HomeMy WebLinkAbout1992-12-15 Recommendation
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December 15, 1992
Charles Duffy, Chair
Johnson County Board of Supervisors
913 S. Dubuque Street
Iowa City, IA 52240
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CITY OF IOWA CITY
Dear Charlie and Members of the Board:
An application has been submitted to Johnson County by Robert W. Wolf, on behalf of property
owner e, & L. Prybil General Partnership, to rezone approximately 11.82 acres of a 200 acre tract
from RS, Suburban Residential, to RMH, Manufactured Housing Residential District. This property
is located in Fringe Area 5 on the east side of Scott Boulevard, .25 mile south of its intersection
with American Legion Road.
The Fringe Area Agreement policy for Area 5 states that "Agricultural uses are encouraged to
continue on land which is considered 'prime' agricultural land. Residential uses for farm family
purposes will be considered depending on soil and site conditions. Non.farm development should
be confined to existing zoning within one mile of the eastern corporate limits of Iowa City and
should develop in a manner consistent with the anticipated Iimi,ted annexation of the area," The
requested area for rezoning is located on the corporate boundary of Iowa City. The existing RS
zoning of the property allows residential development of the property.
At its November 19, 1992, meeting, the Planning and Zoning Commission recommended, by a
vote of 7-0, that the City Council forward a comment to the Johnson County Board of
Supervisors finding that the request to rezone an approximately 11,82 acre tract from RS to RMH
is consistent with the mutually agreed upon Fringe Area Agreement for Area 5, subject to 11
ensuring the construction of a 31.foot wide collector street within the eO-foot right-of-way shown
on the concept plan, 2) prohibiting access drives from individual lots onto the collector street, 3)
providing vegetative screening along the Scott Boulevard right-of-way, 4) providing City-approved
storm water menagement for the site, and 5) securing compliance with the City's requirements
for Manufactured Housing Parks.
Council agreed with the recommendation of the Pianning and Zoning Commission, and therefore
respectfully forwards a comment to the Board that the requested rezoning of the 11,82 acre tract
from RS to RMH is consistent with the mutually agreed upon Fringe Area Policy for Area 5,
subject to the conditions set forth in the Planning and Zoning Commission's recommendation
above. The City Council feels that the provision of affordable housing with sufficient
infrastructure improvements on the City's corporate boundary will result in the appropriate
development of e residential neighborhood, which is likely to become part of Iowa City in the
future,
Sincerely,
Darrel G, Courtney
Mayor
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.10 EAST WASIlINOTON ST~EET' IOWA CITY, IOWA ,nUoIl26 '13191 3UdOOO. FAX (319) JS6.JOOf
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City of Iowa City
MEMORANDUM
Date: November 19, 1992
To: Planning and Zoning Commission
From: Melody Rockwell, Associate Planner
Re: CZ-9252. Modern Manor Rezoning Request
Robert W. Wolf, on behalf of property owner E. and L. Prybll General Partnership, has filed an
application with Johnson County 10 rezone approximately 11.82 acres of a 200 acre tract from
A 1, Rural District, to RMH, Manufactured Housing Residential District. This property Is located
In Fringe Area 5 on the east side of Scott Boulevard, ,25 miles south of Its Intersection with
American Legion Road. The relatively level tract was planted this year In corn. Wolf proposes to
rezone the 11,82 acres to RMH, then develop the property as an extension of Modern Manor, a
manufactured housing park located Immediately south of the subject parcel.
If the RMH zoning Is approved by the County, no subdivision will be required to convert the
property from a cornfield to a manufactured housing park, because there will be no division of
property, The rezoning of the property will be the only opportunity for City review. Because
zoning regulation Is the County's prerogative In the Fringe Area, the City's review Is advisory only.
The policy for Fringe Area 5 states that "agricultural uses are encouraged to continue on land
which Is considered "prime" agricultural land. Residential uses for farm family purposes will be
considered depending on soli and site conditions, Non-farm development should be confined to
existing zoning within one mile of the eastern corporate limits of Iowa Cily and should develop
In a manner consistent with the anticipated limited annexation of the area."
Although the proposed rezoning request Is not In conformance with the agricultural land protection
policies established for Area 5, the surrounding area Is rapidly developing for resldenllal uses.
Even if this area Immediately east of Scoll Boulevard were not annexed Into the City within the
next few years, It Is likely to function more as part of a residential neighborhood than as an
agricultural area. Because of the way the property Is situated, perhaps the rezoning should be
addressed In an urban context rather than requiring strict adherence to the Fringe Area policy.
