5A - Recommendation to City Council on land use options for the approx. five-acre parcel adjacent to Orchard Grove Mobile Home Park CITY OF BOULDER
PLANNING BOARD AGENDA ITEIYI
MEETING DATE: April 2, 2009
AGENDA TITLE:
Consideration of a recommendation to City Council on land use options for the approximately
five-acre parcel adjacent to Orchard Grove Mobile Home Park.
REQUESTING DEPARTMENT:
Ruth McHeyser, Executive Director of Community Planning
David Driskell, Deputy Director of Community Planning
Susan Richstone, Long Range Planning Manager
Elaine McLaughlin, Senior Plamler
OBJECTIVE:
Define the steps for Plaiming Board consideration of this request:
1. Hear staff presentation
2. Hold public hearing
3. Plamiing Board discussion:
• What are the most viable land use options for the five acre parcel?
• How do these options address BVCP goals and policies as well as City Council's
goals for Orchard Grove?
SUMMARY:
Project Name: Orchard Grove Five Acre Parcel Options
Location: 3003 Valmont Road
Size of Tract: 5.25 (229,034 square feet)
Zoning: Residential Medium - 1
Comprehensive Plan: Medium Density Residential
ICEY ISSUES:
1. What are the most viable land use options for the five acre parcel?
2. IIow do these options address BVCP goals and policies as well as City Councils goals for
Orchard Grove?
Agenda Itcm # 5A Paae # 1
EXECUTIVE SUMMARY
At a study session on Aug. 12, 2008, City Council reviewed options for the Orchard Grove Mobile
Home Park, identified five goals for the site (see Attachment A), and generally supported moving
forward with an option to rezone the 27-acre mobile home park. Following a unanimous
recommendation from. Planning Board, the City Council voted unanimously on Sept. 2, 2008, to
rezone the 27-acre Orchard Grove Mobile Home Park from Residential Medium - 1 (RM-1) to Mobile
Home (MH). City Council found that the rezoning was consistent with the Boulder Valley
Comprehensive Plan (BVCP) land use designation of the 27-acre parcel of Manufactured Housing
(MH). The approximately five acre vacant parcel located to the northeast of the 27-acre mobile home
park, a legal separate parcel, under the same ownership and designated Medium Density Residential -
MDR under the BVCP was not part of the rezoning. After rezoning of the 27-acre parcel, City Council
directed staff to evaluate options for the five acre parcel.
Since that time, staff met with residents and property owner of Orchard Grove to discuss options
related to the potential for rezoning the five acre parcel, and the purchase offer the residents made on
the entire 32-acres that has been on the market by the owners, Orchard Court Development Co. The
residents also prepared a wildlife assessment report that examined the wildlife and biotic
characteristics of the five acre parcel that concluded the parcel holds an important link in a regional
wildlife corridor. An Income Assessment report was also prepared by the residents. Both reports were
delivered to staff, Planning Board, and City Council on-line at www.boulderplandevelo~net.
This memo provides an analysis of land use options for the five acre parcel. Given the surrounding
land uses, three land use designations were evaluated: Medium Density Residential, MDR;
Manufactured Housing, MH; and High Density Residential, HD with regard to Comprehensive Plan
policies and City Council goals. The existing Open Space designation along the Boulder and White
Rock ditch would remain unchanged in all three scenarios. Because of existing physical characteristics
of the site, the High Density Residential designation was determined to not be appropriate for the five
acre parcel. The analysis demonstrates that both MH and MDR land use designations could fulfill the
relevant policies and City Council Goals including preservation of the open space and wildlife
corridor along the ditch, provision of a variety of housing types for the area, and compatibility with
surroundings. However, the MH land use designation could perform better at maintaining community
character and relative affordability (as articulated under Policy 2.14). It was found that the MDR
designation would better meet the aim of Policy 7.03 Permanently Affordable Housing due to
inclusionary zoning requirements that apply to MDR but not MH; but that MH could achieve the goals
of "relative market affordability." If appropriately designed through a required Site Review process
both could maintain community character and carefully respect the open space corridor.
Staff finds that changes in land use and zoning will not ultimately fulfill two of the goals identified by
City Council as part of its discussion on broader options for the Orchard Grove Mobile Home Park:
empower and support existing residents to avoid displacement of current owners; and preserve the
community diversity and demographics found within the existing mobile home park, Tliose issues
will require broader strategies related to either city subsidies or support for purchase by residents as
discussed in Attachment E. Staff therefore recommends that PlamZing Board make a recommendation
to City Council to consider changing the land use designation for the five-acre parcel from MDR to
MH, but incorporate the site as part of the forthcoming five-year update to the BVCP to evaluate the
change within a city wide context that include broader strategies for the site and surroundings.
Agenda Item # 5A Page # 2
BACKGROUND
Existing Site Context.
The five-acre parcel, as it is referred herein, is slightly larger than five acres (5.26 acres or 229,034
square feet) according to the City's Geographic Information systems, and County Assessor's data. The
parcel is undeveloped with the exception of several small maintenance buildings and a community
garden used by residents of the mobile home park. The 27-acre Orchard Grove Mobile Home Park,
surrounding the parcel on the west and south, is comprised of 216 mobile home units and is zoned
Mobile Home, with a BVCP land use designation of Manufactured Housing (MH). The mobile home
park land is owned by Orchard Court Development Co. separately from the 216 individual homes that
are each located on "pad" sites within the park and in nearly all cases all of the homes are owner-
occupied with rent paid to the land owner for the pad site. According to both the residents and the
landowner, rents have been increasing and are expected to increase further which is resulting in
displacement of the park's most vulnerable residents, and may continue to result in displacements.
Located at the northeast corner of 30~' Street and Valmont Road, the 27-acre property has operated as
a mobile home park for approximately 40 years. The existing mobile homes are of varying ages and
sizes and there is mature vegetation throughout the property including a significant number of existing
mature trees throughout the site and aligning the Boulder and Whiterock ditch. The existing utility
system is aged with a private utility distribution system within the park. Sewer lines are of vitrified
clay pipes. Figure 1 is an aerial view of the Orchard Grove neighborhood and five acre parcel. Figure 2
on page 4 presents an enlarged aerial photo of just the five acre parcel and demonstrates (based on GIS
data) that seven homes may encroach slightly into the five-acre parcel but which are accessed through
the existing Orchard Grove community. The entire 32-acre parcel is surrounded by achain-link fence
that encloses the parcel along Valmont Road, 30~' Street, the north property line, and the east property
line along 34t1i Street.
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Agenda Item # 5A Page # 3
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Figure 3: Photo within the Five Acre Parcel toward Boulder and White Rock Ditch
Environmental Context. The existing Boulder and Whiterock ditch occupies the northwest conger of
the parcel. With dense vegetation and mature trees aligning both sides of the ditch, it is a fot7nidable
presence on the site, essentially enclosing the parcel along the west and north property boundaries.
