HomeMy WebLinkAboutZ-9264 Staff AnalysisDecember 14, 2017
ITEM NO.: A FILE NO.: Z-9254
Owner: Ramon Sanchez
Applicant: Maria Elena Almanza Perez
Location: 3500 Coffer Lane
Area: 0.38 Acre
Request: Rezone from R-2 to R-7A
Purpose: Single wide manufactured home
Existing Use: Vacant lot
SURROUNDING LAND USE AND ZONING
North — Shopping center; zoned C-2
South — Mobile home park (across Coffer Lane); zoned R-2
East — Single family residence and mobile home park; zoned R-2
West — Single family residence and undeveloped property; zoned R-2
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Route #23
(Baseline/Southwest Route) runs along Baseline Road and Scott Hamilton Drive
to the north.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Upper Baseline
and SWLR United for Progress Neighborhood Associations were notified of the
public hearing.
December 14, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-9264
D. LAND USE ELEMENT:
Planning Division: This request is located Geyer Springs East Planning District.
The Land Use Plan shows Residential Medium (RM) for this property. The
Residential Medium Density (RM) category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi -family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the
density is between (six) 6 and twelve (12) dwelling units per acre. The applicant
has applied for rezoning from R2 (Single Family District) to R7A (Manufactured
Home District) to allow one (1) single -wide manufactured home.
Master Street Plan: South of the property is Coffer Lane and it is shown as a
Local Street on the Master Street Plan. The primary function of Local Streets is
to provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". A Collector design standard is used for
Commercial Streets. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Ramon Sanchez, owner of the 0.38 acre property located at 3500 Coffer Lane,
is requesting to rezone the property from "R-2" Single Family District to "R-7K
Manufactured Home District. The property is located on the north side of Coffer
Lane, approximately 600 feet east of Hilaro Springs Road. The rezoning is
requested to allow placement of one (1) 16 foot by 60 foot manufactured home
on the property.
The property is currently undeveloped and mostly grass covered. A small storage
building on a concrete slab is located along the east property line near the center
of the lot. A gated access drive is located at the southeast corner of the property.
The applicant proposes to remove the storage building from the site, and place the
16 foot by 60 foot manufactured home along the east property line, as noted on the
attached site plan.
The properties east, west and south of the site are zoned R-2 and contain single
family residences. A mobile home park containing approximately 23 manufactured
homes is located across Coffer Lane to the south. Single family homes are
located immediately east and west of the site, with additional undeveloped property
December 14, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-9264
to the west. A second mobile home park is located to the east, at the corner of
Coffer Lane and Auxor Road. This mobile home park contains approximately
24 manufactured homes. C-2 zoned property is located immediately north of the
site and contains a large multi -tenant commercial building.
The City's Future Land Use Plan designates this property as Residential Medium
Density. The requested R-7A zoning does not require a change to the Land
Use Plan.
The R-7A Zoning District is a site plan review district. The following are the siting
criteria for manufactured homes in the R-7A District as per Section 36-262(d) (2)
of the City's Zoning Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater-
b. Removal of all transport features.
c. Permanent foundation.
d. Exterior wall finished in a manner compatible with the neighborhood.
e. Underpinning with permanent materials.
f. Orientation compatible with placement of adjacent structures.
g. Off-street parking per single-family dwelling standards.
Staff is supportive of the requested R-7A rezoning. Staff views the request as
reasonable. As noted above, there are a number of other manufactured homes
in this immediate residential area. Most of these manufactured homes are
nonconforming and have existed as part of the neighborhood for a number of
years. Therefore, the placement of the manufactured home at 3500 Coffer Lane
is not out of character with the neighborhood. To staff's knowledge the proposed
manufactured home will comply with the siting criteria found in Section 36-262(d)
(2) of the City's Zoning Ordinance. Additionally, the manufactured home complies
with the minimum setback requirements for the R-7A Zoning District. Any
additions to the manufactured home (steps, porch, etc.) or accessory structures
(carport, storage building, etc.) placed on the site must comply with the minimum
ordinance required setbacks from property lines. Staff believes the requested
R-7A zoning will have no adverse impact on the adjacent properties or the
general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-7A rezoning.
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December 14, 2017
ITEM NO.: A_ (Cont.) FILE NO.: Z-9264
PLANNING COMMISSION ACTION:
(OCTOBER 26, 2017)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended that the application be deferred to
the December 14, 2017 agenda.
The application was placed on the Consent Agenda for deferral to the December 14,
2017 agenda. The vote was 11 ayes, 0 nays and 0 absent. The application was
deferred.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval.
The application was placed on the Consent Agenda for approval as recommended by
staff. The vote was 10 ayes, 0 nays and 1 absent. The application was approved.
