Item 8E
City of Southlake
Department of Planning
MEMORANDUM
March 28, 2002
TO: Honorable Mayor and City Council Members
FROM: Bruce Payne, AICP, Planning Director
SUBJECT: Ordinance No. 480-NN – AMENDMENT TO THE COMPREHENSIVE ZONING
ORDINANCE NO. 480, as amended, Section 29 “MH – Manufactured Housing” district, Section
34 “Accessory Uses” and Section 44 “Board of Adjustments”.
_____________________________________________________________________________________
REQUESTEDACTION:
Consider first reading of proposed Ordinance No. 480-NN regarding the “MH
- Manufactured Housing” district and associated areas of the “Accessory
Uses” and “Board of Adjustments” sections of the Comprehensive Zoning
Ordinance No. 480, as currently amended.
APPLICANT:
Four Peaks Development, Inc.
BACKGROUND:
The purpose of this request is to allow detached single family residential
The purpose of this request is to allow detached single family residential
dwellings, or “Site Built” structures within the “MH” Manufactured
dwellings, or “Site Built” structures within the “MH” Manufactured
Housing zoning district and to include the “MH district in the list of
Housing zoning district and to include the “MH district in the list of
accessory uses and special exception uses that are normally associated with
accessory uses and special exception uses that are normally associated with
single family dwellings. The “MH” district currently permits only
single family dwellings. The “MH” district currently permits only
Manufactured Homes, Mobile Homes and Modular or Prefabricated
Manufactured Homes, Mobile Homes and Modular or Prefabricated
Homes within the list of permitted residential uses.
Homes within the list of permitted residential uses.
Changes to setbacks, plan requirements and the effects residential
Changes to setbacks, plan requirements and the effects residential
adjacency are also proposed. The Ordinance Attachment ‘A’ includes staff
adjacency are also proposed. The Ordinance Attachment ‘A’ includes staff
comments and recommendations
comments and recommendations
FINANCIAL
CONSIDERATIONS
: None
LEGAL REVIEW:
Currently under review by the City Attorney's Office. No comments have been
received.
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SUPPORTING
DOCUMENTS: Attachment A -
Proposed Ordinance Changes with Staff Comments
Attachment B -
Applicant’s Comments
P&Z ACTION:
March 21, 2002; Approved (4-1) incorporating staff recommendations under
(5. f.) and (5. h.), Attachment A, Page 2.
BP/dkk Attachments (2)
N:\Community Development\WP-FILES\MEMO\2002cases\Ordinance 480-NN.doc
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ORDINANCE No. 480-NN
PROPOSED MODIFICATIONS TO SECTION 29 (and related areas)
“MH” MANUFACTURED HOUSING DISTRICT
1. Section 29.1 is unchanged.
Staff Comment: Staff recommends adding language to address the permissibility of
single family detached dwellings
2. In Section 29.2, we suggest the following modifications (changes are highlighted):
29.2 PERMITTED USES
a. Residential Uses.
1. Manufactured Homes as defined by state statute (Tex. Rev.
Civ. Stat. Ann., Art 5221f, Sec 3 [Vernon, 1987]).
2. An existing mobile home, as defined by state statute (Tex.
Rev. Civ. Stat. Ann., Art 5221f, Sec. 3 [Vernon, 1987]),
which was previously legally permitted and used or occupied
as a residential dwelling, shall be a legal nonconforming use.
Permits for use and occupancy will be granted for the
replacement of such mobile homes with a HUD-Code
Manufactured Home, pursuant to Tex. Rev. Civ. Stat. Ann.,
Art 5221f, Sec. 4A (Vernon, 1987).
3. Modular or prefabricated housing
4. Single Family Detached Dwelling (constructed on site)
Staff Comment: This will allow a site built single family
structure within a manufactured housing or mobile home
development.
b. Community Facility Uses - City hall, police and fire stations and other
municipal uses.