Sui7ounding development on the north is not as evident from the site due to the existing vegetation of
the ditch and fencing. Figures 2 and 3 illustrate the ditch location and "barrier" created by the ditch
Agenda Item # SA Pale # 4
and mature vegetation. The residents of the Orchard Grove Mobile Home Park (in consultation with
several area naturalists and wildlife specialists) prepared a report titled, "Wildlife Assessment of
Orchard Grove" on November 4, 2008. City staff reviewed the report and found it to be well
researched. The report indicates that the significant presence of wildlife within and around the mobile
home park is likely due to the ditch corridor (part of regional wildlife corridor) with mature vegetation
that bisects the 32 acres, as well as the lack of fencing and domestic predators such as cats and dogs
within the site.
Surrounding Built Context. The five acre parcel is situated among a diverse residential
neighborhood with the 216 mobile homes located to the south and west of the five acre parcel; high
density residential to the north within Arborwood Apartments, and Medium Density Residential to the
east within the San Juan del Centro apartments. Howard Heuston Park, a largely undeveloped but
landscaped seven and a half acre neighborhood park, is located directly northeast of the site. All of
these surrounding areas are not expected to change significantly in the near future. The surrounding
development is shown in Figures 4a&b, Sa&b and 6a&b.
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Figure 4a. Five Acre Parcel from South in Orchard Grove Mobile Home Park
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Figure 4b. Residential Unit Type to the West and South of Site
Agenda Item # SA Pale # 5
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Figure 5a. Five Acre Parcel from 34t" Street with San Juan del Centro Townhomes to the East
San Juan del Centro, shown in Figures Sa and Sb, is a 1 SO unit multi-family housing complex that
includes on-site management, a police annex, and the Family Learning Center, an after school
program for homework assistance. The neighborhood has a broad mix of ethnicity and age, but is
primarily home to families with small children.
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Figure 5b. Residential Unit Type at San Juan del Centro to the East across 34t" Street
Arborwood Condominiums, shown in Figures 6a and 6b, is located north of the site is a 2S0 unit
multi-family housing complex that includes on-site management, tennis courts, a pool area complex
and clubhouse. The development has a broad range of demographics from students to professionals
and retirees, but less families with small children.
Agenda
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Existing BVCP Land Use Designation. The existing BVCP land use designation for the subject
property is Medium Density Residential (MDR) and Open Space (OS) along the ditch. The area
adjacent to the east, across 341 Street, is also designated MDR. North of the subject property is
High Density Residential (HDR) and west and south is Manufactured Housing. Figure 7 on page 8
illustrates the existing site and surroundings in the context of the BVCP. The BVCP defines MDR
as, "medium density areas are generally situated near community shopping areas or along some of
the major arterials of the city. " Medium Density Residential equates to approximately six to 14
dwelling units per acre. The BVCP defines the intent of the MH land use designation, "applied to
existing mobile home parks. The intent of the designation is to preserve the affordable housing
provided by the existing mobile home parrs." The compatible zoning is Mobile Home (MH)
The ditch has a separate BVCP land use designation of "Open Space -Other" that is assigned to
most of the ditches within the city and defined within the BVCP as, "Other public and private land
designated prior to 1981 that the city and county would like to preserve through various
preservation methods including but not limited to intergovernmental agreements, dedications or
acquisitions. "
Agenda Item # SA Page # 7
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Land Use ?esigna#ion Key:
(mate: the land uses for the adapted Transit Village Area Plan is illustrated overlord onto existing Land Use}
Very Low Density Residenfial ~ Performance
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Medium Density Residential ~ Mixed Use Business
F. ~ l High ?ensity Residential ~ Mixed Use Industrial
Mixed Density Residenfial ~ Mixed Use Residential
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7ransitianal Business ~ C]pen Space, t]ther
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Light ~ Agriculiural
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f=igure 7: Surrounding Boulder Valley Comprehensive Pian Land Use Designations
Existing Zoning. The existing zoning for the five-acres is Residential Medium-1. According to section
9-8-1, B.R.C. 1981, the purpose of the RM-1 zone district is, "Medium density residential which have
been or are to be primarily used for attached residential development, where each unit generally has
direct access to ground level, and where complementary uses may be permitted under certain
conditions. "Under the current (and recently changed) zoning, there is a requirement that eight percent
of a mobile home park site be set aside for open space and recreation. For the existing 27-acre site, this
is equivalent to approximately 2.11 acres. Under the existing RM-1 zoning, any project is required to
go through Concept Plan and Site Review applications. With an MH zoning, only Site Review is
required.
Agenda Item # SA Page # 8
The Medium Density Residential land use will accommodate a density of up to 14 dwelling units per
gross acre. The existing zoning on the site RM-1 (Residential Medium - 1) has a density requirement
based on an open space requirement of 3,000 square feet per unit (with an allowance for 25 percent of
that requirement to be met by decks or balconies).
Site Opportunities and Constraints. Figure 8 illustrates physical features that establish both
opportunities for "form giving" identity to the site as well as constraints to development. There are
unbuildable portions on the parcel that include a ditch buffer of 50-feet from either side of the ditch
centerline equating to 1.5 acres and an approximately 0.75 acre triangular corner area that is in a
location and configuration that would be challenging to access or develop. Both areas are deducted
from the overall buildable area of the 5.26 acre parcel. Therefore, the amount of potential buildable
acreage for the parcel that is used to analyze different development scenarios equates to approximately
3.0 acres. Figure 8 also illustrates that views into site from north and east are constrained from thick
vegetation along the ditch, and views from the south and west into the site (from the surrounding
mobile home park) are most prevalent. There is a "key hole" view into the site from 34~' Street
created by a break in existing vegetation.
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Agenda Item # 5A Page # 9
Key Issue #1: What are the most viable land use options for the five acre parcel?
Based on the land use pattern in the surrounding area, staff considered three land use designation
options: HDR, MDR, and MH. Because of the location of the ditch, the site is visually and physically
separated from the HDR neighborhood to the north. Further, initial analysis demonstrated that high
density development on the parcel would have significant impact on the adjacent housing areas.
Therefore, staff focused on MDR and MH as the two most viable options. For purposes of analysis,
only residential uses are analyzed. Attachment B provides photo simulations of the different land use
options. Because there is more opportunity for residential unit type variety under MDR, staff reviewed
two prototypes under that designation. Attachment C is a comparison of the different uses allowed
under both MH and RM-1 zoning.
Key Issue #2 How do the land use options address relevant BVCP policies as well as City
Council goals for Orchard Grove?
A consistency analysis of the two possible BVCP land use designations (MH versus MDR) in relation
to relevant BVCP policies is provided below, followed by a summary chart that provides a visual
reference. The discussion references the prototypes presented in Attachment B.
