HomeMy WebLinkAboutORD 96-51 - Zoning Manufactured HomeVVVJWN1WW11, i. . # •
VVTHEREAS, the City Council of the City of Georgetown, Texas, lands that portions of
its current Zoning Ordinance governing uses does not fully address the manufactured home park
use; and
WHEREAS, this revision provides a means of allowing the manufactured home park use
to be established in higher density residential areas of the City while protecting the integrity of
the surrounding neighborhoods through design and operational criteria; and
WHEREAS, due to the increased construction activity within the community, the proposed
development of large tracts as manufactured home park subdivisions, the lack of adequate
existing standards concerning the protection of the public health, safety and welfare within
proposed manufactured housing developments, and the desire for the development of alternative
types of housing within the community, the City Council has determined that this ordinance
should be passed on emergency reading in order to protect the public health, safety and welfare;
NOW, a: • i• BE ORDAINED BY i OF
CITY OF i • i
SECTION 1. The facts and recitations contained in the preamble of this ordinance are
hereby found and declared to be true and correct, and are incorporated by reference herein and
expressly made a part hereof, as if copied verbatim. The City Council hereby finds that this
ordinance implements the following policies of the Century Plan - Policy Plan Element:
1. Housing Policy 10.0 which states "The City cooperates with builders, developers, and
property owners to provide safe and adequate housing opportunities for all citizens"; and
2. Growth and Physical Development Policy 7.1 which states "The City's regulations
implement the Policy Ends and provide the opportunity to seek change with reasonable
effort and expense";
Zoning Ordinance Revision - Manufactured Home Park Ordinance No.
Page 1 of 2
and further finds that the enactment of this ordinance is not inconsistent or in conflict with any
other Century Plan Policies, as required by Section 2.03 of the Administrative Chapter of the
Policy Plan,
SECTION 2. Exhibit A relating to the addition of regulations regarding manufactured
home parks is hereby adopted by the City Council of the City of Georgetown, Texas,
SECTION 3. All ordinances and resolutions, or parts of ordinances and resolutions, in
conflict with this Ordinance are hereby repealed, and are no longer of any force and effect.
SECTION 4. If any provision of this ordinance or application thereof to any person or
circumstance, shall be held invalid, such invalidity shall not affect the other provisions, or
application thereof, of this ordinance which can be given effect without the invalid provision or
application, and to this end the provisions of this ordinance are hereby declared to be severable.
SECTION 5. Any person(s) or firm or corporation who shall violate any provision of
this ordinance, or shall fail to comply therewith, shall be deemed guilty of a Class C
misdemeanor, and upon conviction thereof, shall be punishable. Each day a violation shall
continue shall be deemed to be a separate offense to the maximum fine allowed by State law for
Class C misdemeanors.
SECTION 6. The City Council hereby declares that this Ordinance should be adopted
on emergency passage. This ordinance shall become effective and be in full force and effect in
ten (10) days on and after publication in accordance with the provisions of the Charter of the City
of Georgetown.
PASSED AND APPROVED on Emergency Reading on the ��. day ofr
1996.
ATTEST:
Sandra D. Lee
City Secretary
offeffly KOA•
Marianne Landers Banks
City Attorney
Zoning Ordinance Revision - Manufactured Home Park Ordinance No
Page 2 of 2
THE
By: LEO W
Mayor
9.MIi,
Attached are the changes to the Zoning Ordinance that will be made with the approval of this
ordinance:
Underlined text is new and will be added.
