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Home My WebLink About1973-1005 STAFF REPORTAPPLICATION: APPLICANT: LOCATION: STAFF RIZPORT October 5, 1973 Zone Change No. 41 Richard Meister Approx:Lmate].y' 325 North Telman assessor's map llC. Creek Road. Tax lot 1101, AREA: Approximately 6.7 acres PRESEN'f ZONING County Rural Residential; 5 acre minimum lot size PIIOFOSAL: Applicant requests a dbange of zone from County Zoning Rutall Res:identjal (5 acre minimum lot size) to City Zooming R-5 (mull. til~le family) to allow a S0 unit mobile bobm park. CO2, B"tllili]ilqS]VE PLAN: Iligh density residential, Medium density residearia] FACFUAt, ]'.NF(~iLf,!:Vi'ION: Although this property ~s close to a rapidly develol,~ng ~:'t::'[6'~qnY;[2l"::re~]',"ll]~3' Inked is presently o.~ a rural nature.. This parcel and tr,nd to the east r~ud r~eri'h are being used as l~asturc,.. The parcel is adjacent to one residence, and borders the back part of land owned by tlie YMCA. The aI~p] :i cant wishes to be annexed 'to the city, receive a Zone Chnnge to mult5p]c :fami]y, and receive Cendj'tional Use approval in order to construct a mobi]c heine park consistflag of 50 units, 'Fire parcel is approximately 6.7 acres; proi':~sed density would be ~pproximatcly ? units per acre. For comparison purposes Lhe proposed Western Ih~ritugc Mob file lieme Park (qoral]o, Sapicnzs, applicanLs) which has received Zone Cha~gc and Cenditional Use approval cont:ingcnt ur~on a. macxation consists of 61 units on 10.4 acres or S.86 units per acre. An cxam~natjon of the proposed Mei~;ter Mobile Home Park concerning desifin elements s~><] compatibility wfth adjoining l~roperty has been undertaken under the nettoni process.lag of a Conditional Use P&rmit apl>lication. A Conclitional Use Permit h:~s been apl~rovcd by the Zoning Adjustment Committee subject to [he fo]] owing coudit ions: 1. All mol>j]e ]~onle sites shu]l have an area of ~oI: less than 4,000 square feet, wiih a minimum uu;dth of 45 feet and a minimum ilepth of 70 feet. 2. Sl:oranc 5hu]] be prov:idcrd for the stera?,e of boats, travel trn:i]ers, ar, d Sli)'.lj]ar <ulHi]>ll:<?nlt beJon~%:i)~t to ibe occupants ef the park. Said storage arc~k(~J S})HJ,I t'L: ez~cflo:~cd by v:lcw ol>sFur.i~g .fencing. 3. One :ide~'Li fic:~l:i,.,n sSfl~ may l.~e l-~rovjded, ~ot exceeding 35 square feel art:a, v:hicb slyall bc set: track aL least 10 feet from property lines, ovc,r [; l<~{.i. :in ]wjght. 4. Each m<q>il~ l~omu silo sbal3 l>e clearly dcf~cd a,d pcrm:~ne~t]y'marl:L'd C(>rl]eF~;~ ;lfiC] ~;]ial] be l~tl)~belt~d el' lettered at a point near the f'rout ~,~' STAFF REPOWF ZONE CIIANGE 41 October 5, 1973 Page 2 and 5. All mollile hor, uvs/s]~all set back:. a. ]0 fc!et f-rein bovndar), ]~ncs of tl~e Mobile Ilomc Park. b. S feet from s;:ide and rc.~r boundi~ry lines of all mobile home sites. c. 8 ~<,et fro;:: ~3t jnl:c'rior drivewc~)'s and wall<s. 6. There :;]n:~!] be a ]5 foot ;ninimum d:[stance bd'tween mobile homes. 7. All drivcwa)'s rn,d pnr]:i:q[ ~:rcz~s sh:~]:f be paved with as]~]tzt].t wit]~ a i;hick~c:;:~ of two 5t3~chcs oI~ a suitable rock baso~ or comparable wi'th reI l--D]~c curbing on boLh s~dcs o~ all driveways. 8. 'fho mi~Smum wid~:h of sll :i.n~crior dr:iveways shall be 20 feet, plus 8 foot par]:~g js permilled on o:u: side. Interior drivcway.s shall be adequately ] i ghi. od wi t}f decorative--t)'po fjxtures, 9. Adcqvuto tras]~ storage areas sbn]] be provided, ~vhich shall be chcloscd b)' a v~cY obF, curi~ l,,'iij.l' or fence, with sclf-c]os,i~g gates. ]0. l~ad5o' nnd TV a~tcnnas o~ lhc: cxtcrSor of mdbS~e homes shall not be perm:iti'cd, A ccnt~r~] rad:io a~d TV a~:?cnns sire]l] bc provided in an undcrground system i'o cacl; mobile ho~:~c sj~c. 13. A ]and',~crtl~c and firrigntfion p]a~ sha]t be subm:i, ttcd' to the Plannjng Commi, s::ion for a}D,~'nv~31. The al~prcu'c:d ]andsc;~pc and i. rr,igation fscilkities sh~],] be