Policy 2.13 Support for Residential Neighborhoods. In its community design planning, the city will
support and strengthen its residential neighborhoods. The city will seek appropriate building scale
and compatible character of new development or redevelopment, desired public facilities and mixed
commercial uses, and sensitively designed and sized rights-of--way.
a) A Change to MHDesignation: A change to a BVCP Manufactured Housing (MH) land use
designation is consistent with Policy 2.13 in that mobile home development would be of the same
building scale and character as the existing and adjacent mobile home development. Across 34'~ Street
is the larger townhome units at San Juan del Centro, which the twelve-plea prototype (Wellman Creek
Townhomes) shown in Attachment B, most closely approximates. However, the mobile homes are
directly adjacent to the five acre parcel and thus additional development that is similarly scaled as a
mobile home would be compatible.
b) Existing MDR Designation: Depending on the actual unit type used, buildings that have a smaller
footprint and massing such as duplexes would be most compatible in building scale to the existing
mobile home neighborhood. The twelve-plea prototype (Wellman Creek) most closely resembles the
San Juan del Centro apartments to the east, and the Arborwood Condominiums to the north. However,
both of those existing developments are separated from the existing mobile home park neighborhood
by significant physical features including the ditch and existing large trees to the north, and 34~' Street
and existing vegetation on the east. Therefore, a smaller building type under the MDR designation
such as a four-plex or a duplex, versus a twelve plea or larger, may be more consistent in character to
the existing surrounding development.
Finding: Staff finds that both the MH and MDR designations could achieve compatibility with
adjacent building scales and community character, primarily through Site Review. However, the MH
designation would be most compatible give the immediate adjacency to the existing mobile home park
(whereas other adjacent uses are buffered by either the ditch or a roadway).
Agenda Item # SA Page # 10
2.14 Preservation of Community Character. The city will encourage the preservation of community
character as reflected in the development pattern and relative affordability_of the existing housing
stock in Boulder's varied neighborhoods.
a) A Change to MHDesignation: A change to a BVCP Manufactured Housing (MH) land use
designation will help to meet the intent of Policy 2.14 by encouraging the preservation of the existing
Orchard Grove community character. The residents have indicated that the five acre parcel, enclosed
within a fence that surrounds the entire 32-acres, has always been perceived as being a part of the
mobile home park. A BVCP land use designation of Manufactured Housing would establish a means
to rezone the property to mobile home and would preserve the "perception" that the five acre parcel is
part of the Orchard Grove community. Similarly, among the goals City Council articulated for
Orchard Grove.was to maintain "relative market affordability" of the mobile home use, not necessarily
the "permanent affordability" that is part of the inclusionary zoning requirements.
b) Existing MDR Designation: Maintaining the existing BVCP land use designation could
moderately change the existing community character of the area. The introduction of a larger attached
unit type or a higher density unit into an area that has single family residential in the form of mobile
homes would change the existing development pattern of the adjacent Orchard Grove. However, a
smaller unit type with site review for compatibility could achieve similar results. The relative
affordability could remain similar to the existing context if the units were rental units as opposed to
for-sale units and if some of the units were established as permanently affordable units.
Finding: The ditch, as a form- and character-giving feature, would remain under the existing (OS)
Open Space designation with either designation of MH or MDR. Staff finds that both the MH and
MDR designations can achieve preservation of community character as reflected in the development
pattern and relative affordability of the existing neighborhood. However, the MDR designation could
result in moderate change to the neighborhood's existing character and relative affordability.
2.29 Urban Open Lands. Open lands within the fabric of the city provide recreational opportunities
and density relief
from the confines of the city as well as protection of the environmental quality of the
urban environment. The city will promote and maintain an urban open lands system to serve the
following functions: active andpassive recreation, environmentalprotection, flood management, bike-
pedestrian connections and enhancement of community character.
a) MH or MDR Designation. One of the key physical. characteristics of the five acre parcel is the
existing ditch that creates a significant presence, amenity and wildlife corridor. As noted from the
Wildlife Assessment provided by the applicant (Attachment E), there are a number of existing wildlife
species that circulate throughout the mobile home park that are part of a larger wildlife movement
corridor as shown in Fig. 9 below. Similarly, residents have indicated that the presence of wildlife
provides an important quality of life experience. As noted, some of this wildlife presence is due to the
unique combination of the existing ditch corridor, the lack of domestic predators from pet restrictions
at the mobile home park and the lack of internal fencing. Arguably, if the same conditions were to be
extended or continued, wildlife circulation would remain in similar patterns of movement as well.
However, neither land use/zoning designation would guarantee circulation of wildlife within the five
acre parcel. For example, a mobile home operator could develop the five acres and permit pets, or put
up fencing. Therefore, only establishment of a buffer sufficient to continue the pattern of wildlife
movement along the ditch corridor would provide for the presence of wildlife. Fig.10 on page 12
illustrates continued regional movement of wildlife with development in the five acre parcel.
Agenda Item # SA Page # 11
It is arguable that larger building mass and a more constrained building configuration from an MDR
land use designation could hinder wildlife movement. Larger building modules of a twelve-plexes and
even four-plexes are significantly broader such that they could inhibit the movement and circulation of
wildlife. The twelve-plea prototype, in particular, with the "U"-shaped internal auto court, would
clearly inhibit movement. A duplex most closely resembles the mobile home development pattern and
could have less impact. In addition, a greater number of units derived from an attached unit type
would also generate a greater number of residents and pets that would potentially increase impacts to
wildlife or disrupt thye regional movement pattern noted in the wildlife assessment report.
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Agenda Item # SA Page # 12
Finding. Staff finds that a wildlife corridor along the ditch would remain under either MH or MDR
because of the Open Space land use designation along the ditch and requirements for access easements
of approximately 25- to 50-feet along the ditch with development of a site.
7.03 Permanently Affordable Housing The city will increase the proportion of
permanently
affordable housing units to an overall goal of at least ten percent of the total existing housing stock
through regulations, financial subsidies and other incentives. City resources will also be directed
toward maintaining existing permanently affordable housing units and securing replacements for lost
low and very low income units. The city will continually evaluate existing andpotential affordable
housing efforts in order to ensure that the continuum of housing needs in the community as well as its
affordable housing goals can be met. "
a) MHDesignation: The corresponding zoning for the Manufactured Housing land use designation
of MH or Mobile Home does not have a requirement fora percentage of new residential to meet
inclusionary zoning for permanently affordable housing. That combined with state laws which prohibit
private rent controls limit the opportunity for permanently affordable housing under an MH land use
designation. At the rezoning of the 27-acre parcel, council noted a goal toward "relative market
affordability." In concept, the continuation of a mobile home type of unit within the five acre parcel
would maintain this same notion of "relative market affordability" though not in the same manner as
deed-restricted units under the city's affordable housing program.
b) MDR Designation: The existing MDR designation with the corresponding zoning of RM-lhas a
requirement to meet inclusionary zoning criteria of 20 percent permanently affordable housing.
