HomeMy WebLinkAbout1982-09-14 Public hearingi 1
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NOTICE OF PUBLIC HEARING
NOTICE OF PUBLIC HEARING TO CONSIDER AN ORDINANCE
REZONING NINE EXISTING MOBILE HOME PARKS IN IOWA
CITY FROM THEIR EXISTING ZONING TO RESIDENTIAL -
MANUFACTURED HOUSING (RMH).
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:30 PM on the 14th day of September, 1982, in the
Council Chambers in the Civic Center, Iowa City,
Iowa; at which hearing the Council will consider an
ordinance rezoning nine existing mobile home parks
(i.e., Baculis Mobile Home Park, Bon Aire Mobile
Home Lodge, Forest View Court, Hawkeye Trailer Ct.,
Hilltop Mobile Home Park, Iowa City Trailer Park,
Larsen's Trailer Court, Thatcher Mobile Home Park,
and Towncrest Mobile Home Park) from their existing
zoning to RMH. Copies of the proposed ordinance
are on file for public examination in the Office of
the City Clerk, Civic Center, Iowa City, Iowa.
This notice is given pursuant to. Chapter 362.3 of
the Code of Iowa, 1981.
Dated
atIowa City this/228th day of August, 1982.
ABBIE STOLFUS� CITY YC.ERK `
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NOTICE
TO: CITY OF l� CITY
Civic Center
Iowa City, Iowa 52240
To Whom It May Concern:
Thanas R. Alberhasky, the present owner of Bon -Aire Mobile Horne Lodge,
Inc. received by certified rnai.1 copies of two letters fran Bruos A. Knight,
Planner for the City of Iowa City. Copies of the correspondence, dated
August 6 and 13, 1982, are attached.
Mr. Alberhasky and Bon -Aire Mobile Hone Lodge, Inc. specifically object
to any change in'zoning as well as inclusion of the real estate in a zone
designated as IM.
The purpose of this notice is to advise all concerned of the owner's
objection to thi:s'procedure acid the two proposals.
DATED this 17th day of August, 1982.
BCN-= MOBILE HOME LODGE, INC. and
THOMAS R. ALBERHASKY
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STAFF REPORT
To: Planning and Zoning Commission By: Bruce Knight
Item: Z-8205 to Z-8213. Date: August 19, 1982
GENERAL INFORMATION
Applicant: CITY INITIATED
Proposed action: Rezoning of nine existing mobile home parks
to residential manufactured housing (RMH).
Purpose: To implement new residential zoning for
manufactured housing uses.
SITE SPECIFIC INFORMATION
I. Z-8205. Thatcher Mobile Home Park
Owner:
Location:
Size:
Comprehensive Plan:
Existing land use and zoning:
Surrounding land use and zoning:
2. Z-8206. Forest View Trailer Court
Owner:
Location:
Size:
Comprehensive Plan:
Existing land use and zoning:
Charles Thatcher
2254 S. Riverside Drive.
Iowa City, IA 52240
2254 S. Riverside or.
16 acres
Manufacturing
Manufactured housing and Cl
North - manufactured housing and Cl
East - Iowa River
South - undeveloped and M2
West - single family residential and
R1A
Ken Albrecht
1722 Stephens Drive
Iowa City, IA 52240
North end of Laura Drive
15.6 acres
16-24 dwelling units per acre
Manufactured housing and R1A
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Surrounding land use and zoning:
3. Z-8207. Hawkeye Mobile Home Court
Owner:
Location:
Size:
Comprehensive Plan:
Existing land use and zoning:
Surrounding land use and zoning:
4. Z-8208. Larsen's Trailer Court
Owner:
Location:
Size:
Comprehensive Plan:
Existing land use and zoning:
Surrounding land use and zoning:
North - Interstate 80
East - single family residential and
R1A
South - multi -family residential and
R3A; undeveloped and RIA
West - undeveloped and RlA
Peter & Patricia VanGerpen
1546 Prairie du Chien Rd.
Iowa City, IA 52240
1705 Prairie du Chien Rd.
2.46 acres
2-8 dwelling units per acre
Manufactured Housing and R1A
North - single family residential and
RIA
East - single family residential and
R1A
South - single family residential and
RIA
West - undeveloped and R1A
Glen Larsen
197 Holiday Court
North Liberty, IA 52317
1515 Prairie du Chien Rd.
0.97 acre
2-8 dwelling units per acre
Manufactured Housing and R1A
North - single family residential and
RIA
East - single family residential and
R1A
South R18 - single family residential and
West - undeveloped and R1B
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5. A-8209. Iowa City Trailer Park
Owner:
Detlef & Ellen Schellin
735 Juniper
Iowa City, IA 52240
Location:
1225 S. Riverside Dr.
Size:
2.46 acres
Comprehensive Plan:
General Commercial
Existing land use and zoning:
Manufactured Housing and C2
Surrounding land use and zoning:
North - multi -family residential,
commercial and Cl
East - City park land
South - undeveloped (Iowa City Airport)
and RIA
West - undeveloped (Iowa City Airport)
and RIA
6. Z-8210. Towncrest Mobile Home Park
lOwner:
Towncrest Mobile Home Court & Sales
2312 Muscatine Ave.
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Iowa City, IA 52240
Location:
2312 Muscatine Ave.
Size:
7.98 acres
Comprehensive Plan:
16-24 dwelling units per acre
Existing land use and zoning:
Manufactured Housing and C2
Surrounding land use and zoning:
North - single family residential and
RIB
East - multi -family residential and
R3A, cemetery and RIB
South - commercial and C2
West - commercial and CH
7. Z-8211. Hilltop Mobile Home Park
Owner:
Archie Kodros
1960 Waterfront Drive
Iowa City, IA 52240
Location:
1960 Waterfront Drive
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Size:
Comprehensive Plan:
Existing land use and zoning:
Surrounding land use and zoning:
8. Z-8212. Bon Aire Mobile Home Lodge
Owner:
Location:
Size:
Comprehensive Plan:
Existing land use and zoning:
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Surrounding land use and zoning:
9. Z-8213. Baculis Mobile Home Park
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Owner:
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iLocation:
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Size:
Comprehensive Plan:
Existing land use and zoning:
Surrounding land use and zoning:
15.88 acres
16-24 dwelling units per acre
Manufactured Housing and C2
North - Commercial and C2, undeveloped
and Ml, C2
East - undeveloped and C2
South - undeveloped and RIA
West - undeveloped and M1, undeveloped
and RIA
Thomas Alberhasky
1613 E. College
Iowa City, IA 52240
South of Highway 6, east of Lakeside
Drive, and north and west of the Iowa
City corporate limits
62.11 acres
8-16 dwelling units per acre
Manufactured Housing and C2
North - commercial and C2,
manufacturing and Ml
East - undeveloped and County RS
South - undeveloped and County RS
West - undeveloped and R3A
David Baculis
2128 S. Riverside Drive
Iowa City, IA 52240
2128 S. Riverside Dr.
20.88 acres
Manufacturing
Manufactured Housing and Cl
North - commercial and M1
East - Iowa River
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ANALYSIS
South - Manufactured Housing and Cl
West - industrial and M2
The Planning and Zoning Commission, at a regular meeting held December 17, 1981,
recommended by a 7-0 vote approval of an ordinance which, upon adoption, will delete
mobile homes as a permitted use in commercial zones and establish a new zone for
manufactured housing uses entitled "Residential -Manufactured Housing" (RMH). If
adopted by City Council, this ordinance will make all existing mobile home parks in
Iowa City, which are zoned other than RMH, non -conforming. Currently, three of the
nine existing mobile home parks are non -conforming because they are zoned RIA. The
remaining six are now zoned Commercial and would be non -conforming upon adoption of
the RMH zone, unless they are rezoned to RMH.
Prior to rezoning any of the existing parks, the following three factors should be
considered:
I. The Comprehensive Plan's Recommended Land Use - The Comprehensive Plan states
that two residential densities are suitable for mobile home parks and
subdivisions: 8-16 dwelling units per acre or 16-24 dwelling units per acre.
Four of the nine existing mobile home parks are shown in one of those two
categories on the Comprehensive Plan map. Rezoning of the other five existing
parks would require an amendment to the Comprehensive Plan. This could be
considered now, or in conjunction with the Comprehensive Plan update. Another
alternative may be to leave the park non -conforming to encourage redevelopment to
a different but conforming use in the future.
2. The Surrounding Land Use And Zoning - This factor is a concern in terms of
compatability with the proposed RMH use. If the surrounding area is primarily
single family residential, the higher density of a RMH zone may not be
appropriate. Also, if the dominant land use is commercial, then a residential
land use may not be appropriate.
3. Whether Or Not The Park Would Be Conforming Under The Provisions
Of The New RMH Zone - The existing mobile home parks should have little
difficulty meeting the requirements of the RMH zone. However, four of the parks
are smaller than the required minimum zone area of 10 acres. Therefore, if
adjoining land use is not suitable for RMH zoning, it is unlikely that those
parks would ever have a conforming area size.