TABLE OF CONTENTS
PART ONE: Districts................................................................................ 3
PART TWO: District Regulations............................................................... 6
2.02 R-S Single Family.. ......................
2.03 R-M Multiple Family. .................
2.04 C-1 Local Commercial ................................................... 12
2.05 C-2A Commercial, First Height'. ............ 15
2.06 C-213 Commercial, Second Height........................................17
2,07 I Industrial.. 1. 1 1 1 1 1. 1. 1. 1 ...................... ......... ... 117
2.08 R-P Residential Planned, 18
2,09 Transitional Use............................................................. 27
2.10 Planned Development.. ... 27
2,11 R-O Residential Office ..................................................... 428
33
2.12 A Agricultural...............................................................
2.13 R-E Residential Estate, 1. 1 1 1 1 1. 1 1 1. 1 1.. 1. 1 1. 1.. 1............................ 36
2.14 R-MH Residential Manufactured Home 38-1
PART THREE: Special Permits and Restricted Uses ..................................... 39
PART FOUR: Non -Conforming Uses........... ................................... 4..4004043
PART FIVE: Maximum Height Limits May be Varied..................................45
PART SIX: General Rules For Yards......................................................46
PART SEVEN: Off -Street Parking...........................................................52-5
PART EIGHT: Accessory Uses & Buildings Are Regulated.............................52-16
PART NINE: Condominiums,, ................
PART TEN: Adoption of Maps ........................................ . .................... 54
PART ELEVEN: Board of Adjustment.......................................................54
PART TWELVE: Boundaries of Districts".....".."....
PART THIRTEEN: Enforcement. ................................................ 60
PART FOURTEEN: Amendments...............................................................61
PART FIFTEEN: Violations and Penalties ................................. a.. 0...............64
PART SIXTEEN: Interpretation, Purpose and Conflict.....................................64
PART SEVENTEEN: Savings Clause, . 1. 1 1. 1 1 .... ..... 44 q..1.111 .... 1. 1 1. a W. 4.. 1 4111.1 64
PART EIGHTEEN: Definitions',,..,....".., ... ........... 65
APPENDIX* I I 1 0 0 1 1 1. 1 1 1 1 1 a a 4 6 6 a 0 0. g 0 a 4 4. 1 1 1 1 1 1 0 1 1 1.. 1 *. 1 11 1 11 11 171
PART ONE: DISTRICTS
Section 1.1: The zoning regulations and districts as herein established have been made in
accordance with a comprehensive plan for the purpose of promoting health,
safety, morals and the general welfare of the City. They have been designed to
lessen congestion in the streets; to secure safety from fire, panic, and other
dangers; to provide adequate light and air; to prevent the overcrowding of
land, to avoid undue concentration of population, to facilitate the adequate
provision of transportation, water, sewerage, schools, parks, and other public
requirements. They have been made with reasonable consideration, among
other things, for the character of the district and its peculiar suitability for
particular uses, and with a view to conserving the value of buildings and
encouraging the most appropriate use of land throughout the City.
Section 1.2: Districts Are Established
1.201 Zoning districts and regulations as herein set forth are established. The City is
hereby divided into three types of districts:
R Districts - Residential
C Districts - Commercial
I District - Industrial
1.202 The three types of districts are further divided into the following districts:
A - Agricultural District
R-E - Residential Estate District
R-S - Single Family District
RM-1 - Multi -Family District
RM-2 - Dense Multi -Family District
RM-3 - Office and Service Use District
R-P - Residential Planned District
R-O - Residential Office District
R-MH - Residential Manufactured Home District
C-1 - Local Commercial District
C-2A - Commercial, First Height District
C-213 - Commercial, Second Height District
I - Industrial District
1.203 The boundaries of the districts are as shown on the "District Map" attached to
and made part of this Ordinance.
1.204 Whenever a street or alley is vacated, adjacent districts shall extend to the
center line of the vacated street or alley.
i
PART TWO: DISTRICT REGULATIONS
Section 2.01 Land or premises in each of the following classified districts in the City
shall be used for the following purposes only. Any other use of land or
premises in such district shall be unlawful and in violation of this
Ordinance. All uses of land or premises shall comply with the conditions,
limitations, and requirements as to yards, open spaces, lot coverage,
spacing, height, off-street parking, and as may otherwise be set forth in this
Ordinance.
Section 2.02: R-S Single Family District Regulations
2.0201 Use Regulations. A building or premises shall be used only for the following
purposes:
1. Single family dwellings. Residential use of temporary structures,
trailers, manufactured homes and mobile homes is prohibited.