Therefore, with approximately 34 to 36 units possible under an RM-1 scenario, approximately seven
units would be required to be permanently affordable.
Finding. Staff finds that the MDR land use designation provides a clear path to creation of
permanently affordable housing through the application of the city's inclusionary zoning requirements.
The MH designation, while not providing permanently affordable units, does provide housing that
achieves relative market affordability, contributing to the city's efforts to meet "the continuum of
housing needs in the city." Therefore, both designations can be considered as responsive to this policy
of the BVCP, with MDR performing slightly better in terms of restrictions that guarantee permanent
affordability for at least some of the units.
7.08 Preservation and Development ofManufactured Housing Recognizing the importance of
manufactured housing as an option for many households, the city and county will encourage the
preservation of existing mobile home parks and the development of new manufactured home parks,
including increasing opportunities for resident-ownedparks. Whenever an existing mobile home park
is found in a hazardous area, every reasonable effort will be made to reduce or eliminate the hazard,
when feasible, or to help mitigate for the loss of housing through relocation of affected households,
development of additional manufactured housing capacity in the county. "
a) MHDesignation: The Manufactured Housing land use designation allows Mobile Home zoning as
the only compatible residential zone district. The specific intent of the policy is to support
manufactured housing in the city consistent with this policy.
Agenda Item # SA Page # 13
b)MDR Designation: This designation would not meet this policy as it doesn't encourage the
development of new manufactured home parks. However, it is important to note that through Use
Review, mobile homes maybe allowed within the RM-1 zone.
Finding. Staff finds that the MH designation would best meet the intent of this policy. However,
mobile homes maybe allowed in RM-1 after undergoing a Use Review process.
7.12 Maintain Overall Housing Affordability. It is a goal of the city to maintain and promote the
affordability of Boulder's housing stock to meet the needs of residents along the full range of income
levels. The city recognizes that decisions regarding development and redevelopment, including the
size and density of houses, can impact the overall affordability of housing in a neighborhood.
a) MHDesignation: The corresponding zoning for the Manufactured Housing land use designation of
MH or Mobile Home does not have a requirement for a percentage of new residential units to meet
inclusionary zoning for permanently affordable housing. That combined with state laws which prohibit
private rent controls limit the opportunity for permanently affordable housing under an MH land use
designation. At the rezoning of the 27-acre Orchard Grove Mobile Home Park, council noted a goal
toward "relative market affordability." The continuation of a mobile home type of unit within the five
acre parcel would likely provide for this "relative market affordability."
b)MDR Designation: The existing MDR designation with the corresponding zoning of RM-lhas a
requirement to meet inclusionary zoning criteria of 20 percent permanently affordable, deed restricted,
housing. Therefore, with approximately 34 to 36 units possible under an RM-1 scenario,
approximately six or seven units would be required to be permanently affordable.
Finding. Staff finds that the MDR land use designation provides for permanently affordable housing
through the application of the city's inclusionary zoning requirements. The MH designation, while not
providing permanently affordable units, does provide housing that achieves relative market
affordability. Therefore, both designations can be considered as responsive to this policy of the BVCP.
7.1 S Minimizing Displacement: The city will evaluate its policies and regulations in order to
minimize the negative effects of displacement on low income persons when housing sites are
redeveloped by the private sector. A variety of mitigation requirements may be considered. Available
relocation assistance options in the community will continue to be offered to displaced low income
persons.
a) MH or MDR Designation: Neither an MH designation nor an MDR designation would fulfill this
policy. There is no guarantee that residents of Orchard Grove Mobile Home park would not be
displaced under either development scenario. Conversely, Medium Density Housing's compatible
zoning of RM-1 does require fulfillment of inclusionary zoning requirements which would provide a
minimum of six permanently affordable units, not enough to guarantee all persons displaced at the
adjacent Orchard Grove Mobile Home Park
Finding. Staff finds that land use changes and rezoning cannot guarantee the larger objective of
avoiding displacement of Orchard Grove residents. Rather, as the policy states above, a "variety of
mitigation requirements may be considered."
Agenda Item # 5A Page # 14
Summary Chart The following chart summarizes the consistency analysis of BVCP policies for each
land use type.
Maintain
Positive Change BVCP Existing
Land Use to BVCP Land
= Neutral Manufactured Use as
Housing Medium
Negative Density
Residential
OBJECTIVES BVCP Policies).Criteriafnr Measurement
NEIGHBORHOODS
1. Support for Residential Neighborhoods: "In its
community design planning, the city will support and strengthen
its residential neighborhoods. The city will seek appropriate
building scale and compatible character of new development or ~
redevelopment, desired public facilities and mixed commercial '
uses, and sensitively designed and sized rights-of-way."
(Policy 2.13)
2. Preservation of Community Character:
"The city will encourage the preservation of community
character as reflected in the development pattern and relative ~
affordability of the existing housing stock in Boulder's varied '
nei hborhoods." Polic 2.14
URBAN DESIGN LINKAGES
3. Urban Open Lands
"Open lands within the fabric of the city provide recreational
opportunities and density relief from the confines of the city as
well as protection of the environmental quality of the urban
environment. The city will promote and maintain an urban open
lands system to serve the following functions: active and
passive recreation, environmental protection, flood
management, bike-pedestrian connections and enhancement
of community character." (Policy 2.29)
Agenda Item # SA Page # 15
LOCAL SUPPORT COMMUNITY HOUSING NEEDS
4. Permanently Affordable Housing:
"The city will increase the proportion of permanently affordable
housing units to an overall goal of at least ten percent of the total
existing housing stock through regulations, financial subsidies and
other incentives. City resources will also be directed toward
maintaining existing permanently affordable housing units and
securing replacements for lost !ow and very low income units. The
city will continually evaluate existing and potential affordable
housing efforts in order to ensure that the continuum of housing
needs in the community as well as its affordable housing goals can
be met." (Policy 7.03)
5. Preservation & Development of Manufactured
Housing: `Recognizing the importance of manufactured housing
as an option for many households, the city and county will
encourage the preservation of existing mobile home parks and the
development of new manufactured home parks, including ~
increasing opportunities for resident-owned parks. Whenever an -
existing mobile home park is found in a hazardous area, every
reasonable effort will be made to reduce or eliminate the hazard,
when feasible, or to help mitigate for the loss of housing through
relocation of affected households, development of additional
manufactured housing capacity in the county." (Policy 7.08)
INTEGRATE GROWTH & COMMUNITY HOUSING GOALS
6. Maintain Overall Housing Affordability:
"It is a goal of the city to maintain and promote the affordability of
Boulder's housing stock to meet the needs of residents along the ~ ~
full range of income levels. The city recognizes that decisions
regarding development and redevelopment, including the size and
density of houses, can impact the overall affordability of housing in
a neighborhood."