If the rezoning were permllled, over 100 dwelling units could be added to the area's affordable
housing stock, This Is consistent with the goal of Iowa City, as stated In both the Comprehensive
Plan and the Comprehensive Housing Affordablllty Strategy, to produce more affordable housing
In the region,
Both the existing and proposed Modern Manor development would be able to access Scott
Boulevard via an existing drive located approximately 1,100 feet south of a 60-foot wide right-of.
way, which Is shown on the Modern Manor Concept Plan as aligned adjacent to the north tier of
lots In the existing Modern Manor development. The 60-foot right-of-way width would
accommodate a 31-foot wide collector street, which should be constructed as part of the proposed
development to avoid assessment problems when this area Is annexed In the future,
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The concept plan for Village Green, west of Scott Boulevard shows an access road to Scott
Boulevard, across from, but with the center line approximately 50 feet south of the center line of
the proposed collector street access point for Modern Manor. To achieve safe Intersection design,
the Village Green access would need to be redesigned so that the access points line up, or are
separated by at least 125 feet.
If a manufactured housing park were developed In the City, It would be required to provide a 30-
foot rear yard setback at the RMH zone boundary, a 40-foot setback from Scott Boulevard, an
arterial street, and thick, vegetative screening 'along lot lines or street right-of-way In a manner
sufficient to effectively obscure the manufactured housing use from view within the lot lines of
residential development In an RR-1 or RS-5 zone.' However, according to the City Ordinance,
the 1 DO-foot wide Scott Boulevard right-of-way between the manufactured housing park on the
east and RS-5 zone on the west would exempt the applicant from providing screening along Scott
Boulevard.
Given the proposed density of development and the lower topography of the manufactured
housing park directly across the street from a single-family residential zone, It would seem
reasonable to condition approval of the requested rezoning with appropriate buffering and setback
requirements along Scott Boulevard and possibly along the proposed collector street. Further,
the applicant's provision of evergreen screening and open space between the proposed Modern
Manor site and the traffic on Scott Boulevard would provide a buffering amenity for the
manufactured housing residents, who would have practical difficulty In constructing fencing,
planting vegetative screening or providing sufficient setbacks on property they do not own.
If the rezoning were appropriately conditioned to ensure the provision of stormwater management,
construction of a collector street, and sufficient buffering, and If the Modern Manor Concept Plan
were redesigned and Implemented to meet the Iowa City requirements for manufactured housing
parks, Including the designation of a recreation space one-third acre In size on the site, staff could
support a recommendation to approve the rezoning. The provision of affordable housing with
sufficient Infrastructure Improvements on the corporate boundary outweighs strict adherence to
Fringe Area 5 In this urban context. In a more rural area, this approach would be Inappropriate,
STAFF RECOMMENDATION:
Staff recommends that the City Council forward a comment to the County Board of Supervisors
finding that the request to rezone the approximately 11,82 acre tract from A 1 to RMH Is not In
strict conformance with the mutually agreed upon Fringe Area Policy for Area 5. However, If the
requested rezoning were approved, subject to 1) ensuring the construction of a 31-foot wide
collector street within the 60-foot wide right-of-way shown on the concept plan, 2) prohibiting
access drives from Individual lots onto the collector street, 3) providing vegetative screening along
the Scott Boulevard right-of-way, 4) providing City-approved stormwater management for the site,
and 5) securing compliance with the City's requirements for Manufactured Housing Parks, it would
allow for the appropriate development of affordable housing within a residential neighborhood,
which Is likely to become part of Iowa City In the future.
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ATTACHMENTS:
1. Location Map.
2. Application.
3. Modern Manor Concept Plan.
4. Village Green Concept Plan.
5. Fringe Area Map.
6. Iowa City Requirements for Manufactured Housing Parks.
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Approved by:
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Monica Moen, Senior Planner
Department of Planning and
Community Development
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LOCATION MAP
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CZ-9252
MODERN MANOR
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JOHNSON COUNTY, IOWA
APPLICATION TO REZONE
JATE: /D-9-CYZ
NUMBER: Z-9Z5Z
TO BE FILED WITH THE OFFICE OF THE JOHNSON COUNTY ZONING ADMINISTRATOR.
rD: JOHNSON COUNTY BOARD DF SUPERVISORS
JOHNSON COUNTY ZONING COMMISSION
rHE UNDERSIGNED [5 THE CDWNER, CONTRACT PURCHASER, CONTRACT OWNER, OPTION
?URCHASER) OF THE FOLLOWING DESCRIBED PROPERTY LOCATED IN THE UNINCORPORATED AREA
JF r.llril~ TOWNSHIP 1 JOHNSON COUNTY, IOWA AND REIJUESTS THAT YOUR
:OMMISSION CONSIDER THE RECLASSIFICATION OF SAID PROPERTY FROM A-I DISTRICT
ro mfil DISTRICT LOCATED AT CLAYI1AN'S DESCRIPTION),
On the East side of Scott Boulevard 1/4 mile South of its intersection with
lImerican Legion Road, adjacent to Modern Manor Trailer Park
~REA TO BE RE20NED IS COMPOSED OF i1.82 ACRES OF A 200.00 ACRE TRACT AND
LEGALLY DESCRIBED AS: CPLEASE ATTACHED LEGAL DESCRIPTION OF AREA TO BE REZONED).