2. Public parks, public libraries, public elementary and high schools,
and public buildings.
3. Private schools with a curriculum similar to public elementary and
secondary schools.
4. Churches,
5. Golf courses, but not miniature golf courses or driving tees.
6. Such telephone facilities as are provided for in the Acts of the
Fortieth Legislature, 1927, Chapter 283, Section 8a,
7. Fire station, police station, artesian well, pumping station, lake, boat
docks, boat house, water supply, reservoir, filter bed, water tank,
tower, or stand pipe.
8. Railroad r.o.w.,railroad tracks, bridges, water tanks, signals and
other railroad appurtenances, but not including railroad yards,
classification tracks, storage tracks, passenger station, freight station,
coaling facilities, fuel oil tanks or roundhouses.
9. Electrical facilities and electrical energy facilities, transformers, relay
and substations, poles, wires, and electrical transmission and/or
distribution lines and distribution appurtenances, but not including
office buildings or storage facilities.
10
2.1401 Purpose and Intent. This district provides for the use of single family
manufactured housing as defined in this ordinance, on leased space within a
Manufactured Home Park .
2.1402 Use regulations. A building or premises shall be used only for the following
purposes:
A. Permitted Uses.
1. Manufactured Home Park with all attendant services and
facilities.
2. Single Family residences on individual lots, both site built and
manufactured.
3. All other uses permitted in the R-S district.
Be Conditional Uses
1. Mobile homes. as defined in Section 18_of this ordinance, are
prohibited from being located within a Manufactured Home Park
or on an individual single family residential lot unless the City
Council agrees to the relocation of a unit that was legally located
within the City limits prior to the adoption of this ordinance.
CO Accessory Buildings and Uses. General accessory structures and uses
shall be permitted in accordance with Section 8 of the Zoning
Ordinance.
201403 Development Regulations
Imo. The following are minimum development standards for a Manufactured
Home Park.
1) Parcel requirements:
a.) Minimum size: 5 acres
b) Minimum width: 100 feet
c) Minimum depth: 120 feet
d Building setbacks: Front - 25 feet
Side - 15 feet
Rear - 15 feet
e Coverage: Up to 60 % impervious coverage
Up to 40 % buildingcoverage
N
2) Individual lease space requirements:
a) Minimum size: However, all setbacks and other
development requirements must be met.
b) Minimum width: No minimum
c) Minimum depth: No minimum
d) Building setbacks: Front - 20 feet
Side - 10 feet. total building;* separation,
zero -lot line arrangement permitted.
Rear - 10 feet total building* separation,
zero -lot line arrangement permitted.
*Note that building separation in this instance refers to structures such
as the home, a carport, a covered patio, a deck and a storage buidling.
It does not refer to concrete flatwork such as parking, driveways,
sidewalks or uncovered patios.
3) Parking: 2 spaces per dwelling unit. Must meet all requirement of
Section 7 of this Ordinance„ with the exception that parkin can an be
located within the front setback on each lease space.
4 Landscaping: No requirement
5) Building height: Shall not exceed 40 feet or three {3) stories.
B. The following conditions also apply to development of a Manufactured
Home Park:
1) A Detailed Development Plan, as defined by the Subdivision
Regulations and meeting all of the development criteria of that
ordinance, must be reviewed by the Planning and Zoning Commission
and approved by the City Council.
2) Installation of a manufactured home must meet the manufacturers
recommended installation requirements and must be performed by a
State licensed installer. If those requirements cannot be obtained,
installation must meet the State standards. Every effort shall be made
to minimize the distance between the home and the ground, providing
for only the minimum crawl space necessary to access the undercarriage
of the unit. State inspection of the installation must be made. In
addition, the property owner shall cause an inspection of the
installation
in accordance
with
the
City
Building
Code
to be
made
by
the City Building Official
prior to
habitation of
the housing
unit.
3) Skirting or underpinning of the manufactured home unit
R
isrequireddurable material that is complementary to the manufactured
home unit. The property owner must ensure that any screening; device
is kept in good repair and condition for the life of the use.