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FILE NO.: Z-9264
Owner: Ramon Sanchez
Applicant: Maria Elena Almanza Perez
Location: 3500 Coffer Lane
Area: 0.38 Acre
Request: Rezone from R-2 to RJA
Purpose: Single wide manufactured home
Existing Use: Vacant lot
SURROUNDING LAND USE AND ZONING
North — Shopping center; zoned C-2
South — Mobile home park (across Coffer Lane); zoned R-2
East — Single family residence and mobile home park; zoned R-2
West — Single family residence and undeveloped property; zoned R-2
A. PUBLIC WORKS COMMENTS:
No Comments-
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Route #23
(Baseline/Southwest Route) runs along Baseline Road and Scott Hamilton Drive
to the north.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Upper Baseline
and SWLR United for Progress Neighborhood Associations were notified of the
public hearing.
FILE NO.: Z-9264 (Cont.)
D. LAND USE ELEMENT:
Planning Division: This request is located Geyer Springs East Planning District.
The Land Use Plan shows Residential Medium (RM) for this property. The
Residential Medium Density (RM) category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi -family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the
density is between (six) 6 and twelve (12) dwelling units per acre. The applicant
has applied for rezoning from R2 (Single Family District) to R7A (Manufactured
Home District) to allow one (1) single -wide manufactured home.
Master Street Plan: South of the property is Coffer Lane and it is shown as a
Local Street on the Master Street Plan. The primary function of Local Streets is
to provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". A Collector design standard is used for
Commercial Streets. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Ramon Sanchez, owner of the 0.38 acre property located at 3500 Coffer Lane,
is requesting to rezone the property from "R-2" Single Family District to "R-7A"
Manufactured Home District. The property is located on the north side of Coffer
Lane, approximately 600 feet east of Hilaro Springs Road. The rezoning is
requested to allow placement of one (1) 16 foot by 60 foot manufactured home
on the property.
The property is currently undeveloped and mostly grass covered. A small storage
building on a concrete slab is located along the east property line near the center
of the lot. A gated access drive is located at the southeast corner of the property.
The applicant proposes to remove the storage building from the site, and place the
16 foot by 60 foot manufactured home along the east property line, as noted on the
attached site plan.
The properties east, west and south of the site are zoned R-2 and contain single
family residences. A mobile home park containing approximately 23 manufactured
homes is located across Coffer Lane to the south. Single family homes are
located immediately east and west of the site, with additional undeveloped property
to the west. A second mobile home park is located to the east, at the corner of
Coffer Lane and Auxor Road. This mobile home park contains approximately
24 manufactured homes. C-2 zoned property is located immediately north of the
site and contains a large multi -tenant commercial building.
2
FILE NO.: Z-9264 (Cont.)
The City's Future Land Use Plan designates this property as Residential Medium
Density. The requested R-7A zoning does not require a change to the Land
Use Plan.
The R-7A Zoning District is a site plan review district. The following are the siting
criteria for manufactured homes in the R-7A District as per Section 36-262(d) (2)
of the City's Zoning Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport features.
c. Permanent foundation.
d. Exterior wall finished in a manner compatible with the neighborhood.
e. Underpinning with permanent materials.
f. Orientation compatible with placement of adjacent structures.
g. Off-street parking per single-family dwelling standards.
Staff is supportive of the requested R-7A rezoning. Staff views the request as
reasonable. As noted above, there are a number of other manufactured homes
in this immediate residential area. Most of these manufactured homes are
nonconforming and have existed as part of the neighborhood for a number of
years. Therefore, the placement of the manufactured home at 3500 Coffer Lane
is not out of character with the neighborhood. To staff's knowledge the proposed
manufactured home will comply with the siting criteria found in Section 36-262(d)
(2) of the City's Zoning Ordinance. Additionally, the manufactured home complies
with the minimum setback requirements for the R-7A Zoning District. Any
additions to the manufactured home (steps, porch, etc.) or accessory structures
(carport, storage building, etc.) placed on the site must comply with the minimum
ordinance required setbacks from property lines. Staff believes the requested
R-7A zoning will have no adverse impact on the adjacent properties or the
general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-7A rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 26, 2017)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended that the application be deferred to
the December 14, 2017 agenda.
3
E NO.: Z-9264 (Cont.
The application was placed on the Consent Agenda for deferral to the December 14,
2017 agenda. The vote was 11 ayes, 0 nays and 0 absent. The application was
deferred.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval.
The application was placed on the Consent Agenda for approval as recommended by
staff. The vote was 10 ayes, 0 nays and 1 absent. The application was approved.
4