PROPOSED USE:
Mobile'Home Park
~AME AND ADDRESSES DF OWNERS OF RECORD:
." . . E & L PrvbJ.1 General Partnership
RR #5:' Box 230
Iowa City. IA 52240
THE APPLICATION SHALL CONTAIN:
II. A MAP OF LARGE ENOUGH SIZE TO SHOW THE PROPERTY FOR REZONING OUTLINED; IN
RED, THE PROPERTY WITHIN 500 FEET OF THE PROPERTY FOR REZONING OUTLINED IN
BLUE
b. A DIAGRAM DRAWN TO SCALE CNO SMALLER THAN ONE INCH EIJUALS ONE HUNDRED 'FEET)
SHOWING THE LOCATION OF THE PROPOSED OR EXISTING ACCESS TO THE PROPERTY.
c, A LIST OF NAME AND ADDRESSES OF THOSE PERSONS OWNING PROPERTY WITHIN SOD
FEET OF THE PROPERTY OF THE OWNER OF RECORD.
d. TWO CHECKS MADE PAYABLE TO THE JOHNSON COUNTY TREASURER: ONE IN THE AMOUNT
OF FIVE DOLLARS CS5,OO) FOR A REZONING SIGN, THE OTHER IN AN AMOUNT WHICH '
VARIES DEPENDING ON THE NATURE OF THE APPLICATION. .
II, A SIGNED RESOLUTION AFFIRMING THE STABILITY OF THE CURRENT ROAD SYSTEM. ,
THE APPLICANT IS TO OBTAIN AND POST THE REZONING SIGN ON THE ABOVE DES CRIBEO '
PROP RTY WI HIN SEVEN C7 DAYS) FROM FILING OF THIS APPLICATION,
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SIGNATU E OF OW R, CONTRACT OWNER,
CONTRACT PURCH ER, OPTION PURCHASER
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ADDRESS
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TELEPHONE NUMBER
AGENT
a:zoning,app
ADDRESS AND T~I~~~MBER :
TELEPHONE NUMd~O~A\lIa
OCT 8 1992
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LEGAL DESCRIPTION
Commencing at the Southwest Corner, of the Southwest Quarter, of Section 18, Township 79
North, Range 5 West of the 5th Principal Meridian: Thence NOO'05'OO"W, (a recorded bearing)
along the West line of said Southwest Quarter, and the Centerline of Scott Boulevard, 1,561.79
feet: Thence S90'OO'00"E, 50.00 feet, to the Easterly Right-of-Way line of said Scol! Boulevard,
and the Point of Beginning; Thence continuing S90'OO'00"E, 860.00 feet: Thence SOO'OO'OO"W,
598.92 feet: Thence N90'OO'00"W, 859.13 feet, 10 the Easterly Right-of-Way line of said Scott
Boulevard: Thence NOO'05'00"W, 598.92 feet, to the Point of Beginning. Said tract of land
containing 11.82 acres, more or less, and is subject to easements and restrictions of record.
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MODERN MANOR
CONCEPT PLAN
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, Iowa City, Iowa
'o~ Lots 23 & 24
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Sec. 36-9. Factory Built Housing Residential (RFBH) Zone. "
(a) Intent. The Factory-Built Housing Residential (RFBH) zone is designed to provide for the
placement of manufactured homes, mobile homes and modular homes within factory-built
housing parks, or upon Individually subdivided lots with a lot size small~r than that allowed
In other zones permitting single-family dwellings. The RFBH zone also provides a location
for the placement of those mobile homes which are not classified as manufactured homes
and may not comply with the building, electrical, plumbing, or housing codes, and for
those factory-built homes which do not have a minimum building width of 20 feet.
(b) Permitted uses.
(1) Manufactured homes,
, (2) Mobile homes.
(3) Modular homes.
(c) Provisional uses.
(1) Family care facilities provided they shall not be located within one-quarter (lA) mile
of each other.
(2), Manufactured homes, Mobile homes and Modular homes'wlth a maximum of one
(1) roomer provided that one (1) additional off-street parking space ,shall be
furnished.
(d) Special exceptions.
(1) Child care facilities subJect to the requirements of Sec. 36-55.
(2) Neighborhood centers subject to the requirements of Sec. 36-55.
(3) Public utilities,
(4) . Religious institutions subject to the requirements of Sec;36-55.
(5) Schools. generalized private Instruction.
(e) Dimensional reaulrements.
(1) Minimum lot area:
(2) Minimum lot width:
(3) Minimum lot frontage:
4,000 sq. ft.
35 It.
20 ft. on a public street or an officially ap-
proved place.
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(4) Minimum yards:
Front.
Side.
Rear -
20 ft.
5 ft.
20 ft. or 30 ft. at RMH Zone boundary
. (5) Maximum building bull<:
Height - ' 25 ft,
Building coverage - 40%
Floor area ratio. None
(Q General provisions. All principal and accessory uses permitted within this zone are
subject to the requirements of Articles III and IV, the divisions and sections of which are
Indicated as follows: '
, (1) Accessory uses and requirements. See Article III.
a. Permilled accessory uses and buildings. See Sec. 36-56.
b. Accessory uses and building regulations. See Sec. 36-57.
c, Off.street parking requirements, See Sec. 36-58;
d. Off-street loading requirements. Not applicable.
e. Sign regulations. See Sec, 36-60.
f.
