and Residential High Density (RH).
Roll Call Vote: 6-0. Motion declared carried unanimously.
Moved by Orazem,seconded by Betcher,to adopt RESOLUTIONNO. 16-274 approving the Zoning
Agreement.
Roll Call Vote:6-0.Resolution declared adopted uanimously,signed by the Mayor,and hereby made
a portion of these Minutes.
HEARING ON ZONING TEXT AMENDMENT TO RESIDENTIAL LOW-DENSITY PARK
ZONE MINIMUM BUILDING SETBACK AT EXTERIOR BOUNDARY LINE: Director
Diekmann noted that Mike Flummerfelt, who had requested the text amendment in question, had
emailed staff and asked that the hearing be continued to the first Council meeting in June.
Mayor Campbell opened the public hearing. �@
Moved by Nelson, seconded by Beatty-Hansen,to continue the hearing to June 14, 2016.
Vote on Motion: 6-0. Motion declared carried unanimously.
HEARING ON PROPOSED 2016/17 COMMUNITY DEVELOPMENT BLOCK GRANT
ANNUAL ACTION PLAN: Vanessa Baker-Latimer,Housing Coordinator, advised that the City
must submit and Annual Action Plan to the federal Department of Housing and Urban Development
(HUD) to receive Community Development Block Grant (CDBG) funds. The Annual Action Plan
outlines program activities that will be undertaken to address or meet those goals and priorities outlined
in the five-year Consolidated Plan. She reminded the Council that, on March 1,2016,after taking into
consideration input from the February public forums,the City Council approved the proposed 2016-17
Action Plan projects and directed staff to prepare the Plan for public comment. The Plan was made
available for public comment from April 5 through May 5, 2016.No comments were received during
this time frame. The Plan must be submitted to HUD on or before June 12, 2015.
Ms. Baker-Latimer reviewed the proposed projects that had been approved to be included in the Plan,
as follows:
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