jBs kn]l t, d pT:ior [e occul~n~c')', and maiinkai, ned as a conditi. on of use. 12. All mot~i]e homes must co~[orm will1 A~neri~nn I~i~tjona]. Standard No. A1].9.]] (si>o~serc'd by ihe NaLjoBa] Fire Proi, ection A:,secjat~o~ mad Mobi]c Coach 13. PrSor lo ~ny site work bei~g do~e, n grading p],an prepared by a regi. stercd eng:inlcr shall bc~ submit:led to the Dcrpartment of Pub]:ic WeTks for approp~,iatc~ ,zcac?a 0)' ~ecJoi}atr-~;¢y d 14. Apc, r:ipl~:ral trowel:merit pie:n, showring a 6 ]'(~ot w~t],//a~Touhd the prol~crl,)' 30" to d2~' x~a]] ~]ong 'j'o.tm~n Crec,]c set back 20 feet from 'clue right-of-way line. ']')~c arc~ between the xcal] s~cI the street shall be landscaped z~nd maini:~ni3~ed. Such plan te be subrefitted to t]~c Zoning Adjustment Commni. t'tc'c for 15. The n:[tura] cbnra~ctcristics; of the ]a~d, i~c]uding a]l trees, w~l, cr courses and to],op, ralqO· shnll be mni, ntained so long as the land is used for a Mob.i It Iloma ]'nrk unless ]~orlll'Lssioil tO the contr~ry :is first obtnjnOd fTom the Plnnn,i n~,, Gemini :~5 i on. It was felt that with coml%liance of these conditions the mobile ]~ome park would be col~pc~tjb]c wil']~ the neighberinf; land uses. Tbxis req.~cst: is for a Zo~c Clxaln!~,c~ f'rom Rural Residential to Multiple Fmnily. The presenL :toninil rl2 lows one dwell ing uniL; R-3: 2.-d zoning v:euld allow 120 unii :;. Tills rcpre:;eni:~ a grcnc degrc'c: oF chm~c, which places a greater burden on the alq~licnnt :~nd the c:i ty to adc. c[ttc~tcly sat.isFy all rttquiremcnl's. S~A1;F REPOIFF - ZONIi CIIANGE 41 October 5~ 1973 Page 3 The applicant does not consider other land avail~lble because no other parcel currently has a valid Conditional Use Permit. Yet there are vacant parcels'of C-1 and R-3 land over the minimum S acres which could be utilized as a mobile home pc3rk. (In fact on some of these parcels Condit. ional Use Permits bare heen issued whScb have now expired.) The applicant should show why these areas arc not suitable for a mobile bollte park. The applica:rt states that Ash].and would need 200 mobile homc~ to have an average number of homes, based on Nat~ons] and State averages. Ashland presently has 91 spaces, so an ~dditior~a] 109 would be needed. ~',~ingspread Park is presenl-ly ad~li~ag ~13 spacc~, ~:ith an additjo~,al 38 approvcd. The Cora]lo request h~s 6] units shown, ~2nd this request ~,ill have alH~roxin~ai'e].y 45 units. All these will add up to a total of 27~5 units, not including existing un:its outside the Ashland City Limits. ']']~e al~plicants state that ~ccording to the number of mobile ho~es ma~t~factured, Ashle~nd s]~ould provide for approximately 40 units per year after the total of 200 units is reached. Using those projections the number of mobile home units in Ash]and v:ou]d increase by over S00% in the next ten years, although popu];~'Uion js projected by vatiotas stuc]ics to increase by 50~. Althot~p,]: fit can be de~onstratcd that there ~s a tremendous demand for mobile home sites in the Rogue Valley, thr~t does not show that A 'bland has to conform to a national or regio~a] average. Of some interest might be a study of sites outside the Ash]e~d area, r, uch as 'F;~]ent and ]~boen]x. The ZoBing OrdSnar~ce states thai zone changes can t~l](e place "wilenever the pub] neccs>:ity and co~vc~iicncc and the general welfare require such amendment." app]:ica:H- states that this request fulfillis this requirement by providing a slljl-ftl)le Ic~c:~tion for residents who wish to live in mobile homes, There are questions v.'bjch should be answered to satisfy th:is setttion. (] Are projected increases (200 units p]us d0 units a year) required for c~lrrent Ashland residents, or for future Ashland rcs~d. ents, Does this increase in density (from one dwelling to 40 dwellings) substantially affect the public welfare due to increased use of c~ty utilities (such as streets and water supplies).