The following is an individual analysis of each existing mobile home park and a
recommendation for action.
Z-8205. Thatcher Mobile Home Park:
Thatcher Mobile Home Park is located south of Baculis Mobile Home Park, between
the Iowa River and Highway 218. It contains 54 units on a sixteen acre site
giving it a very low density of approximately three dwelling units per acre. The
Comprehensive Plan land use designation for this area is manufacturing.
Therefore, if the park were to be rezoned RMH at this time, it would require an
amendment to the plan. Other than Baculis Mobile Home Park, the surrounding land
use is predominantly of an industrial/commercial nature, although an area of RIA
zoning with one single family home does exist along the park's western boundary.
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This land use pattern, along with the isolation of this residential area from
public facilities, raises the question of whether or not this area provides the
best location for encouraging a residential use. This is a question which would
be best answered as part of the Comprehensive Plan update process. If rezoned,
the park could meet all the provisions of the proposed RMH zone.
STAFF RECOMMENDATION
Because an amendment to the Comprehensive Plan would be required, staff recommends
that the zoning in this park remain status quo pending completion of the Comprehensive
Plan update.
2. Z-8206. Forest View Trailer Court:
Forest View Trailer Court is located at the north end of Laura Drive, due south of
I-80. It contains approximately 760 units on a 15.6 acre tract for a density of
approximately 10 units per acre. The Comprehensive Plan recommends a residential
density of 16-24 dwelling units per acre for this area. The surrounding land is
predominantly undeveloped, with some single family residential development in
the area. The existing zoning, both surrounding and for this tract, is RIA,
making the park nonconforming. If rezoned, the park could conform with all of
the requirements of the proposed RMH zone.
STAFF RECOMMENDATION
The staff recommends, pursuant to the recommendation of the Comprehensive Plan, that
this park be rezoned from R1A to RMH.
Z-8207. Hawkeye Mobile Home Court:
Hawkeye Mobile Home Court is located north of St. Ann's Drive on Prairie du Chien
Road. It contains approximately 10 units on a 2.46 acre tract for a density of
approximately 4 dwelling units per acre. The Comprehensive Plan recommends a
residential density of 2-8 dwelling units per acre for this area. While the
existing development density conforms to the Comprehensive Plan, rezoning to RMH
would allow development at a higher density. Therefore, a rezoning to RMH would
require an amendment to the Comprehensive Plan. The surrounding land use is made
up entirely of single family residential development (except to the west which is
undeveloped) and the entire area, including the park, is zoned RIA. The park is
therefore presently nonconforming. Given the terrain in this vicinity, it does
not appear that adjoining lands would be suitable for RMH zoning. Therefore, it
is unlikely that the 10 acre minimum zone area could ever be met.
STAFF RECOMMENDATION
Because RMH zoning is contrary to the recommendation of the Comprehensive Plan for
this park, and because a 10 acre zone area could never be established in this area,
staff recommends that this park not be rezoned to RMH.
4. Z-8208. Larsen's Trailer Camp:
Larsen's Trailer Camp is located north of vacated Virginia Drive right-of-way
along Prairie du Chien Road. It contains approximately 10 units on a 0.97 acre
tract for a density of approximately 10 dwelling units per acre. The
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Comprehensive Plan recommends a single family residential density of 2-8 dwelling
units per acre for this area. Therefore, a rezoning to RMH would require an
amendment to the Comprehensive Plan. The surrounding land use is dominated by
single family residential development and both the park and all surrounding land
are zoned RIA. The topography and availability of surrounding land would not
promote further development under RMH zoning. Therefore, it is unlikely that the
10 acre minimum zone area could ever be met at this location.
STAFF RECOMMENDATION
Because the rezoning of this park is contrary to the recommendation of the
Comprehensive Plan and the 10 acre minimum zone area could not be met, staff
recommends that this park not be rezoned RMH.
5. Z-8209. Iowa City Trailer Park:
The Iowa City Trailer Park is located south of Ernest Street along Highway 218.
It contains approximately 40 units on a 2.46 acre tract for a density of
approximately 16 dwelling units per acre. The Comprehensive Plan recommends a
general commercial land use for this area. Therefore, a rezoning to RMH would
require an amendment to the Comprehensive Plan. A mixed land use currently
exists in this area, including some commercial development and some multi -family
residential development. Undeveloped lands to the south and west are owned by
the Iowa City Airport. It does not appear likely that a 10 acre area of RMH
zoning could be provided in this area because the adjoining land is either fully
developed or owned by Iowa City. Further, due to the vicinity of the Airport, it
is questionable whether residential development should be encouraged in this
area. Multi -family residential development does, however, exist directly to the
north of this tract. Therefore, pending completion of the Comprehensive Plan
update, any proposed zoning changes in this area should be deferred.