Fence regulations. See Sec. 36-64.
(2) General provisions. S~e Article IV.
a, Dimensional requirements. See Division 1.
b, Tree regulations, See Division 2.
c, Performance standards. See Division 3.
d, Non-conformities, See Division 4,
,'.
(g) Special provisions.
(1) In no Instance shall an area zoned RMH be less than 10 acres.
(2) Manufactured housing parks shall comply with the provisions of Chapter 22 of the
Code of Ordinances and the provisions of the Code of Iowa,
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MANUFACTURED HOUSING PARKS fi 22.34
Sees. 22-25-22-33. Reserved.
ARTICLE III, PARK STANDARDS
Sec. 22-34, Park requirements.
'A manufactured housing park shall conform to the following
requirementa: '
(a) Area. The total area within the park shall not be less than,
two (2) acres.
(b) Drainage. The park shall be graded to be free from atag-
nant pools of water.
(c) Space requirements Each park shall provide manufactured
housing spaces, and each ahall be clearly defined ordelin.
eated. Each individual apace ahall meet the following
.requirementa:
(1) Minimum manufactured housing space: Three thou,
sand five hundred (3,500) square feet.
(2) Minimum manufactured housing space width: Thirty-
five (35) feet.
(3) Minimum manufactured hOllSing'space frontage: '!\venty
(20) feet.
(4) Maximum building bulk:
Height: '!\venty.five (25) feet.
Building coverage: Forty (40) per cent.
(5) Minimum yards:
Front: Fifteen (15) feet (measured from the manufac.
tured housing unit or the closest projectile from the
unit to the abutting private street.)
(6) At least a twenty.foot clearance between manufactured
housing units shall be provided: except with respect to
manufactured unita parked end.to.end, the end,to,end
clearance shall not be less than fifteen (15) feet. A
thirty.foot clearance ahall be provided between any
manufactured housing unit and the edges of the RMH
zone, except where abutting an arterial street, in which
case a forty.foot clearance shall be required. Where
public streeta arc platted within a manufactured houa,
Supp. No. 14 1475
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IOWA CITY CODE
ing park, a twenty,foot clearance ehall be required
from the street right,of-way line.
(7) Tree planting for manufactured housing parks shall
meet the requirements below. Also, all spacing and
location provisions shall be as required in section 8.10.40
of the zoning chapter.
a. The species to be planted shall be listed in the
"List of Recommended Trees for Iowa City" or per.
mitted by ths city forester.
b. Trees shall be planted over the gross site area at a
minimum ratio of one tree for everyone manufac-
tured housing space provided in the park.
(d) Recreotion space/open space. Manufactured housing parks
shall tske into consideration the need to provide open space
for recreational purposes and to enhance the general char-
acter of the area. Recreation space shall be provided as
follows:
(1) For manufactured housing parks with an average man.
ufactured housing space size of three thousand five
hundred (3,500) square feet, recreation spaca shall be
, provided at a rate of not less than nine (9) per cent of
the total park area. A1J the average manufactured hous.
ing space size increases from three thousand five hun-
dred (3,500) square feet, recreation space may decrease
at a rate of one.half (0.5) per cent per each one hun.
dred (100) square foot increase in the average manu-
factured housing space size. The minimum size of any
one required area of recreation space shall be equiva.
lent to the smallest manufactured housing space pro,
vided in the park.
(2) In the provision of recreation space, the following plan.
ning criteria should be considered:
a, Recreation space should be readily accessible to
residents of the manufactured housing park. If a
single area ofrecreatien space is provided, it should
, be located within eight hundred (800) feet of each
manufactured housing space.
b. Recreation space may be provided in conjunction
with storm water detention.
Supp. No. 14
1476
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MANUFACTURED HOUSING PARKS ~ 22.34
(e) Streets. Manufactured housing parks shall be provided with
safe and convenient vehicular access from a collector or
arterial public street abutting the park to each manufac-
tured housing space, service building, or other common
facility, in a manner more particularly described in section
22,35.
(0 Driveways. Hard-aurfaced driveways shall be provided for
each manufactured housing space, service building, deliv-
ery and collection point, and elsewhere as needed. The
driveways shall be a minimum of ten (10) feet in width.
(g) Parking. Nine (9) foot by twenty (20) foot hard-surfaced
off-street parking spaces shall be provided at the rate of
two (2) parking spaces per unit. At least one off-street
parking space shall be located on each manufactured hous-
ing space. The other required parking space may be lo-
cated in a common parking area(s) within convenient ac-
cess to the manufactured housing unit. Parking spaces
may be provided in the front yard area; however, they
shall not be allowed within ten (10) feet of an adjoining
manufactured housing unit. Separate parking areas shall
meet the screening requirements of section 8.10.25 of the
zoning chapter.
