From
Chris Hartmann
Title
SU160601 - Specific Use Permit - Wheel N MHP (City Council District 1). Approval of an expansion to the existing Wheel N Mobile Home Park adding twelve (12) mobile home spaces to the existing fifteen (15) mobile spaces all situated on 3.58 acres within the John C Read Survey, Abstract No. 1183, Dallas County, Texas. The property, zoned Planned Development 4 (PD-4) District and within the SH 161 Corridor Overlay District, is located west of Hardrock Road and north of Parker Road. The owner is Kim Shultz-Rainford, Hardrock Park LLC. (On June 6, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 6-3).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approval
Analysis
SUMMARY:
Approval of an expansion to the existing Wheel N Mobile Home Park adding twelve (12) mobile home spaces to the existing fifteen (15) mobile spaces all situated on 3.58 acres within the John C Read Survey, Abstract No. 1183, Dallas County, Texas. The property, zoned Planned Development 4 (PD-4) District and within the SH161 Corridor Overlay District, is located west of Hardrock Road and north of Parker Road.
ADJACENT LAND USES AND ACCESS:
North: North of the subject property are single-family detached residential uses zoned Single-Family Four (SF-4) District and a largely undeveloped property zoned Planned Development 260 (PD-260) for Light Industrial Uses.
South: South of the subject property are single-family detached residential uses zoned Single-Family Four (SF-4) District and a largely undeveloped property zoned Planned Development 338 (PD-338) for Light Industrial Uses. Farther south is Parker Road, a two-lane asphalt roadway. South of this roadway is a mix of residential single-family detached homes and industrial uses on property zoned Light Industrial (LI) District
East: East of the subject property is Hardrock Road, a minor five lane undivided arterial (M5U) roadway according to Article 23, “Master Transportation Plan,” of the Unified Development Code. Across Hardrock Road is largely vacant property with a couple of residential single-family detached homes zoned Single-Family Four (SF-4). Farther east is State Highway 161.
West: West of the subject property a single-family detached residential use zoned Single-Family Four (SF-4) District and a largely undeveloped property zoned Planned Development 338 (PD-338) for Light Industrial Uses.
PURPOSE OF REQUEST:
The applicant is seeking approval of a specific use permit (SUP) to expand the number of mobile home spaces from 15 spaces to 26 spaces within the existing 3.58-acre property operating as the Wheel N Mobile Home Park located at 3510 Hardrock Road. This application is being reviewed for compliance with all development standards contained within the Unified Development Code - most specifically Article 26, which are the city’s adopted standards for mobile homes parks.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Background
The Wheel N Mobile Home Park is an existing legal non-conforming mobile home park with 15 mobile home units and one stick built home. All of the mobile homes are owner occupied. The stick built home is leased to the tenant currently occupying the home. The property owner/applicant personally manages the mobile home park, but does not live on the property.
The 3.58-acre mobile home park was approved with a Specific Use - Mobile Home Court on June 2, 1970 by the Grand Prairie City Council via Ordinance No. 2146. The mobile home park is zoned Planned Development Four (PD-4). The subject property is also located within the SH-161 Corridor Overlay District; however, the overlay does not apply to mobile home parks and therefore is not applicable. The property is located in City Council District No. 1.
Existing Use
According to DCAD records, the applicant purchased the property approximately three years ago. Based on aerial photos and staff visits, it is apparent that the applicant has made efforts to clean up the park and perform past due maintenance and repairs to the property. While the existing mobile homes are older units, most appear to be pre-June 15, 1976 units and therefore do not conform to the U.S. Department of Housing and Urban Development Standards (HUD), the mobile homes generally appear to be in good repair. All of the units within the park are connected to city water and sewer service. The access road through the park is an asphalt road in excellent repair. No other hard surfaces were noted and none of the existing mobile home pad sites have paved parking spaces.
In addition to the 15 mobile homes, the property consists of one stick built home, which according to DCAD is a 1,379 square foot structure. The property also has one main outbuilding, which according to the applicant will be moved from the property, and multiple small storage buildings next to many of the existing mobile homes. The property consists of lots of large, mature trees and open space. The northeast portion of the property currently consists of a horse pasture and corral. The applicant intends to locate the majority of the new manufactured home spaces in this area of the property as well north of the existing access drive and around the stick build home.
