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HomeMy WebLinkAboutZ-4594 Staff AnalysisJanuary 28, 1986 Item No. 4 - Z-4594 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Dwight M. Kendall Delbert Vanlandingham Chicot Road (West of Whispering Hills/Landmark Park) Rezone from "R-2" to "R-7" Mobile Home Park 9.71 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Mobile Home Park, Zoned "R-7" South - Single Family, Zoned "R-2" East - Mobile Home Park, Zoned "R-7" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone 9.7 acres to "R-7" for expansion of an existing mobile home park to the east and north. The "R-7" district is "created for the specific purpose of establishing reasonable sites and providing for the development of mobile home parks or courts at appropriate locations and to be located so as not to adversely effect the established residential development patterns and densities of the City." The proposal is to create 75 new spaces for rent and extend the existing street system through the new phase. The property abuts a single family subdivision to the south and vacant land to the west. Utilizing this site for additional mobile home spaces appears to be a reasonable use of the property provided that the layout meets all technical requirements and any potential impacts on the single family subdivision to the south can be kept at a minimum. 2. The site is vacant, heavily wooded and has about a 30 -foot grade difference from east to west. January 28, 1986 Item No. 4 - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented history on the site. Staff has received several calls objecting to the rezoning proposal. (The existing "R-7" zoning was accomplished in 1981 with the adoption of the South Central Island Plan.) 7. This particular site is part of the South Central Island Plan which identifies it and the existing mobile home park for multifamily use. The intent of the plan was to phase out the mobile home use, but permit higher densities than detached single family. It appears now that the mobile home park is a permanent use especially with the pending zoning application. Staff does have concerns with the proposal such as buffering the single family area to the south and the street layout. The expanded use of the mobile home park appears to be reasonable provided that all technical aspects are adequately addressed in the site plan. Without the benefit of reviewing the necessary site plan prior to the rezoning hearing, staff is not prepared to make a formal recommendation at this time. The site plan should show how the park expansion will not impact the single family subdivision and address other concerns mentioned by the staff. STAFF RECOMMENDATION: Staff recommends that action on the rezoning request be deferred to the February 11 meeting to allow for adequate, review of the site plan and preliminary plat. PLANNING COMMISSION ACTION: The applicant, Delbert Vanlandingham, was present and representing the proposed developer. There were approximately 15 to 20 objectors in attendance. Mr. Vanlandingham then spoke. He said that the proposed developer owns the existing "R-7" mobile home park which they propose to upgrade and clean up. He also indicated that the developer was willing to establish a buffer or anything else necessary to isolate the mobile home park from the single family subdivision to the south. January 28, 1986 Item No. 4 - Continued Mr. Vanlandingham said there were 184 spaces in the existing park and that 75 new spaces were being proposed. He also said that the developer had no problems with deferring the rezoning action to the February 11 meeting as recommended by the staff. Bob Fullmer, representing the developer of Oxford Valley, the subdivision to the south, spoke in opposition to the rezoning. He said that the "R-7" was incompatible with the single family neighborhood. Gerri Prince, a resident of Oxford Valley, then presented a petition against the rezoning. The petition contained 61 signatures. Ms. Prince reviewed major points of the petition which included the proposed density being a problem, the area could not accommodate the additional demands, the noise level was a major problem in the existing park, and that the rezoning would not be in the best interest to the residents in Oxford Valley. She also presented some photos of the existing park. James Rigan spoke against the request. He said that there were many fire code problems in the existing park and that the rezoning would devaluate property values. Allen Dawson objected to the "R-7" rezoning and said that no buffer would protect the residential property values. Mr. Dawson described problems with the existing park and asked that action be taken on the rezoning request. Glenda Perciful said that there were too many problems with the existing park and opposed the "R-7" request. Keith Smith with Jim Tucker & Associates spoke in support of the rezoning, and he said that the park would be upgraded and discussed other items. Janet Persons, Dennis Prince and Jim Dowell all spoke in opposition to the rezoning and said that there were too many problems with the existing park and described some examples. The Planning Commission then voted on the "R-7" request as filed. The vote: 0 ayes, 0 noes and 2 absent. The request was denied.