Agenda Item Title:
24PD013 - Appeal of the Planning Commission's Decision Final Planned Development Overlay for a mobile home Residential Development
Origination Group:
Planning Commission
Origination Meeting Date:
09/26/2024
City Council Hearing Date:
10/21/2024
Petitioner:
Clearwell Engineering for SDRC Silver Leaf MHP LLC
Staff Contact:
Tanner Halonen, Current Planner III
Location:
815 E. New York Street
Agenda Item Summary:
The applicant has submitted a Planned Development Overlay to allow a mobile home residential development on 815 E. New York Street. The subject property is 4.63 acres in size and is currently developed with 64 mobile homes and 69 mobile home spaces. This mobile home park was originally developed in 1959 and is bordered by public right-of-way on all sides. The public right-of-way on E. Chicago Street and E. New York Street both contain a 20-foot wide strip of pavement that is separated from the street and adjacent to the park. This paved strip has a curb with multiple curb cuts adjacent to the street and is currently used as public on-street parallel parking within the right-of-way. There are a number of legal-non conforming conditions due to the age of the existing park, including but not limited to property line setbacks, parking, and landscaping. In 1998 (File #98PD025) and in 2011 (File #11PD030) the Planning Commission denied redevelopment proposals for this park. In 1998, 74 mobile home spaces, an office, and a laundry building were proposed, and in 2011, 100 single-family homes were proposed. In both instances, the Planning Commission determined that the property was insufficiently sized to accommodate the proposed development. The current proposal includes revisions to the mobile home spacing and layout which results in a decrease in the number of mobile home spaces from 69 to 64. However, the existing development appears to be comprised of single-wide homes whereas the new development will consist of double-wide homes. Although the mobile home spaces are decreasing, the building square footage on the subject property will be increasing. The plans submitted identify that the mobile home spaces will range from 2,303 square feet to 2,773 square feet in size. These spaces will be occupied by double-wide homes that will be 1,188 square feet in size. The homes will have three bedrooms and two bathrooms and will be one story in height. The redevelopment is expected to occur gradually over time, the applicant has indicated that as existing tenants move out the mobile homes will be replaced. The applicant is required to provide 144 on-site parking spaces and is requesting to provide 60 on-site parking spaces and 74 angled parking spaces within the public right-of-way on E. Chicago Street and E. New York Street to meet this requirement. The mobile home park contains a 26-foot-wide private road that runs east to west through the center of the property. The internal road provides access to 30 of the 64 mobile home spaces. The mobile homes along the perimeter of the development will be accessed off of E. Chicago Street and E. New York Street.As per §17.12.050.A.3.d of the Rapid City Municipal Code (RCMC), mobile homes must be setback not less than 35 feet from the front property line. The applicant has requested an Exception to reduce the minimum front yard setback from 35 feet to 10 feet along the north, east, west, and south lot lines. This request is a 25-foot deviation and more than a 70% decrease from the requirement.As per §17.12.050.G of the RCMC, main and accessory buildings shall cover not more than 30% of the lot area. The applicant has requested an Exception to increase the maximum lot coverage from 30% to 38%.As per §17.50.110.A.3 of the RCMC, there shall be established and maintained within each park two parking spaces per manufactured home for the use of residents plus a minimum of one parking space per four manufactured homes for the use of guests. The applicant has requested an Exception to reduce the minimum parking requirement from 144 on-site parking spaces to 60 on-site parking spaces and to allow 74 parking spaces within the public right-of-way. This request is a 84 space deviation and over a 70% reduction from the requirement.As per §17.50.340.A.6 of the RCMC, each manufactured home shall be provided with a management office. The applicant has requested an Exception to omit the required on-site management office and to allow shared use with the existing management office at 1515 E. Saint Patrick Street.
Funding Source & Fiscal Impact (if applicable):
| Funding | Cost Center |
|---|---|
Recommendations:
Origination Recommendation Action:
Deny
Origination Recommendation Notes:
Planning Commission Denied: 9/26/2024