DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 3
SUBJECT:
Zoning Case Z2014201
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "MHP AHOD" Manufactured Housing Park Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 2, 2014
Case Manager: Brenda V. Martinez, Planner
Property Owner: Bowline Venture Group, LLC.
Applicant: Robert Shipley
Representative: Robert Shipley
Location: 11021, 11027, and 11033 Pleasanton Road
Legal Description: Parcel 19, County Block 4283
Total Acreage: 9.924
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Planning Team: Heritage South Sector Plan - 30
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 2003 and was rezoned to "UD" Urban Development District. In a 2014 zoning case, the property was rezoned to the "R-4" Single-Family Residential District. The purpose of the rezoning request is to bring the existing mobile home park into compliance and allow expansion. The property owner is proposing to have 80 manufactured homes on the site.
Topography: The property has a slight slope and the western portion of the site is located within the 100-year floodplain.
Adjacent Base Zoning and Land Uses
Direction: North and South
Current Base Zoning: "R-4"
Current Land Uses: Single-Family Residence and Vacant Land
Direction: East
Current Base Zoning: "FR"
Current Land Uses: Vacant Land
Direction: West
Current Base Zoning: "MI-1"
Current Land Uses: Vacant Land
Overlay and Special District Information: All surrounding properties carry the "AHOD" Airport Hazard Overlay District, due to their proximity to an airport or approach path. The "AHOD" does not restrict permitted uses, but can require additional review of construction plans by both the Development Services Department and the Federal Aviation Administration.
Transportation
Thoroughfare: Pleasanton Road
Existing Character: Enhanced Secondary Arterial; 1 lane in each direction
Proposed Changes: None known
Public Transit: There are no public transit lines in the immediate vicinity of the subject property.
Traffic Impact: A Traffic Impact Analysis is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements for residential uses are typically determined by the number of units. The zoning application refers to an existing Mobile Home Park. The UDC does not have a specific listing for Mobile Home Park, but does refer to HUD-Code Manufactured Homes, which require a minimum of 1 space per unit with no maximum.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-4" base zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff recommends approval. Zoning Commission recommendation pending the September 2, 2014 public hearing.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the Heritage South Sector Plan and is identified as Suburban Tier in the future land use component of the plan. The zoning request is consistent with the adopted future land use designation.
The Suburban Tier land use classification allows small and large tract attached and detached single-family developments as well as multi-family developments, including duplexes, triplexes, quadplexes, townhomes, garden homes and condominiums.
2. Adverse Impacts on Neighboring Lands:
Staff has found no indication of likely adverse effects on the public health, safety or welfare. All pertinent site reviews will be conducted by the appropriate agencies once the Manufactured Home Park Plan has been reviewed and approved by the Planning Commission and the owner has applied for the required permits and licenses.
3. Suitability as Presently Zoned:
Both the current "R-4" Residential Single-Family District and proposed "MHP" Manufactured Housing Park District are consistent with the Heritage South Sector Plan land use designation. However, the property's location along a major arterial makes future single-family residential development unlikely.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 9.924 acres in size, which should reasonably accommodate the uses permitted in the "MHP" base zoning district and required parking.
7. Other Factors:
The applicant requests the zoning change in order to allow a manufactured housing development with 80 HUD-code manufactured homes. Development of the park will be subject to the development standards specified in UDC Section 35-356 (for individual homes on individually platted lots) or UDC Section 35-379 (for multiple homes on a single lot).