(h) Sidewalks. Individual sidewalks shall be'provided to each
manufactured housing entrance from the street or from a
driveway or parking space connected to the street. Also,
common walks shall be provided in locations where pedes-
trian traffic is concentrated. Sidewalk widths shall be at
least two and one-half(2.5) feet for sidewalks on ,individual
spaces and at least four (4) feet for sidewalks in common
areas or along public streets. Gradients for all sidewalks
shall be not greater than twelve (12) per cent, cross-slopes
'shall be at a rate of one. fourth inch per foot and the street
edge of the sidewalk surface shall be located above the
curb one. third inch for every foot horizontally from the
curb.
(i) Patios/decks. Each manufactured housing space shall be
provided with a patio/deck of at least one hundred (100)
square feet, and with a minimum dimension of ten (10)
feet.
SuPp. No. 14 1477
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IOWA CITY CODE
G) Public lighting. Outdoor lighting shall be provided for all
streets, walkways, buildings and other facilities subject to
nighttime use. (Ord. No. 82.3081, ~ 2, 9-28.82)
Cross rcCarence-Tree standards, I 34.37 ct seq.
Sec. 22-35, Streets,
All public streets within the park shall meet the following
standards:
(a) Continuatfun and extension. Within manufactured housing
parks provisions shall be made for the continuation and
extension of public streets, which shall be platted in accord.
ance with the current subdivision regulations and con-
structed in accordance with current city standards.
(b) S(reet width. All private street widths shall be measured
back,to.back of curb. MiniJnum street pavement widths
shall be provided as follows:
(1) Twenty.four (24) feet without parking, and so posted;
(2) Twenty.eight (28) feet with parking on one side, and so
posted; or
(3) Thirty.six (36) feet with parking on both sides.
(c) Reserued.
(d) Pauement. All private streets shall be constructed with ei-
ther nonreinforced Portland cement concrete with a six-
inch pavement thickness, or full depth asphaltic concrete
with a pavement thickness of eight and one.half(8.5) inch.
es. Curb shall be provided in accordance with Iowa City
engineering standards.
(e) Grades. No street grade shall be less than one.half of one
per cent and shall not exceed twelve (12) per cent. (Ord.
No. 82.3081, ~ 2, 9.28.82)
Cross rcCcrcncc-St..cts and sldawalks, Ch. 31.
Sec. 22-36, Utilities.
Manufactured housing parks shall be provided with sanitary
sewers, storm drainage, water and gas and electric service as
hereinafter set forth.
Supp. No.1.
1478
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MANUFACTURED HOUSING PARKS ~ 22-36
(a) Private utilities. Private utilities shall be designed and
constructed as hereinafter. set forth.
(1) Sanitary sewers. The sewerage system shall be designed,
constructed and maintained in accordance with appli.
cable city codes or specifications approved by the city.
Each manufactured housing space shall be provided
with at least a four-inch diameter sewer riser pipe
terminating at least four (4) inches above th~ ground
surface and located such that the sewer connection to
the manufactured housing unit drain outlet wiII ap-
proximate a vertical position. Provision shall be made
for plugging the drain when a manufactured housing
unit does not occupy the space.
(2) Storm drainage. The manufactured housing park shall
be provided with drains, diwhes, culverts, bridges, stann
sewers, intakes and manholes adequate to provide for
the collection and removal of all surface waters. Such
drainage shall be provided in accordance with appli-
cable city codes or specifications approved by the city,
(3) Water supply. An adequate supply of potable water for
drinking and domestic purposes shall be supplied by
pipes to all buildinge used for human occupancy and
manufactured hOl15ing spaces within the park. All water
piping, fIXtures and other equipment ehall be constructed
and maintained in accordance with applicable city codes
or specifications approved by the city. Individual water
riser pipes shall be located at a point where the water
connection to the manufactured housing unit wiII ap.
proximate a vertical position. Water riser pipes shall
either terminate at least four (4) inches above the
ground surface, or be located in a recessed opening
with extension pipes provided which tenninate at least
four (4) inches above the ground surface, with at least
a three.quarter-inch valve outlet. In addition, a curb
etop shall be installed for each manufactured housing
epace between the main and said riser pipe.
(4) Electrical outlet. An electrical outlet supply at least
two hundred twenty (220) volts shall be provided for
each manufactured housing space with a minimum of
one hundred (100) ampere individual service.
Supp. No. 46
1479
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fi 22-36
IOWA CITY CODE
(b) Public utilities.
(1) Sanitary sewers. As set forth in Chapter 33, Article II,
Sewers and Sewage Disposal.
(2) Water systems. As set forth in Chapter 33, ArHcle V, Water.
(Ord. No. 82.3081, ~ 2, 9.28.82j Ord. No. 90.3475, ~ 1, 8.21-90)
Cr088 referonca-Utilitles, Ch. 33.
Sec. 22-37. Refuse and garbage handling,
The storage, collection and disposal of refuse in the manufac-
tured housing park shall not create health hazards, rodent har.
borage, insect breeding areas, accident or fire hazards or air
pollution. '
(a) Collection stations. Unless individual garbage and trash
collection is provided, "dwnpsters" or refuse collection stands
consisting of a holder or rack on an impervious slab shall
be provided within three hundred (300) feet from any manu.
factured housing space they serve. Container stands shall
ba designed to prevent containers from being tipped, to
minimize spillage and container deterioration, and to fa.
cilitate cleaning around them.