Positive 4 2
Neutral 2 3
Negative _ 1
Conclusion•
As presented in the summary table, both the existing MDR and proposed MH land use designations
would be compatible with the policies of the BVCP. While the MDR designation presents some
concerns related to development compatibility with the immediately adjacent mobile home
community, these concerns could be addressed through the site review process for any future
development proposal. However, in looking across the most relevant BVCP policies, as analyzed, the
MH designation is arguably better in relation to supporting compatible development, preserving
Agenda Item # SA Page # 16
community character, maintaining overall housing affordability, and-most specifically-promoting
the preservation and development of manufactured housing.
Consideration of such a change in the land use designation may, in accordance with the policies of the
BVCP (p. 55), be undertaken outside of a five-year or mid-term update only if the change is
concurrent with a rezoning. Such changes, however, are typically done at the request of the property
owner. While they maybe initiated by the city to implement an area plan or other comprehensive
planning effort, it is rare for the city to initiate a change in land use and concurrent rezoning absent
these situations.
Staff, therefore, recommends that Council consider changing the land use designation for the five-acre
parcel from MDR to MH. However, staff additionally recommends that consideration of the change in
land use designation be incorporated as part of the forthcoming update to the BVCP, which will start
later this year and conclude by the end of 2010.
Final Note:
The goals established by City Council for Orchard Grove Mobile Home Park, in essence, were to
preserve the mobile home use for relative market affordability, preserve the physical site
characteristics and wildlife, empower and support existing residents to avoid displacement, and
preserve the diversity and demographic mix that exists at the mobile home park. While the options
analysis does provide examples of the potential building of the five acre parcel and how the two
options would respond to BVCP policies, it is evident that land use and zoning are not ultimately the
mechanism to meet the council goals. Regardless of the land use and zoning there is no way to
guarantee relative market affordability, avoid resident displacement, or preserve diversity and
demographic mix. Therefore, Attachment E outlines financial considerations, provided by the city's
Housing and Human Services Division, which will be further analyzed and presented to Council in
conjunction with its consideration of the five-acre parcel's land use designation.
Approved By:
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Ruth McHeyse 'Executive Director of Community Planning
Planning Department
ATTACHMENTS:
A. City Council Goals for Orchard Grove Mobile Home Park
B. Photo Simulations of Land Use Options: MH and MDR
C. Comparison of Zoning Standards: Existing RM-1 Zoning and MH Zoning
D. Articles on Sustainable Mobile Home Design
E. Strategies on Financial Support
Agenda Item # SA Page # 17
ATTACHMENT A
City Council Goals Related to
Orchard Grove Mobile Home Park
On Aug. 12, 2008 City Council held a study session to define goals and options related to the potential
sale and redevelopment of the mobile home park and a request from the residents for rezoning the
mobile home park to MH -Mobile Home zoning. City Council found that the following goals were
appropriate to Orchard Grove, and in particular the rezoning of the 27-acre mobile home park:
1. Preserve the mobile home use.
2. Preserve the relative market affordability to fill a need in the community {versus the city's
definition of "permanently affordable housing").
3. Preserve the defining physical site characteristics such as the wildlife and mature
landscape.
4. Empower and support existing residents to avoid displacement of current owners (although
it was acknowledged that that some changes were likely to take place as a result of the sale of
and through needed improvements in the park, with some turnover as a result).
5. Preserve the community diversity and demographics of the existing mobile home park
(some council members expressed support for this goal while others discussed whether or not
the city could control this).
Agenda Item # SA Page # 18
ATTACHMENT B
Photo Simulations of Land Use Options
Photo simulations are provided that illustrate potential development configurations on the three acre
unconstrained, and buildable area of the site to demonstrate examples of how both land use types
(under corresponding zoning) could fit on the site. The intent is also to demonstrate, under zoning
standards, the potential number of units that could be generated under both land use/zoning types.
There are two simulations provided of the MDR land use designation to demonstrate examples of very
different "product" types that could be derived from an MDR designation. In all three simulations the
ditch corridor and all associated mature trees are preserved, and development is maintained a
minimum of fifty feet away from the ditch. While 2S-feet is a needed dimension required for ditch
maintenance by the ditch company, staff acknowledges the work of the Wildlife Assessment that
demonstrates the need to maintain an expanded buffer for a wildlife corridor along the ditch of a SO-
foot buffer. The ditch company has, in the past, worked with area residents and property owners to
help ensure maintenance of a wildlife corridor.
The MH prototype essentially portrays an extension of the existing mobile home park into the three-
acre buildable portion of the parcel.
Two prototypes are presented under an MDR designation and a corresponding zoning of RM-1 (the
existing land use and zoning) with the intent to portrayal two variations that could be built under that
zoning. The two precedent MDR projects analyzed include (a) a twelve-plea townhome prototype and
(b) a duplex and four plex prototype. Both are precedent examples that are built in Boulder under the
city's RM-1 zoning standards.
(1) Land Use Change to Manufactured Housing (MH).
An extension of the existing mobile home park, through a change to the BVCP land use designation
and a rezoning to MH (Mobile Home) would require new development to meet code standards for the
Mobile Home zone district. As required, a minimum average lot area per mobile home is 4,350 square
feet. The language of the code indicates that this is an "average lot area per mobile home" meaning
that each individual pad site need not have 4,350 square feet of lot area rather; it is averaged across the
site with specific setbacks that must be met, along with roadway and sidewalks. If lots are subdivided,
there is a requirement that the lots be 3,500 square foot minimum which the photo simulation roughly
approximates as a 40x85 foot Iot.
As defined in Chapter 10 -Structures, of the Boulder Revised Code, 1981, the term Mobile Home
means "a transportable, single family dwelling unit, suitable for year-round occupancy that contains
the same water supply, waste disposal, and electrical conveniences as immobile housing, that has no
foundation other than wheels or removable jacks for conveyance on highways, and that may be
transported to a site as one or more modules, but the term does not include "travel trailers, "
"campers, " "camper buses, " or "motor homes, " or modular homes designed to be placed on a
foundation." It is important to note that a "mobile home" under this definition does not include
"modular homes" rather; they are structures that are transportable with no permanent or fixed
foundation.
Figure B 1 that follows illustrates a photo simulation of the site developed as an extension of the
Orchard-Grove Mobile Home Park. The visual simulation of Fig. B1 is used to demonstrate a potential
number of units (or the yield) that could be derived under a land use designation of MH and zoning of
Agenda Item # SA Page # 19
Mobile Home. There are several potential configurations that could occur within the 3.0 acre
developable area. But the approximate buildout in this scenario is approximately 20-22 units,
accounting for an additional 0.42 acres of recreation/open space (eight percent of the overall site)
required for the five acres.