4) The park may be master metered and have one main connection to
the City water and wastewater facilities. Maintenance of all on -site
lines will be the responsibility of the property owner in this case.
Manufactured homes can also receive individual taps and meters for
utilities, however, on -site public utlity easements must be provided to
allow or service of the individual, City_ maintained lines.
M
Manufactured homes must be individually metered for usage of an
approved water, wastewater, electric and, itapplicable, natural gas
service provider.
5) All streets within the park must be constructed to public standards.
If classified as private streets, they must meet those standards with the
exception that a minimum pavement area of 26 feet is permitted
provided no on -street parking is permitted and enforced by the Park
management. In addition, maintenance of the streets will become the
property owner's responsibility. In the event that a park developer
wishes to gate a private street, the gate must meet emergency service
personnel approval as part of the Construction Plan review for
improvements of the Detailed Development Plan for the project. If a
gate is proposed to be used, the street cannot be classified as a Public
street.
6) The location of any park must be a minimum of 500 feet from the
IH-35 right-of-way. The City Council may choose to waive this
requirement if they approve a Detailed Development Plan of an
expansion of an existing park that is located within this area.
7) Any expansion of an existing mobile home park or manufactured
home park must meet the standards for a new manufactured home parka
however any existing xisting_park not meeting these design criteria may
continue operation provided the criteria of Chapter 4 of this ordinance
continues to be met.
[Section 2.14 as shown amended by Ordinance 96-
6.304 Required Landscape Installation
A. A minimum percentage of the total lot area of property on which
development, construction or reconstruction occurs after the effective
date of this article shall be devoted to landscape development in
accordance with the following schedule. These requirements shall not
apply to the development, construction or reconstruction of
single-family detached or two (2) family residential structures except
when such structures abut an arterial street.
Exceptions to this chapter may be granted to require a lesser amount of
landscaping, by the Commission, if the aesthetic, buffering and
environmental intent of this chapter is met, and the reduction of the
landscape area results in the preservation of a natural feature having
comparable value to the reduced landscape requirements.
Required Landscaping Schedule
Land Use
Landscaping Required
% of lot area
Three (3) family structures
20
Multifamily structures
20
Manufactured Home Park
0_
Office and professional uses
15
Commercial
10
Industrial or manufacturing
10
NOTE: The R-O district has separate landscaping requirements, see Section 2.11 Tor details.
B. The landscaping shall be placed upon that portion of a tract or lot that is
being developed. Fifty percent (50%) of the required landscaped area
and required plantings shall be installed between the front property lines
and the building being constructed. Undeveloped portions of a tract or
lot shall not be considered landscaped, except as specifically approved
by the Commission.
C. Credit for trees. In order to reward the preservation of existing trees,
one hundred percent (100%) of the crown area of undisturbed existing
trees shall be reduced from the landscape area requirements; provided
that the area surrounding the tree is left undisturbed and that this area
50
V General Retail Establishments
Other Commercial Uses
Research and Development Uses
Wholesale and Warehousing
Other Industrial Uses
Parking Lots
Arterial Streets
Bufferyard requirements for properties adjacent to those located outside the City Limits are based on
the following equivalencies between Zoning Classifications and Land Use Classes.