(b) Collection receptacles. Collection receptacles shall be pro-
vided in quantities adequate to permit disposal of all gar.
bage and rubbish.
(c) Collection. Garbage and rubbish shall be collected and dis.
posed of as frequently as may be necessary to insure that
the garbage cans shall not overflow. (Ord. No. 82.3081, ~ 2,
9.28.82)
Cr088 rererence-Garbage, Ch. 15.
Sec. 22-38, Permanent structures and facilities.
(a) Buildings and facilities. The requirements of this secHon
shall apply to servica buildings,' recreation buildings and the
other park service facilities which follow, as provided by secHon
8.10.26 of the zoning chapter, "Permitted accessory uses":
(1) Manufactured housing sales. Manufactured housing sales
shall be allowed as an accessory use in conjunction with
Supp. No. 46
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'MANUFACTURED HOUSING PARKS ~ 22.39
the manageinent office, provided that the nuinber of man-
ufactured housing units displayed for sale does not exceed
twenty-five (25) per cent of the manufactured housing spaces.
(2) Equipment and materials storage. Maintenance materials
and equipment shall be stored either in a permanent struc.
ture, or in yards fenced in with a minimum six.foot,high
fence of solid construction.
(3) Tenant storage. Storage facilities for park tenants may be
provided on the space or in compounds located within the
park.
(b) Reserved. (Ord. No. 82.3081, ~ ~, 9-28,82)
f.
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Sec. 22-39. Fire safety standards.
(a) Water supply facilities. Standard city hydrants shall be 10'
cated within three hundred (300) feet of all manufactured hous.
ing spaces, measured along the driveways or streets. The water
eupply system shsll meet the minimum standards for firefighting
purposes ss required or recommended by the fire department.
. .
(b) Storage and handling of fueL In parks where liquefied pe-
troleum gases, gasoline, fuel oil, or other flammable liquids are
stored and/or dispensed, their handling and storage shall comply
with applicable city, state and federal regulations. (Ord. No. 82-3081,
~ 2, 9.28,82)
Cro.. rorerence-Flra prevention, Ch. 12.
(Tho nexl pago I, 1523)
SuPp. No. 46
1481
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REVISED MODERN MANOR CONCEPT PLAN
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NICHOLAS W. AND DEBRA L. CHELF
1140 Hampton Court
Iowa city, IA 52240
November 12, 1992
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Mr. Tom Scott, Chairman
Planning and Zoning Commission
City of Iowa City
410 E. Washington Street
Iowa City, IA 52240
~!OV 1 3 1992
P.P.D. DEPARTMENT
Re: Rezoning Application - Modern Manor Trailer Park
Dear Mr. Scott:
We are writing to express our concerns about the rezoning
application filed October 8, 1992, with the Johnson County Plan-
ning and Zoning commission, Number Z-9252, now being reviewed by
the City of Iowa City. That application requests the rezoning of
11.82 acres of land from A-1 to RMH. The purpose is to expand
the mobile' home park known as Modern Manor, now located on scott
BOUlevard, adjacent to Iowa City and within a very short distance
of our property at 1140 Hampton Court.
Except for Modern Manor and Sunrise Mobile Home Park, the
remaining land in this area, particularly the property within the
Iowa City limits has been developing for single family residen-
tial use. The houses that have been built by all of us in the
area range in cost from $125,000 to approximately $250,000. We
have taken a great deal of pride in our property and the neigh-
borhood in which we live.
We really .believe that the expansion of the mobile home park
would not be compatible with the surrounding land uses. The land
within the Iowa city limits has always been designed for single
family residences and some condominiums are possible. ,The land
outside the City limits has been agricultural and we believe that
it should remain agricultural until it is brought within the Iowa
City limits and used for single family residential purposes, com-
patible with the adjacent ground.
We have been told that no one is entitled to any particular
zoning classification. When we purchased our property, we inves-
tigated the zoning classifications of the adjacent properties as
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November 12, 1992
well as the planned uses of the ground. Like all of our neigh-
bors, we wanted to invest in a nice, cohesive, planned neighbor-
hood. It was always our understanding that the land east of
Scott Boulevard would remain in agricultural use until annexed by
Iowa city. It has also been our understanding that Iowa City
would designate it RS-5, Single Family, should it be brought
within the city limits. Since this property is immediately adja-
cent to the City limits, we would hope that the Iowa city Plan-
ning and Zoning Commission would look at this rezoning applica-
tion very carefully and try to maintain compatible property uses
in our neighborhood.
The value of our property and all of our neighbors' property
will be lowered if incompatible land uses are allowed east of
Scott Boulevard.' ,We would respectfully request that you recom-
mend the denial of Rezoning Application Number Z-9252.
Thank you for considering our position.
';
Very truly yours,
1kIz4 UJ.cMf
Nicholas W. Cherf
D~~OfCh~~
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A new concept in Quality Living
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':::;"ir;':'~::::C:":'%:;(;(;;:?'~\~&::h!'\.':;;;::,:,,~)i~~il.