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As described in Attachment D, there are new practices for creating mobile homes described in a recent
article by Sustain Design Studio, as well as an article from Dwell Magazine that illustrates
opportunities for green and sustainable building practices for mobile homes. The "pre-fab" industry is
advancing rapidly with technology, and the examples presented in Attachment D demonstrate forward
design thinking for sustainable, relatively affordable mobile home options that could include features
such as a green roof, deck spaces, sustainable materials, and be as small as 12x33 or as large as 20x80.
Agenda Item # SA Page # 20
(2) Medium Density Residential Designation: RM-1 Twelve-Plexes. A designation of MDR would
permit up to 14 dwelling units per gross acre under the BVCP, or approximately 10 dwelling units per
net acre, with the existing RM-1 (Residential Medium - 1) zoning. Below are two examples of RM-1
development from built projects in town superimposed onto the site. While not exact in layout or
precise configuration, the examples do give a ballpark estimate of number of units (yield) based on a
unit type, along with an image of how that unit type would fit into the surrounding context.
The first example, Fig. B3, is from the Wellman Creek Townhomes located at Colorado Avenue near
Foothills Expressway. The Wellman Creek Townhomes are 12-plea units, six on the first floor, and
six on the second floor. The garages are rear-loaded from an "internal auto courtyard and the
configuration of the 12-plexes is essentially that of a `U" shape with the interior of the "U" containing
the garage access. The layout of two of these complexes assumes direct access of the "U" shaped
parking area from 34~' Street, and a connection into the Orchard Grove Mobile Home Park from 34~'
Street as a secondary access to the other 12-plex. The ballpark estimate of the number of units that
could be generated from these unit types is 24 units.
Figures B4 provides photos of the Wellman Creek development, also located in a similar context
adjacent to a riparian corridor of South Boulder Creek. The inclusionary zoning requirement of 20
percent of the units as permanently affordable would apply, and thus five units would be built under
this requirement.
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Agenda Item # 5A Page # 21
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(3) Medium Density Residential Designation: RM-1 Mixed Unit Prototype. The second MDR
example shown below in Figures BS and B6 is from the Foothills Community, a Boulder Housing
Agenda Item # 5A Page # 22
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Partners project that is also located in the RM-1 zone. Within that development, there are several unit
types: four-plexes, duplexes and six-plexes.
For this analysis, a combination of duplexes and four-plexes are illustrated. The images that follow are
photos from that neighborhood to understand the character of the unit types. The graphic illustrates
access to the units from 34~ Street. The ballpark estimate number of units types is approximately 30
units: four, four-plexes, and seven duplexes. Also illustrated is approximately 1.5 acres of required
open space of 2,250 square feet per unit (accounting for the allowance of 25 percent of the required
3,000 square feet as decks, patios, porches or balconies). The Foothills Community is unique in that
100 percent of the units are permanently affordable. If built as market rate units, the inclusionary
zoning requirement of 20 percent of the units, or six units, as permanently affordable would apply.
The Foothills Village community was constructed by the Boulder Housing Partners (BHP) in 2000.
The funding for BHP came from tax increment financing, federal Housing and Urban Development
(HUD) grant monies and a portion comes from the City of Boulder Housing and Human Services.
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within Five Acre Site: 30 Units Illustrated (Four, Four-Plexes and Seven Duplexes)
Agenda Item # 5A Page # 23
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A~:enda Item # SA Pat~c # 24
ATTACHMENT C ,
Comparison Summary from Land Use Code on Allowed
Uses within Mobile Home (MH) zone versus RM-1
(Residential Medium 1)
Comparison of Existing Residential Medium (RM-1) Zoning to
Mobile Home (MH)
RM-1 MH
Residential Medium-1 Mobile -Home
Medium density residential which Mobile home parks primarily
General have been or are to be primarily used and developed at a
Description used for attached residential medium residential density
development, where each unit where complimentary uses may
generally has direct access to be allowed under certain
ground level, and where conditions.
complementary uses may be
permitted under certain
conditions.
Uses Permitted Detached & attached dwelling Mobile Home Parks
by Right units* • Accessory buildings /uses
• Duplexes* Park and recreation uses
• Congregate care facilities* Religious Assemblies
• Daycare, home* Public Colleges and
*=differs from MH designation Universities
• Public schools
• Accessory bldgs. and uses . Crop production
• Park and recreation uses
• Religious Assemblies
• Public Colleges/Universities
• Public schools
• Cro reduction
Intensity Minimum average lot area per Minimum average lot area per
Standards dwelling: mobile home:
None 4,350 square feet
Minimum Useable Open Space Minimum usable open space
per dwelling unit: per mobile home:
3,000 square feet 600 square feet
Useable open space for non- Minimum mobile home park
residential use size:
10-20% MH Zone 5 Acres; RM 10 acres.
Agenda Item # SA Page # 25
Minimum private open space Max allowable density:
residential uses 10 units per acre
none
Minimum site are reserved for
Maximum floor area ratio recreational facilities:
none 8 percent of mobile home park
Minimum lot area if
subdivided:
3,500 square feet
Minimum outdoor living and
service area (with no
dimension less than 15 feet)
300 feet
RM-1 MH
Residential Medium-1 Mobile -Home
For principal uses For principal uses
Form and Bulk 20 ft front yard landscaped • 10 ft minimum setback from
Standards setback, street (from edge of street
pavement)
• 20 ft front yard setback for all
parking areas, 2 ft minimum distance from
tongue to any adjacent
• 10 ft side yard landscaped sidewalk
setback from a street,
• 10 ft minimum end to end
• 1' per 2' of bldg. height, 5 ft separation
min side yard set back from an
interior lot line, . 15 ft minimum side to side
separation
• 0' or 3' ft minimum rear yard 35 ft maximum height for
setback, principal building
• 35 ft maximum height for 20 ft maximum height for all
principal building, accessory buildings,
structures and uses
• 12 ft maximum wall height at
zero lot line setback,
All of the above standards are found within the following B.R.C., 1981 sections:
RM-1 form and bulk standards per section 9-7-1
RM-1 intensity standards per section 9-8-1
MH form and bulk and intensity standards per section 9-7-10
RM-1 and MH use standards per section 9-6-1
Agenda Item # SA Page # 26
ATTACHMENT D
New Mobile Home Paradigms
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by sustain design studio
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Agenda Item # SA Page # 27
The Ecological Trailer Park - or -Small Lot Ecological Communities: Sustain Design Studio
We have been approached by many green real-estate developers to seriously consider the concept of
greening the Trailer Park. To hear an excellent Podcast on this subject put together by Nora Young of CBC
Radio's SPARK, click here. For the SPARK Blog click here. Patrick Condon, The James Taylor Chair in
Landscape and lJVeable Environments at the University of British Columbia delivers an insightful description
of the current crisis, its originating context and hope for a possible, future development trend in smaller-lot
housing. We are currently developing a standard proposal (which interested parties can soon download
from this page) in conjunction with Aldus Architecture, Inc. for all such planned communities. Together with
the best practices guides and proven, successful communities that Professor London's Team has helped
developed, we can provide a compelling case for new resort and park communities, as well as the
renovation of existing trailer parks into ecological oases. Below is our original post on the subject.