Zonin Land Use Classes
A IV
R-E I
RS I
RM-1 II
RM-2 III
R-MH III
RM-3 IV
R-P II
R-O IV
C-1 V
C-2A V
C-2B V
I V
53-2
Table B - Buffervard Requirements
Zoning of Proposed Adjacent Existing Zoning
Development
A
R-E
RM-1
RM-2
R-3n�
RV-3
R-P
R-O
C-1
C2-A
C2B
t
A
*
E
FE
D
C
C
B
D
B
A
A
A
A
R-E-
*
RM-1
C
E
E
A
B
B
C
A
C
D
D
D
D
RM-2
B
E
E
D
A
A
B
D
B
C
C
C
C
R-MI-I
«
*
*
*
*
*
*
*
+
RM-3
A
E
E
D
C
C
A
D
A
B
B
B
B
R-P
C
E
E
A
B
B
C
A
C
D
D
D
D
R-O
A
E
E
D
C
C
A
D
A
B
B
B
B
C-1
B
E
E
D
C
C
C
D
B
A
A
A
A
C-2A
B
E
E
D
C
C
C
D
B
A
A
A
A
C-2B
B
E
E
D
C
C
C
D
B
A
A
A
A
I
B
E
E
D
C
C
C
D
B
A
A
A
A
* No bufferyard roquimmcnt
Bufferyard requimd as per Section 6304
Table C - Land use Classifications
Land Use Class Land Use
H
Single Family Residences
II Two & Three Family Residences
Planned Unit Developments
Non -Commercial Recreational
III Religious Institutions
Educational Institutions
Public Buildings
Multifamily Residences
Manufactured Home Park or Mobile Home Park
IV Offices
Service Establishments
Agricultural
V General Retail Establishments
52-2
Section 7.1 Off Street Parking and Loading Regulations
7.101 General Design Standards
A. All off-street parking spaces shall be located outside of required
landscape areas and behind front building lines, with the exception of
parking and parking structures on lease spaces within manufactured
home parks which can encroach into this area.
B. Off-street parking facilities shall be provided for any new building
constructed and for any new use established. Off-street parking
facilities shall be provided for any addition or enlargement of an
existing building or use, or any change of occupancy or manner of
operation that would result in additional parking spaces being required.
Provided however, if insufficient parking exists on a tract or lot, then
the number of spaces required to meet the needs of both the existing
and new buildings shall be provided.
C. Facilities being used for off-street parking on the effective date of these
regulations shall not be reduced in capacity to less than the number of
spaces prescribed, or altered in design or function to less than the
minimum standards prescribed herein.
D. For sites with more than one (1) use, or for adjacent sites served by a
common parking facility, the parking requirement shall be the total
number of spaces required for each site or use, except as adjusted
pursuant to Section 7.04.
B. Parking facilities constructed or substantially reconstructed subsequent
to the effective date of these regulations, whether or not required, shall
conform to the Design Standards set forth in Section 7.107.
F. All required parking facilities shall be maintained for the duration of the
use requiring such areas. Such facilities shall be used exclusively for
the temporary parking of passenger automobiles, motor vehicles, or
light trucks not exceeding (1) one ton in capacity, and shall not be used
for the sale, display, or storage of merchandise, or for the storage or
repair of vehicles or equipment.
G. All required parking facilities shall be located on the same site as the
use for which such facilities are required, except as authorized pursuant
to Section 7.103.
52-5
these regulations or prescribed pursuant to a Conditional Use Permit or
a Variance. Where parking spaces in excess of such requirements are
provided, the spaces may be considered as meeting the requirements for
another use pursuant to Section 7.104.
I. Head -to -toe parking is prohibited except in one (1), two (2) or three (3)
family dwellings, or manufactured homes.
7.102 Schedule of Off -Street Parking Requirements
A, Parking facilities for each use shall be provided in accord with the
minimum requirements prescribed in Table 7A.
TABLE 7A - PARKING REQUIREMENTS*
USE
PARKING 777
RESIDENTIAL
Long Term Housing
2 spaces/unit***
Quasi Residential
1 space/250 sq.ft.
CHURCHES AND PUBLIC USES
1 space/3 seats**
HOTEL AND MOTEL USES
1 space/guest room +
1 space/3 persons to the maximum
capacity of each public meeting and /or
banquet room +
1 space/3 employees +
50% restaurant standard +
100% office standard
COMMERCIAL
Restaurant
less than 2,500 sq.ft.
1 space/100 sq.ft.
greater than 2,500 sq.ft.
1 space/75 sq.ft.
take out restaurants
3 spaces/100 sq.ft. of seating area
General Retail and Office
less than 25,000 sq.ft.
1 space/200 sq.ft.
25,000-399,999 sq.ft.