Proposed Use and Improvements
The applicant proposes to establish eleven (11) new manufactured home spaces. Originally twelve (12) spaces were proposed, but due to site constraints that applicant reduced the number of proposed new spaces to eleven (11). According to the applicant, these new spaces will be filled with either brand new or late manufactured homes ranging in size from 1,104 to 1,350 square feet of living space. All of the new proposed manufactured homes will be owner-occupied. The new homes will be connected to city water and sewer service lines. A 20-ft. wide x 25-ft. deep concrete parking pad will be provided in front of or next to each of the new eleven (11) spaces.
New improvements to the park include additional right-of-way dedication along the west side of Hardrock Road. A new concrete access road is proposed to connect to the existing asphalt paved access road those circles through the park. The new road will meet city fire lane standards and will provide better emergency and fire truck accessibility to the entire mobile home park. A new fire hydrant will be added at approximately the middle of the property and abutting Hardrock Road. Additional street style lighting will be installed along the internal roadway. A concrete pad and masonry dumpster enclosure will be added to the park. A new 6-ft. tall chain-link fence will be installed along the sides and rear of the property. A new split rail fence with masonry columns will be added along the frontage of the property. The split-rail fence will be setback from the front property line 30-ft. The applicant would like to add a volleyball court in the area in front of the split-rail fence until such time that Hardrock Road is widened.
Landscaping
No additional landscaping is proposed, but the applicant intends to perceive the majority of the mature trees located on the property. A 30-foot landscape buffer will be established.
Site and Dimension Standards
As proposed, all of the new lots meet the minimum lot area and width standards as required by the UDC.
|
Standard |
Manufactured Home |
Proposed |
Meets |
|
Land Areas (Acres) |
25 |
3.58 |
No |
|
Lot Area (Sq. Ft.) |
4,500 |
Min. 4,500 |
Yes |
|
Lot Width (Ft.) |
40 |
Min. 40 |
Yes |
|
Lot Coverage |
50% Max |
Less than 50% |
Yes |
|
Front Yard (Ft.) |
20 |
25 |
Yes |
|
Rear Yard (Ft.) |
10 |
10 |
Yes |
|
Side Yard (Ft.) |
10 |
10 |
Yes |
|
Between Units (Ft.) |
20 |
20 |
Yes |
|
Max. Height (Ft.) |
35 |
Under 15 |
Yes |
|
Min. Parking Spaces |
2-Off Street |
2-Off Street |
Yes |
|
Screening |
Type 1 Fence w/8Ft. Evergreen Trees |
Chain Link and Split Rail w/Masonry Columns |
No |
|
Landscaping % |
15% |
Over 15 % |
Yes |
|
Landscape Buffer |
30 Feet |
30 Feet (with volleyball court) |
Partially |
REQUESTED APPEALS BY APPLICANT:
1. Minimum Land Area: The existing park is only 3.58 acres it total area. The minimum area for a brand new Manufactured Home Park is 25-acres.
2. Masonry Fence w/8-ft. tall Evergreens: The property does not have any masonry fencing or evergreen screening around the perimeter of the park. The park has had a chain link fence around the sides and rear of the park, which has either been partial removed or in need of replacement. The applicant proposes to replace the missing or dilapidated chain link fence with a new 6-foot chain link fence along the side and rear yard property lines. The applicant proposes to install a split-rail fence with masonry columns that will be setback 30-feet from and parallel to the front property line.
3. Landscape Buffer (30-ft. setback): The applicant plans to install a volleyball court between the new split rail fence and the property line.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The property is designated as Light Industrial (LI) on the Future Land Use Map (FLUM). Developing the property with manufactured home park uses would be inconsistent with the FLUM designation. Annually, Staff amends the FLUM to address inconsistencies such as this.
RECOMMENDATION:
Due to the noted appeals, staff is not able to offer full support, but staff is not opposed to the request with the following conditins:
1. All operations shall conform to the site plan as approved by City Council under case number SU160601.
2. The mobile home park shall be platted prior to the issuance of any building permits.
3. A DUMPSTER ENCLOSURE SHALL BE PROVIDED: A 12 x 12 dumpster enclosure area must meet City of Grand Prairie requirements. Dumpster must be in an area that allows easy accessibility to garbage trucks. Show city specifications. See the unified development code, reference article 8 for dumpster screening fences.
4. Secondary address designations (SPACE #) must be assigned to the new spaces. Please bring an exhibit showing space numbers for existing and new spaces to the DRC meeting. Police, Fire, and Planning Departments will need to approve.
5. Add a Floodplain Statement that includes the FEMA FIRM number, effective FEMA FIRM date, FEMA flood zone and county name.
6. Approved grading and erosion control plans are required for approval of any construction permit with earth disturbing activities.
