DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Zoning Case Z2014112
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Requested Zoning: "MHP AHOD" Manufactured Housing Park Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 1, 2014
Case Manager: Pedro Vega, Planner
Property Owner: Woodlake Estate Limited Partnership (by Rick North, Executive Vice President)
Applicant: Scott Roberts, CEO, Roberts Resorts
Representative: Kara J. Heasley, P.E., LEED AP, Associate/Project Manager, Vickrey & Associates, Inc.
Location: A portion of the 7200 Block of Woodlake Parkway
Legal Description: 34.5 acres out of Lot 15, NCB 15894
Total Acreage: 34.5
Notices Mailed
Owners of Property within 200 feet: 21
Neighborhood Associations: None
Planning Team Members: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in December of 1996 (Ordinance 85087), and was originally zoned "Temp R-1" Temporary Single Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to "R-6" Residential Single-Family District. In a 2002 case, the property was rezoned to the current "C-3" General Commercial District. The subject property is a portion of a platted lot. While the subject portion of the lot is undeveloped, the remaining part of the parent tract is developed as a manufactured home park.
Topography: A small amount of the northwest portion of the subject property is located within the 100-year floodplain. The property slopes slightly to the northwest, toward Rosillo Creek.
Adjacent Zoning and Land Uses
Direction: Northeast and Southeast
Current Base Zoning: "C-3" and "R-6"
Current Land Uses: Undeveloped land, Gas Station, Single-Family Dwelling, State Offices and a Manufactured Housing Park.
Direction: Northwest and Southwest across Woodlake Parkway
Current Base Zoning: "C-3", "R-4" and "R-5"
Current Land Uses: Undeveloped land, Single-Family Dwellings and Elementary School
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: Woodlake Parkway
Existing Character: Secondary Arterial Type A; one lane in each direction with curbs and without sidewalks
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 dwelling units.
HUD-Code Manufactured Homes (residential): Minimum Vehicle Spaces - 1 space per unit. Maximum Vehicle Spaces - None.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current general commercial zoning, restricting future land uses to those permissible in the "C-3" zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (8-0) recommend approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is not located within any neighborhood, community or sector land use plan. Although much of the zoning in the immediate vicinity is commercial, many of the existing uses are residential in nature, including manufactured housing.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
Both the current and requested zoning district are appropriate as the surrounding zoning are both commercial and residential in nature. The property is located in an area that is predominately undeveloped.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety or welfare. The proposed "MHP" Manufactured Housing Park District will allow development of Woodlake Estates Phase II. The Woodlake Estates Phase I was constructed in the late 1990's and early 2000's. Both sites were included in an approved Manufactured Home Park Plan recorded in 1998.
5. Public Policy:
Should the request be approved, the request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 34.5 acres in size, and should reasonably accommodate the proposed manufactured housing park development.
7. Other Factors:
The applicant requests the zoning change in order to allow a manufactured housing development with 164 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).
The manufactured housing park "MHP" district is composed of areas suitable for manufactured homes and compatible uses. The districts are intended to provide suitable locations for HUD-Code manufactured homes for manufactured home parks. The district regulations are designed to provide adequate protection both for the manufactured homes and for the surrounding development.