There is as much range in the quality of trailer parks as there is in neighborhoods, and firsthand experience
of the quality of life in these communities is prerequisite for debunking many myths about the Trailer Park.
Trailer parks, as a form of housing development are extremely light on the land and their infrastructure is
nowhere near as disruptive of landform, soils and flora as any other type of domestic architecture. The land
tenure is offen ingeniously conceived, and results in common facilities (park, laundry, pools, etc.) that are
truly a shared community asset. 5km/hr. speed limits are the norm, and they offen feature a common green
space in the centre -which provides a wonderful place for children to run free and play and under the safe
watch of the community, which is sadly no longer possible in the suburb or City today. The compact and
moveable aspect of this kind of modular design lends itself well to urban infill, suburban infill and even
sensitively planned greenfield and rural development.
So if trailers are already inexpensive and efficient to heat, can be designed with quality materials and for a
contemporary market, use fewer resources to build, and are light on the land -what would a trailer park
look like that were conceived on the basis of sustainable development -that sought affer an aesthetic of
natural beauty, of forest and unpaved streets, with community gardens and aquatic facilities powered by
solar- thermal and solar-electric panels, that featured community-based power and heating and
composting toilets?
We are currently seeking development partners and park owners to create and enhance current parks to
this new standard. We have been surprised to learn that most park operators are well aware of all of the
issues outlined above, and many are very interested in the future of their parks.
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Agenda Item # SA Page # 28
wNCEP7S
~ ;Upwardly When it comes to real estate, the •
trailer park gets a bad rap. But
Mobile Homes some designers think that this
forsaken corner of the market
is worthy of reevaluation-and -
even resuscitation.
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For decades, tra?ler parks have been Estate: The Rise and Decline of Mobile ~s. I , fi, . •
increasingly marginalized to a strict set Homes and an authority on regional
1 of stereotypes. They might gleam as housing, calls trailer parks an underval- " 1• 3' ~ -
I ~ ~ well-manicured rotirement communi- ued, endangered resource. "Hundreds
- ~ ties to some, but in their most iconic of thousands of living spaces" have ~s• ~ - ; .
state they are perceived as the prov- been zoned out of existence, Wallis ~ ~ ~
ince of the unfortunate. The uestion sa s, warnin that"we are losin ~ ' ; ~r.
f i of whether design can save or even a certain niche in the housing market -
! improve trailer parks is preempted that the market left on its own would ~f ?'%t
11 almost immediately by "Why bother?" not really replace"Trailer parks, he i ~
;4 The latter question is easier to explains, put workforce housing where ~ y~~
,i answer. Allan Wallis, author of Wheel communities desperately need it. Drive - -
.i
IC ' Story by Rick Polito Michael Hughes and his University of
` t i Colorado collaborators transformed a t 0-by-
~ ~ 47-foot trailer destined forthe landfill into
the striking TrailerWrap "rehab" prototype.
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Agenda Item # SA Page # 29
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these inhabitants to suburbia's outer "It's a total solution to make prefab Finer Living, says he builds "cottages."
rings, and freeways get clogged while truly prefab" Deam`s Glassic Flatjoins a Brecken-
households become severely strained The design-inclined rnightwonde~ ridge line that includes speak-roofed
by car and gas payments. why a II trailers don't celebrate the trailer with "the natural beauty of '
Wallis welcomes innovative design: box in this way. Mobile homes boast a stone exterior" made from "a high-
i Trailer parks r:ovld use a facelift. the briefest history in housing, liter- density synthetic stone product." When
"You need to create a visually attractive ally towed into existence by the Deam first came into his office, Howard
package," he says. "f would ask the automobile. For a time, they held an politely showed the architect the door.
designers of the iPod,'Could you do atomic-age chic-Bing Crosby taunted "I absolutely did not get it;' Howard
that for a mobile home?'" Lucille Ball and Desi Arnaz as ten- says. But when Target ordered a half-
- Michael Hughes is an architect ready ants in his Blue Skies Village outside dozen trailers for New York Fashion
to provide that attention. TrailerWrap- Palm Springs-but somewhere along Week, Breckenridge reconsidered.
a stylish rethinking of a traditional the line trailers became "manufac- £ven people who value the niche
double-wide-began as a University of tared housing:' Design gave way to cfuestion what design could do for
' Colorado project exploring "alterna-~ economy, and trailers wheeled into these communities. Wallis and sociolo-
tiveurbanism" in a standard•issuetrailer a rut of small windows; fake shutters, gist Kate MacTavish at Oregon State
park that survived 8oulder's million- and bleak ribbed siding: The inherent University say designs like TrailerWrap
dollar housing market. Trailer. parks beauty of the box was supplanted by might ease the eyesore factor, but i
emerged, says Hughes, as "a way icons borrowed from suburbia. both acknowledge that economics ~
that more people could afford to live That design lapse persists- Tim and a pervasive stigma stack the deck.
in urban settings, in the heart of expen- Howard, president of Breckenridge Wallis notes that cities have long aR
stye cities, and retain an Interpretation
- of the American dream."He argues that ~ j ~~r~%~y~°~k'~°~' `a'~n ~
you tan redirect the effort and money a~' ~ ~ Y~~s ~~~~~~1`~.'~t~~~~~~ ~i'R~~ , q. 1'
- from the 24 roof itches au see in "z,~>~'•n~'^`~r" F ay0h ~ i~".{''?'~ ~
' p y ~f. ' 'ts,~f.•n ~rkS d f }Tr' id ~ i ~`r,tl?} ~ } eti f s-r
suburban houses and put it into bigger f'y~~ - _ ° ~ y ; d~ ~y~ r ~
windows, taller.ceilings,biggervoi- ~~'~,'E'~" - x~~T~ ~ r ~~~t t~54 J
~ C yt v ~ ~ ~ cs; ` s ~ ~ T i
umes, better finishes, a more open and Y =V~ ,,~u., ~ ~ 1 -
expansiveconnection tothe outdoors." , ~ s ~ s; li
Hughes is not the only architect ~
prying the tiailerfree of its dubious ~ __f~
ped'+gree. San Francisco architect ,
~ ~ .
. Christopher C. Deam's design fora ~
400-square-foot unit called the Glassic
Flat is small by any standard. Bulk ~ ti:
by an established trailer manufacturer, _ ""b
his "shoebox with one side in glass" " ' ` E.