7. All new drives must be concrete to allow dump trucks to service the property.
8. Street signs shall be visible.
9. Mobile home addresses shall be also visible.
10. Hardrock Road is a M4U (minor arterial, 4-lane, undivided) on the City’s Master Thoroughfare Plan that requires 70’ of right-of-way. Do not construct any structures that would interfere with future right-of-way needs (estimated 35’ from existing centerline of Hardrock Road.
11. The operation of the park shall be in strict compliance with all requirements of the Environmental Services Department, Building Inspections, Police Department and Fire Administration.
12. Any unsafe or unauthorized operations or activities shall be deemed as sufficient grounds for revocation of this Specific Use Permit by action the City Council.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP BY SHOWING THE LOCATION, BOUNDARY AND USE OF CERTAIN PROPERTY TO GRANT A SPECIFIC USE PERMIT FOR AN EXPANSION OF AN EXISTING MOBILE HOME PARK LOCATED IN THE PLANNED DEVLOPMENT FOUR (PD-4) DISTRICT, TO WIT: BEING A TRACT OF LAND OUT OF THE J. READ SURVEY, ABSTRACT NO. 1183, DALLAS COUNTY, TEXAS; SAID ZONING MAP AND ORDINANCE BEING NUMBERED ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and Map of said city so as to amend the zoning designation of said property to obtain a Specific Use Permit for an Expansion of an Existing Mobile Home Park within the Planned Development Four (PD-4) District; and;
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on June 6, 2016, after written notice of such public hearing before the Planning and Zoning Commission on the proposed Specific Use Permit had been sent to owners of real property lying within 300 feet of the property on which the Specific Use Permit for an Expansion of an Existing Mobile Home Park within Planned Development Four (PD-4) District is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 6 to 3 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to add a Specific Use Permit for an Expansion of an Existing Mobile Home Park within the Planned Development Four (PD-4) District; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o'clock P.M. on June 21, 2016, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the Fort Worth Star Telegram , Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on all the matter of the Specific Use Permit and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the specific use proposed on said property, as well as the nature and usability of surrounding property, have found and determined that the property in question, as well as other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance to the extent that a specific use may be made of said property as herein provided and by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
That Ordinance Number 4779, being the Unified Development Code of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
"THE UNIFIED DEVELOPMENT CODE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN..."
and passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 996 for the property as shown in attached Exhibit B - Location Map and as legally described as follows:
A tract of land located in the J. Read Survey, Abstract Number 1183, an addition to the City of Grand Prairie, Dallas County, Texas, according to the deed recorded in Instrument No. 2013-389233, Real Property Records of Dallas County, Texas, and being more particularly described as follows:
BEGINNING at a ½” capped iron rod found stamped “KAZ” for the Northeast corner thereof, and being the Southeast corner of a tract of land described in a deed to James R. Nevil & Ruth A. Nevil as recorded in Volume 88150, Page 7614, Real Property Records of Dallas County, Texas, said point being the West Right-of-Way line of Hardrock Road;
Thence South parallel with the centerline of said Road for a distance of 325.20 feet to a ½” iron pipe for the Southeast corner thereof;
Thence South 88°49’33” West with the Southern boundary line thereof, a distance of 480.08 feet to a ½” capped iron rod stamped “Beasley” for the Southwest corner of the herein described tract, said point lies in the eastern boundary line of the remainder of a tract of land described in a deed to Henry C. Berger & Margaret K. Berger as recorded in Volume 81012, Page 884, Real Property Records of Dallas County, Texas;
Thence North 00°01’46” East with the West boundary line thereof, a distance of 325.34 feet to a 3/8” iron rod for the Northwest corner of the herein described tract, and being the Northeast corner of a tract of land described in a deed to Nicholas Ortiz & Michael Doan Dang as recorded in Document No. 20022196999, Real Property Records of Dallas County, Texas, said point lies in the Southern boundary line of a tract of land described in a deed to James D. Clements as recorded in Document No. 201000228476, Real Property Records of Dallas County, Texas;
Thence North 88°50’33” East with the North boundary line thereof, a distance of 479.91 feet to the POINT OF BEGINNING and there terminating, enclosing 3.58 acres of land, more or less.
SECTION 2. STANDARDS AND CONDITIONS
For operations of a Specific Use Permit for an Expansion of an Existing Mobile Home Park within the Planned Development Four (PD-4) District, the following standards and conditions are hereby established as part of this ordinance:
1. The development shall maintain compliance with all Federal, State and Local regulations; including, but not necessarily limited to, all applicable standards and regulations of the Grand Prairie Municipal Code and Unified Development Code.