3. Section 29.3 is unchanged.
4. Section 29.4 is unchanged.
5. In Section 29.5, we suggest the following modifications (changes are highlighted):
29.5 DEVELOPMENT REGULATIONS - In this district, the following
development regulations shall be applicable:
Ord. 480-NN Attachment A
Page 1
a. Height: No building or structure hereafter erected, reconstructed,
altered or enlarged shall exceed two and one-half (2-1/2) stories, nor
shall it exceed thirty-five (35) feet.
b. Front Yard: There shall be a front yard of not less than twenty-five
(25) fifteen (15) feet. Corner lots shall have a minimum side yard of
fifteen (15) ten (10) feet on the second front yard.
c. Side Yard: There shall be a minimum side yard requirement of not
less than fifteen (15) five (5) feet on all lots, except that corner lots
may have a minimum side yard of five (5) feet on the side yards
adjacent to interior lots (As amended by Ordinance No. 480-U.)
d. Rear Yard: There shall be a rear yard having a depth of not less than
fifteen (15) feet.
e. Only one residential structure may be placed upon an approved lot.
f. Lot Area: The minimum area of a lot shall be six thousand (6,000)
square feet, provided that where a lot has less than herein required and
was of record and in separate ownership at the time of passage of this
ordinance, this regulation shall not prohibit the erection of a mobile
home or manufactured home or single family detached dwelling. The
minimum lot area for property not served by a sanitary sewer shall be
determined by the Zoning Board of Adjustment to provide adequate
septic tank drainage.
Staff Comment: Staff recommends changing ‘…at the time of passage
of this ordinance…’ to ‘…at the time of passage of the original
Ordinance No. 480 …’
g. Width of Lots: The width of a lot shall be a minimum of sixty (60) feet
at the building line.
h. Floor Space: The main residence shall contain a minimum of one
thousand two hundred fifty (1,250) square feet of livable floor space,
exclusive of garage, porches and breezeways, and incidental storage
areas.
Staff Comment: Staff recommends adding a Maximum Lot Coverage
and a Maximum Accessory Building Area regulation. This district
does not currently have this regulation. Due to the minimum lot size
permitted in this district, staff believes a maximum 50% Lot
Coverage is appropriate. This would allow up to 3,000 square feet of
aggregate building coverage on a minimum 6,000 sf lot. A maximum
Ord. 480-NN Attachment A
Page 2
sum total of 600 sf of accessory building per lot. This is in line with
the SF-20 single family residential district.
6. Delete Section 29.6 and replace with "Intentionally Deleted".
Staff Comment: This is the section requiring that this district meet the “Residential
Adjacency Standards”. The primary requirements that would affect construction in
the “MH” district are masonry requirements, and articulation requirements. Since
manufactured homes and mobile homes are not typically masonry nor articulated in
their design, staff recommended deletion of this section.
7. In Section 29.7, we suggest the substitution of a Concept Plan (as with other single
family residential districts) for the whole rather than approval of a Site Plan for each
lot:
29.7 CONCEPT PLAN - A Concept Plan meeting the requirements of Section 41
of this ordinance is required to be submitted with a request for zoning to an
MH Manufactured Housing district.
Staff Comment: This is another recommendation made by the city staff. The current
ordinance requires approval of a site plan by the Planning and Zoning Commission
and City Council, for each lot, prior to issuing a building permit. Due to the limited
scope of development on these type lots, we did not feel that there was much to gain
by the Site Plan requirement. Staff feels that a more appropriate requirement would
be a Concept Plan approval along with any request for ”MH” zoning. This is similar
to the requirements of the “SF-20” and “SF-30” single family residential districts.
8. Section 29.8 is unchanged.
9. Section 34, ACCESSORY USES, is modified by adding "MH" as a District where
each of the following Accessory Uses is permitted:
g. Lanais, gazebos, etc.
i. Home occupation uses, as defined by this ordinance.
j. Parking and storage of private boats, etc.
k. Model and/or sample homes, etc.
Staff Comment: This adds the “MH” district to the list of accessories normally
associated with a residential property.
10. The Special Exception Uses in Section 44, BOARD OF ADJUSTMENT, are
modified by adding "MH" as a District where each of the following Special Exception
Ord. 480-NN Attachment A
Page 3
Uses is permitted (assuming that such use is approved in accordance with the terms
and conditions of the Ordinance):
3. The construction of accessory buildings or structures of a size or aggregate
size greater than that permitted under the accessory building requirements of
the zoning district in which the property lies.
5. In-home day care per state regulations.
6. In-home swimming lessons.
Staff Comment: This adds the “MH” district to the list of special exception uses
normally associated with a residential property.
Ord. 480-NN Attachment A
Page 4
Ord. 480-NN Attachment B
Page 1