STAFF RECOMMENDATION
Staff recommends that no zoning changes be made in this area at this time.
6. Z-8210. Towncrest Mobile Home Park:
The Towncrest Mobile Home Park is located east of First Avenue along Muscatine
Avenue. It contains approximately 64 units on a 7.98 acre tract for a dwelling
unit density of approximately 8 dwelling units per acre. The Comprehensive Plan
recommends a residential density of 16-24 dwelling units per acre for this tract.
Therefore, a rezoning to RMH would conform with the recommendation of the
Comprehensive Plan. However, because the surrounding land is entirely developed,
a minimum RMH zone area of ten acres could never be met for this park. Since this
is the case, it may be appropriate to rezone this park conforming (RMH) in the
short run, and to encourage redevelopment in the long run. The potential for
redevelopment should be analyzed as part of the long range development plan
currently being prepared.
STAFF RECOMMENDATION
Staff recommends that, pursuant to the recommendation of the Comprehensive Plan, this
park be rezoned to RMH.
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Z-8211. Hilltop Mobile Home Park:
Hilltop Mobile Home Park is located south of Southgate Avenue along Sand Road.
It contains approximately 150 units on a 15.3 acre site for a density of
approximately 10 dwelling units per acre. The Comprehensive Plan recommends a
residential density of 16-24 dwelling units per acre for this site. Therefore,
rezoning to RMH would conform to the Comprehensive Plan. The surrounding land
area is predominantly undeveloped and is zoned M1, C2 and 111A. The mobile home
park itself is zoned C2. This park appears to provide a suitable location for RMH
zoning, and opportunity for expansion of the zone appears to exist to the south.
STAFF RECOMMENDATION
Staff recommends that this park be rezoned to RMH.
8. Z-8212. Bon Aire Mobile Home Lodge:
Bon Aire Mobile Home Lodge is located east of Lakeside Drive on U.S. Hwy. 6. It
contains approximately 420 units on a 62.11 acre tract for a density of
approximately 7 units per acre. The Comprehensive Plan recommends a residential
density of 8-16 dwelling units per acre for this site. Therefore, a rezoning to
RMH would be in conformance with the recommendation of the Comprehensive Plan.
However, it should be noted that commercial development has begun along the strip
of ground between the mobile home units in the park, and Hwy. 6. This raises the
question of whether residential zoning, as is recommended by the Comprehensive
Plan, is still appropriate for this strip of ground. This question should be
dealt with in the Comprehensive Plan update. The surrounding land use and zoning
is predominantly residential and therefore this park appears to be in a suitable
location for RMH zoning. If the park were rezoned to RMH, it could meet all
provisions of the RMH zone.
STAFF RECOMMENDATION
Staff recommends that all land owned by Bon Aire Mobile Home Lodge, excluding the 300
foot deep strip of land fronting on Highway 6, be rezoned to RMH. The appropriate
zoning for this strip of land should be established as part of the Comprehensive Plan
update.
9. Z-8213. Baculis Mobile Home Park:
Baculis Mobile Home Park is located north of Thatcher Mobile Home Park, between
Highway 218 and the Iowa River, and south of Commercial Drive. It contains
approximately 140 units on a 20.88 acre site for a density of approximately 7
dwelling units per acre. The Comprehensive Plan recommends a land use of
manufacturing for this site. Therefore, a rezoning to RMH would require an
amendment to the Comprehensive Plan. The surrounding land use is dominated by
industrial/commercial uses, raising the question of whether or not this is an
appropriate location for a residential use. This question should be dealt with
as part of the Comprehensive Plan update. If the park were to be rezoned to RMH,
it could meet all requirements of the RMH zone.
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STAFF RECOMMENDATION
Because an amendment to the Comprehensive Plan would be required, staff recommends
that the zoning in this park remain status quo pending completion of the Comprehensive
Plan update.