2. Any zoning, land use requirements and restrictions not contained within this specific use permit ordinance shall conform to those requirements specified in Article 26: Mobile/Manufactured/Modular Home and Recreational Vehicle Regulations as adopted and amended in the Unified Development Code (UDC). Where there is a conflict between the UDC and this ordinance, unless explicitly contained in this ordinance, the more restrictive shall prevail.
3. The development shall further adhere to the City Council approved Exhibit A- Site Plan which include the following exceptions (appeals) to the above noted standards:
a. Minimum Land Area: The minimum area for a brand new Manufactured Home Park is 25-acres. The Wheel N Mobile Home Park is hereby approved with its existing 3.58-acres.
b. Screening Fence - In lieu of the required Type 1 “masonry” Fence w/ eight (8) foot evergreen trees, the development is hereby approved to have a six-foot tall chain link fence set on the rear and side property lines of the development. A spit rail fence with masonry columns is approved to be set 30-feet back from the front property line thus allowing the 30-foot front landscape buffer to be located between the fence and the front property line.
c. Landscaping Buffer - A portion of the required 30-ft. landscape buffer may be used as a soccer/volleyball play area prior to the commencement of the widening of Hard Rock Road at which point the play area shall be removed and be replaced with similar landscaping materials as the balance of the landscape buffer.
4. Per the approved Exhibit A - Site Plan, the Wheel N- Mobile Park is hereby authorized to establish eleven (11) new home spaces specifically reserved for the placement of one new or newer model (no more than 5 years old) manufactured home per space.
5. A building permit is required prior to the placement of each home.
6. The mobile home park shall be platted prior to the issuance of any building permits.
7. A DUMPSTER ENCLOSURE SHALL BE PROVIDED: A 12 x 12 dumpster enclosure area must meet City of Grand Prairie requirements. Dumpster must be in an area that allows easy accessibility to garbage trucks. Show city specifications. See the unified development code, reference article 8 for dumpster screening fences.
8. Secondary address designations (SPACE #) must be assigned to the new spaces. Please bring an exhibit showing space numbers for existing and new spaces to the DRC meeting. Police, Fire, and Planning Departments will need to approve.
9. Add a Floodplain Statement that includes the FEMA FIRM number, effective FEMA FIRM date, FEMA flood zone and county name.
10. Approved grading and erosion control plans are required for approval of any construction permit with earth disturbing activities.
11. All new drives must be concrete to allow dump trucks to service the property.
12. Street signs shall be visible.
13. Mobile home addresses shall be also visible.
14. Hardrock Road is a M4U (minor arterial, 4-lane, undivided) on the City’s Master Thoroughfare Plan that requires 70’ of right-of-way. Do not construct any structures that would interfere with future right-of-way needs (estimated 35’ from existing centerline of Hardrock Road.
15. The operation of the park shall be in strict compliance with all requirements of the Environmental Services Department, Building Inspections, Police Department and Fire Administration.
16. Any unsafe or unauthorized operations or activities shall be deemed as sufficient grounds for revocation of this Specific Use Permit by action the City Council.
SECTION 3. COMPLIANCE
1. By this Ordinance, this Specific Use Permit shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if a Certificate of Occupancy is not issued for said use within one (1) year after City Council adoption of this Ordinance, or upon cessation of said use for a period of six (6) months or more. (Note: The park already operating mobile
2. Furthermore, by this Ordinance, the City Council shall conduct a public hearing one (1) year after City Council approval of this Specific Use Permit to confirm compliance with all applicable codes which shall include, but not be limited to, the requirements of this Ordinance, the Unified Development Code, the City of Grand Prairie Code of Ordinances, city adopted building codes, city adopted fire codes and with other applicable regulatory requirements administered and/or enforced by the state and federal government.
3. It shall be unlawful for the owner, manager, or any person in charge of a business or other establishment to violate the conditions imposed by the City Council when a Specific Use Permit is granted, and the violation of those conditions could result in a citation being issued by the appropriate enforcement officers of the City of Grand Prairie. Violation of this provision may be punishable in accordance with Section 1-8 of the Code of Ordinances of the City.
4. This Specific Use Permit shall run with the land and therefore may be transferred from owner to owner; however, each new owner shall obtain a new Certificate of Occupancy.
5. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
SECTION 4.
It is further provided that in case a section, clause, sentence, or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair or invalidate the remainder of this Ordinance.
SECTION 5.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 6.
That this Ordinance shall be in full force and effect from and after its passage and approval.
DULY PASSED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, ON THIS THE 21st Day OF JUNE, 2016
Ordinance No. 10083-2016
Specific Use Permit No. 996
Case No. SU160601