Modern Manor, Inc, is not just another rriobile'hidm~'p.ark:;lfli%i'qu~H;tyAj,;t,;;,;{~wi-;~j,
co~munity specificaHy planned to offer arien~apce,~gualhy.:9flif~'i9;ii~';\;":<}.(?1
, residents, ,..,' 'i,li/' '. ;;.(}
Thoe ~og~eqr:a~;yn~~ic9~::::~O;~~:nment. ....... ...eiilt
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o c~~~~~er~~c:v~e of services at no extra costs, . ' ,')!i)&t~'
. grass cutting "",,';'~f~
. door-to-door trash and garbage pick up, and unif?rm' tras!1 .:.),'t~
enclosures ' " , " :.' ,'." ,::....\' ~:!f,~}'i!1',
. landscaping and trees ' ,,' :', ';if /'~ ';':',:r\~I;j~
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. basic cable TV ' , : ""!,' ':i,-: ,'l';,~;_y ):
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. water and sewer at no extra charge ,::.::.':';"~T:(;!i:t'1hjJJ:~/:
paved streets ...','" ,,' ";,'"J,.,....,'l'
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;' ; '.Xf.:~,:};',~.).: i',~':'.";'-:'" ,\,;,I....:\;~:',,~.i~ii"~;{(~l; i
o Real estate taxes paid, ' ',,', '.' '," ',,',...', /,',";.,:," ',;",.;, '..., "".'.'.,,:',.l,:,'.:,y.,.i,.,.),,i!',t,:,'
.', ~' :;:"'- :"'~.,::;'-:.\:';;: ">;,J~.t:"'.:",~.,~;.,,:.::;~
o New streets, sidewalks, and othe~ facilitiesinstall~~..';W.itHg~T)'\'.;,':,"1;:)~~li
ASSESSMENT., , ""'.,, ;-,;,.:;..:.,?,)/>;,:;t:';~0;~~b
o Unsightly utilities safely underground-no pOlesor\vlr,e~:(:.;';:':.:.;"i)Y{;;1j~~)
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o Close to schools-school buses at entrance, ,',' ..,.".;~:';1:;:;;J~11i~;
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o Near shopping center and grocery stores.' "",',, "::';,l)~~i~:
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o Very low traffic denSity, . :::::'::;.:'!':iV.1i;\"
. . . ," . .' ':::-::;:-"rt.-:;:.'r;;:;{'$&~; ~
o City bike trail nearby.,',;,';!:"!;')'!"?:
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o Locally owned by enlightened management. '/,';>';~it!j~(1
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o Entire community is restricted to better quality, wood sided homes, " '. ;'/)!
Result Is particularly attractive neighborhood with lots of warmth ,"",\'0.
and appeal. I " ","" >(';
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Isn't this the sort of neighborhood In which you would like to live?
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Dear Friend ' "'",,,',.,,',',"y7.!'
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With. today's high rea.l estate prices, getting started with home ownership!s, ,'~:;i~j:rx;Wf\;Ji
beyond the budgets of many families, particularly young families. ' , ,:':;\::;:::((,;:i:l
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For those alreadyreti/ed, or planning near-term retirement, economic consider::);(,:i'iK'};I(~);'i?'
ations, simplified living, ability to travel without worry about home care,and'i/;.:,:,::j\i(+I
lower home up-keep costs, are difficult problems which need to be answered. , :,;',;'/:?X(+
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As children grow up and leave home, many couples no longer need or want to,::,.!:::<;X.:,i!
maintain th~ large ~~us~, ~hey required when their family was young~r. 'Whe,t~/~;\i:i;\;A;~1i~;I!
are they to fmd qualltyllVmg at reasonable costs? ";,;};;SJzil;::i\J~~\t~:
Many single individuals would like the benefits of home ownership, but findit;;l\i::!'i";~';itt:~i
difficult to loc~tea'~icehomeat costs they can handle, '<:6\:~t?/;d!j;i:;ftrtf~:li
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Y~u will find th.e solutions to these difficult pr?blems ~n the s~perior livi1l-g(\1;~~;)%i(t~g\l:
environment provided by Modern Manor, Inc. ThiS beautiful mobile home com:'(:,;ji~::'i;,1;!i
munity was designed from the outset to supply a superiorquality of life at reasc.in):i::::I!~:'{ii';:\~;ik!i
able and workable costsfor residents. Frankly, IT IS A RESTRICTEDCQi4:;t(FM1~~(ifi~;j;
MUNITY, in the 'sense. that only better, residential woodsided homesare::>N'\:/!i'(,;:~;~.~:
permitted, This attractive neighborhood atmosphere is further enhanced by'#A'::;i;;\)~h!iili,~91!
aesthetica!ly ple~sing physica~ .layout, .landscaping, hidden or buried utilities;'!::';~:f'~!{t:;iYi:~!i;
and superior mamtenance services prOVided by Modern Manor. ".,f:;':):;::;;~'f,'i;l:
The result is a beautiful community which will grow even lovelier as the plant.:'U;W:1f~{\::iU
. -, ". '.' ,f'- ,/.-'. "~ ,,'
ings mature, ", <i\;::!:"'~':;;:jl
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In the final analysis, each of us is interested in an improved quality of life.<"';';:;p':fir/!!