ACCOMPANIMENTS
None
ATTACHMENTS
1. Location map �� C--� f
Approved by:
Donald Sme ser, ire
Departmen of Planning
Program Dev lopment
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NOTICE
1C: CITY OF IM CITY
Civic Center
Iowa City, Iowa 52240
1b Whm It Mav Concern:
S ha as R. Alberhasky, the present owner of Bon -Aire Mobile Hone Icdge,
Inc: received by certified mail copies of two letters fran Bruce A. Xnight,
planner for the City of Iowa City. Copies of the correspondence, dated
August 6 and 13, 1982, are attached,
Mr. Alberhasky and BOmAire Mobile Home lodge, Inc. specifically object
to any change in zoning as well as inclusion of the real estate in a zone
designated as R4H.
the purpose of this notice is to advise all concerned of the owner's
objection to this procedure and the two proposals.
MID this 17th day of August, 1982.
BW-AnM MOBILE HOME I4 , 11C. and
7WI S R. ALBEP1IIh,SRy
ByfMBAROR7, S EPPEL, 17MMER 6 HASES
122 South Linn Street
Icwa City, IA 52240
(319) 338-9222
°IEDAUG I ? 1987.
ABBE ST
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CITY
OF 10\NA
CIVIC CENTER 410 E. WASHINGTON ST. IOWA CITY, IOWA 52240
August 6, 1982
Thomas Alberhasky
1613 E. College
Iowa City, Iowa 52240
Dear Mr. Alberhasky:
CITY
(319) 356-0�0
The Iowa City City Council is currently considering adoption of a
proposed new zone for mobile homes titled "Residential Manufactured
Housing" (RMH). This zone will replace the use of commercial zoning
for mobile home parks in Iowa City. Therefore, the Planning and
Zoning Commission will review each mobile home park in Iowa City to
determine the feasibility of a rezoning from the existing zoning to
RMH. The proposed rezonings will be placed on the Commission's
August 19, 1982 agenda for public discussion. You are invited to
attend this meeting and comment on the rezoning of your property to
RMH. The Commission will then make a recommendation to the City
Council, who will ultimately decide whether or not to rezone your
mobile home park to RMH.
If you have any questions regarding this process, or would like
further information, please feel free to contact me at 356-5248.
Si
ncerely,
ucevYAeKnight
Planner
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AUG 17 1982
ABBIE STOLFUS
CITY CLERK
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CITY OF 10\/VA CITY
CMC CENFER 410 E. WASHINGTON ST. IOWA CITY, IOVVA 52240 (319) 356 -SCOL
August 13, 1982
Thomas Alberhasky
1613 E. College
Iowa City, Iowa 52240
Dear Mr. Alberhasky:
The Planning and Zoning Commission will be meeting at 7:30 PM on
August 16, 1982 and August 19, 1982 to discuss the proposed rezoning
of your property to residential -manufactured housing (RMH).
Respectively, the meetings will be held in the City Manager's
Conference Room and the* Council Chambers, located in the Iowa City
Civic Center at 410 East Washington Street. You are most welcome to
attend these meetings.
If you have any questions prior to this time, please feel free to
contact me at 356-5248.
jcerely,
Bruce A. Knight
Planner
tp5/7
Enclosure (Staff Report)
FoL��
AUG 17 1982
ABBIE STOLFUS
CITY CLERK_
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MEARDON, SUEPPEL, DOWNER & HAYES
WILLIAM L.MEARDON
LAWYERS
WILLIAM i. SUEPPEL
ROBERT N. DOWNER
122 SOUTH LINN STREET
JAMES P. HAYES
IOWA CITY, IOWA 52240
JAMES D.MCCARRAGHER
THOMAS J. CILEK
MARK T. HAMER
THOMAS D. HOBART
MARGARET T. LAINSON
ANGELA M. RYAN
September 14, 1982
TELEPHONE
338.9222
AREA CODE 319
City Council
City of Iowa City
Iowa City, IN 52240
Ladies and Gentlemen:
The purpose of this letter is to file an objection on behalf of the owners of
Forest View Mobile Home Court to the proposed rezoning.
In addition there are ten acres of land located within the Forest View "oomplex"
which is being excluded from the mobile holre court ordinance. If the ordinance
is going to be enacted rezoning the property, the entire area under this owner-
ship should be rezoned. Rezoning a portion of this property and failing to
rezone the ten acres has a substantial financial detriment to the owners. If
the property is to be rezoned, the entire property should be considered as one
unit.
Accordingly, while we object to the rezoning we specifically request that if
this is to be accomplished the entire property be rezoned at this time. Simply
asking the property owners to oome in with a rezoning application whidi will
later be approved is a matter of financial detriment to the Owners.
WLM:jb
SEP 1 /11982
ABBIE STOLFUS, CPAC
CITY CLERK (3)
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