£ ~ -
rolls out of the factory at around ~ _ - I l
$b5,000. The design holds to current ; j
modular styles, butrequires.nofoun-
dalion, no contractor, and a fraction
3 of the cost of a high•design modular
home. "You just drive the thing in,
set it up, and you're done," Deam says.
Archkect Christopher C. Deam's Glassic Flat {top teftb it is ready for occupation. The
attempts to put the "pre" back into prefab: 400-square-foot interior (top right)
When the unit leaves the Breckenridge boasts a bedroom, bathroom, storage,
factory on the,flatbed of a stylish big rig and open living area and kitchen.
I)tvell October 2008 179
Agenda Item # SA Pale # 30
..tP7S
y "Trailer parks areaway that more •
~ people could afford to live in urban ~1;~
settings, in the heart of expensive ~ _ _
_
I cities, and retain an interpretation i ' ,
I of the American dream:' ~ -
Michaei Hughes ~
f
.j
.i
discouraged housing that generates enclaves of design devotees keeping of coo! lurches to a stop with the word
little in property taxes. MacTavish, sleek pied-a-terres on wheels. °double-wide:'
who spends much of her career in the That wheeled oasis is Canadian Far Hughes, the positive attributes
parks, calls mobile homes America`s designer Andy Thomson's vision- His of the trailer park don't extend to the
~ largest source of unsubsidized afford- miniHome packs off-the-grid ecofea- trailers themselves_ While "the trailer
~ able housing, but explains that the lures into a segmented box, but at park is built on good bones," he says,
economics work againstthe individual $119,000, it`s not an affordable hous- "the downfall is in the unit" Saving the
owners. They might pay usurious inter- -ing-mrrdel: He shies from the "trailer trailer park means getting rid of the
est rates and face inevitable deprecia- park" term. "We have a contest to trailers. His alternative urbanism ideal
lion, divesting them of the single most come up with a name, and we haven't would let owners buy the tots they
important investment payoff most thought of it yet" An investor explor- rented and build efficient, permanent
Americans will see: their homes. ing the concept of urbanites shopping homes with traditional mortgages
MacTavish also asks, °Where are the for second homes, Thomson believes and the benefits of appreciation.
dollars going to come from to upgrade that "blue-collar and downtown" don't A requirement that homes in the park
these aging parks?" Many Trailers are necessarily mix. remain "mobile" adds expensive
nearing the end•of their useful lives The line between alternative style retrofits to TrailerWrap-this despite
and owners cannot sell their homes or and down-market desperation may most mobile homes making only one
{ even afford demolition. The new de- lie in demographics. While Sean Penn trip, from factory to park.
E_ signs are nice but gentrif:cation looms. lived in a 27-foot Airstream and EI Like MacTavish, Hughes ho3ds an
I She wanders if "you would end up Cosmico brings an instant arts com- affection for the classic New Orleans
with two kinds of parks": the standard munity to rural Texas with a village shotgun house. He brings that re-
lot of rusted siding, and that of elitist of vintage trailers, the mobile cachet straint to a development planned
for Fayetteville, where he teaches at
r''-_.:_.: the University of Arkansas, The idea,
'"r' ' ~ he says, is to "take the de ign ideas
oFTrailerWrap and ignore that it
r
~~--:r-,.~ has a chassis;' crsating a community
j ~ ~ of courtyard houses affordable to
~;f
` police officers, his fellow faculty, and
employees at nonprofits.
Taking lessons learned in the trailer
- ~ 4v nw. park beyond the park gates maybe
+ka`~~ ~ the single greatest benefit of thinking
w
, inside the box. Small, efficient homes
I t :MQ"> j"`;'~: could define a new kind of neighbor-
! ~ ~ _ a °'r ~.r-`'~ hood and fulfill a promiss that mobile
C ~.F.,...,M,. ~v~'3` homes missed so conspicuously.
' tir# ` ; Trailers could distribute the benefits
' _ A'~~
~ .f'~~A'~~ ~~F :~r~~~ of modernism beyond its moneyed
t r pta v ~ devotees to serve a greater public_ _
-'41.x. ~3F --~f~' i `3 ;
~~~F ,rc 1 ~i `~~.3-, The question may be not what mod-
~ ~ r- ern design can do for the trailer park
e~~~ ~ • 4 ,,.t~,~f~ but what the trailer park can do for
' t,.£~' rft~~' rnodern design.IPJI ;
Andy Thomson's miniHome takes cues from
~ the trailer park (it's mobile) but pushes a ,
new aesthetic and uses sustainable 6uildi ng
practices and materials.
i iso October 2o0s Dwelt
~r,
Agenda Item # 5A Pale # 31
ATTACHMENT E
Financial Considerations
Update on Potential Sale of Property.
The current owner, Orchard Court Development Co., has offered the entire 3z-acre property for sale, but
has reportedly has rejected all offers to date. The residents are engaged in ongoing efforts to assemble
financing and explore potential partnerships in an effort to purchase the property themselves. As
anticipated, the owner has implemented a series of graduated rent increases (the next of which will become
effective June zoo9), with the intent of raising rents to reflect market rates. It is likely that these rent
increases will cause lower income residents of Orchard Grove to look elsewhere for housing (in all
probability, outside of Boulder).
Although its financial resources are limited, the City's Housing and Human Services Department can, in
general, provide two forms of assistance: financial and technical.
• Potential Financial Assistance from the City.
In terms of financial assistance, City Council could direct staff to effectuate one or more of the
following:
r. Provide ongoing rental assistance to existing, documented low income homeowners.
z. Provide relocation assistance to existing, documented low income homeowners.
3. Provide down payment assistance to documented low income residents who would be willing
and able to purchase housing elsewhere within the community.
4. Fund anon-profit housing provider to purchase an ownership interest in order to retain some
permanently affordable mobile home spaces.
5. Fund resident, non-profit or public purchase of the park.
6. Purchase a large, vacant parcel elsewhere in the community (minimum ro acres) and help to
develop a new manufactured housing community.
• Potential Technical Assistance from the City.
In terms of technical assistance, the City is working with residents to:
z. Help locate alternative housing within the community or the region.
z. Identify and evaluate funding sources for the residents to purchase the park.
3. Work with the private sector in an effort to coordinate potential partners and funding.
Issues Associated with Assistance from City.
Regarding assistance, the following should also be noted:
t. The City has approximately $3,000,000 per year in housing subsidy funds to address requests for
projects that typically total approximately $6,000,000. On average, the $3,000,000 in housing subsidy
funds allow for the acquisition or development of 3o to 6o permanently affordable housing units, and
the rehabilitation and maintenance of zoo to 300 existing permanently affordable housing units.
z. There is a limited supply of available rental or for-sale housing for very low income households.
3. The potential sales price of the property, coupled with potentially costly infrastructure replacement
needs, renders the project challenging from a private sector financing perspective.
4. Alternative grant sources have proven to be limited.
Agenda Item # 5A Page # 32