Modern Manor supplies that at very affordable costs, and in the process, it solves:,','~;,:,:",<;;;~,:',j:
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a number of problems faCing home owners or those who would like to be ho""e.~;:;'(~i:::!':';1
owners. ", ," -. {'/('~"~~'}/:;::'i:"U
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Please come and see us, or give us a call, You'll like the way we do business. '
Thank You,
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better quality homes with wood siding, ' ".', i".'
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trash and garbage removal, and basic cable TV, , "
. .. A convenient, quiet location-5 minutes from a l!irg'e '
shopping center. "
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for you and your family, '
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Isn't this the sort of neighborhood in which you ,
'would like to live? Please give Us a call, '
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en MODERN MANOR:
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AMERICAN LEGION RD.
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VILLAGE GREEN HOMEOWNERS
ASSOCIATION
Iowa City, Iowa
Planning & Zoning Commission
City of Iowa City
410 E. Washington St.
Iowa City, IA 52240
RE: Rezoning Application. Modem Manor Trailer Park
Dear Commission Members:
The residents of Village Green are writing to express our concerns about the rezoning application filed
October 8, 1992, with the Johnson County Planning and Zoning Commission, Number Z-92S2, now being
reviewed by the City of Iowa City. That application requests the rezoning of 11.82 acres of land from A-I
to RMH. The purpose is to expand the mobile home park known as Modem Manor, now located on Scott
Boulevard, adjacent to Iowa City to within a very shon distance of our properties. Along with this letter are
petitions from homeowners in Village Green expressing their dissatisfaction with this zoning request.
Except for Modem Manor and Sunrise Mobile Home Park, the remaining land,in this area, panlcularly the
property within the Iowa City limits has been developed for single family residential use. The houses that
have been built by all of us in the area range up to approximately $250,000, We have takea a great deal of
pride in our property and the neighborhood in which we live.
We believe that the expansioa of the mobile home park would not be compatible with the surrounding land
uses. The land within the Iowa Citv limits adiacentto Scoll Boulevard that is a uart of Villa~e Green aud
future Dlannin~ to the south has alwavs been single familv residences and some condominiums. The land _
outside the City limits has been agricultural and we believe that it should remain agricultural until it is
brought within the Iowa City limits and used for single family residential purposes, compatible with the
adjacent land. By the approval of this rezoning request and the expansion of the park north, a barrier will
be set along Scott Boulevard inhibiting the natural expansion of single family dwellings east. An approvnl
of this rezoning will also establish a small parcel of laad between the expanded mobile home park and
American Legioa Road that will poteatially be too small for residential single family development, suggesting
continued 'incremental creep' of the park.
We believe in the concept of transitinnal zoning or buffer zoning between strate~ically different land usages.
Placing mobile homes next to upper end residential in our opinioa, docs not accomplish this concept. When
the famillcs in Pan XI in Village Oreen along Scott Boulevard purchased their properties, they investigated
the zoning classifications of the adjacent properlles as well as the planned uses of the ground. Like all of
our neighbors, we wanled them to invest in a nice, cohesive, planned neighborhood. It was always our
understanding thatlhe land east of Seott Boulevard would remain in agricultural use until annexed by Iowa
City. It has also been our understanding that Iowa City would designate it R.5, Single Family, should it be
brought within the City limits. Since this property is immediately adjacent to the City limilS, we would hope
that the Iowa City Planning and Zoning Commission would look altbis rezoning applicatIon very carefully
and try to maintain compatible transillonal buffer zoning between our neighborhood and the trailer park,
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, The development on this parcel of land for 79 mobile homes will put an even greater burden on an already
overloaded school system on the east side. Class and school size at LuCllS, Longfellow, Southeast and City
High are already over crowded. Busing to Longfellow from Modem Manor is already laking place, Dease
developments of this type will have many more children than a typical single flUl1ily development creating an
even further unacceptable situatioa in our schools.
The value of our property and our life styles will be lowered if incompatible and non.transitionalland uses
are allowed east of Scott Boulevard. We would respectfully request that you recommend to the City Council
that Rezoning Application Number Z-9252 be denied due to the extreme inconsistent aad non-transitional
use of Fringe Area S,
Thank you for the consideration of our Issues.
Village Green Homeowners
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TIlE UNDERSIGNED ACKNOWLEDGE THEm "DISAPPROVAL" OF THE
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MODERN MANOR MOBILE HOME PARK LOCATED ON SCOTT BLVD. FOR THE
EXPANSION OF 79 MOBILE HOME TRAILERS.
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EXPANSION OF 79 MOBILE HOME TRAILERS.
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MODERN MANOR MOBll.E HOME PARK LOCATED ON SCOTTBL YD. FOR THE
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