1 space/250 sq.ft.
400,000-599,999 sq.ft.
1 space/225 sq.ft.
more than 600,000 sq.ft.
1 space/200 sq.ft.
INDUSTRIAL
1 space/employee
+ 1/400 sq.ft. of office space
WAREHOUSE
1 space/1,000 sq.ft.
*The
required
number of parking
spaces for uses not listed in the above table will be dete
by the Director.
***Including manufactured homes within a Manufactured Home Park.
52-6
rmined
18.129 Large Trees - Any tree having a seventy-two (72) inch circumference or
larger, measured four and one-half (4 1/2 feet above the natural grade, or
if branched below 4 1/2 feet measured at the narrowest trunk segment
between the lowest branch and the natural grade, is considered in this
Ordinance as a "Large Tree".
18,130 Living Unit - The room or rooms occupied by a family. The living unit
must include a kitchen.
18,131 Lodging House - A dwelling consisting of not more than one living unit
occupied by not more than 20 persons not related by blood, marriage, or
adoption. This term includes rooming house, boarding house, tourist
home, and nursing home.
18,132 Lot - A parcel of land adequate for occupancy by a use herein permitted,
providing the yards, area, and off-street parking herein required and
fronting directly upon a street.
18,132a
18,132b
Manufactured Home - a structure constructed on or after June IS 1976
in com fiance with the rules and definitions of the United States
Department of Housing and Urban development that is transportable in
one or more sections which is built on a permanent chassis and designed
to be used as.a dwelling with or without a permanent foundation when
connected to the required utilities, and includes the plumbing heating, air-
conditioning, and electrical systems.
18,132c. Manufactured Home -varx Lease apace - ail dim uCnr114ameu _ yyluilli u
Manufactured Home Park for placement of a housing unit. See also Lot,
with the exception that off-street parking for each housing unit does not
. . , .1 14 _ ___ __ L__t #4, e1n Y�/
parcel
.
18.132d. Manufactured Home Park Parcel - area of land that will accommodate a
Manufactured Home Park.
18,133 Mature Trees - Trees with a thirty-six (36) inch circumference or larger,
measured four and one-half (4 1/2) feet above the natural grade or, if
branched below 4 1/2 feet, measured at the narrowest trunk segment
between the lowest branch and the natural grade. All species of woody
plants attaining a mature height over fifteen (15) feet and meeting the 36"
circumference or greater requirement are "Mature Trees" for the purposes
of this Ordinance, except that the members of the following genera or
species are not protected:
1) 7uniperus spp., ex. Ashe juniper
2) Populus spp., ex. Cottonwood
3) Platanus spp•, ex. Sycamore
4) Celtis spp., ex, Hackberry
5) Morus spp., ex. Mulberry
6) Melia azedarach L., Chinaberry
7) Acernegundo L., Boxelder
8) Sapium sebiferum L., Chinese Tallow
18.134 Mobile Home - a structure uuat, was
chassis designed to be used as a dwelling with or without a permanent
18.134a Mobile Home Park -
houses which are not permanently anchored to a permanent
foundation.
18.135 Model Home - a single iamiiy or uuuicx
of new residences.
18.136 Motel - An inn or group of cabins designed for occupancy by paying
guests.
18.137 Office Building - A building designed for or used as the offices of
professional, commercial, religious, public or semi-public persons or
organizations provided that no goods, wares, or merchandise shall be
prepared or sold on the premises.
18.138 Parking Space - An area on a lot sufficient in size to store one automobile
(not less than nine (9) feet wide and twenty (20) feet long) connected to a
public street or alley by a driveway not less than ten (10) feet wide and so
arranged as to permit ingress and egress of the automobile at all times
without moving any other automobile parked adjacent to the parking space.
The parking space and connecting driveways shall be a hard, level surface
on which vegetation cannot grow.
18.152 Trailer -
See Recreational Vehicle.
18.144a Recreational Vehicle - a vehicle or trailer equipped for use as a temporary
dwelling and designed to be driven or hauled.
70