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I MAY 2 1986 BOOK 6 6 F,�-E 5 Alternative 1, no change in the current RMH-6 zoning. This alternative requires no rezoning action and would allow only mobile homes to be located in this area in the future. Based on the existing land uses in this area, including the existing single-family residences which are nonconforming uses, staff does not see any advantages to this alternative. The disadvan- tages to this alternative are the facts that the existing houses are nonconforming uses which cannot be replaced or. expanded and the fact that individuals living in mobile homes could not replace them with single-family residences. Alternative 2, create a new zoning district that allows both single-family residences and mobile homes. The advantage of this alternative is that all existing mobile homes and sin- gle-family residences would be conforming uses and individuals would have flexibility as to which type of dwelling unit they could place on their lots. A disadvantage of this alternative is that it would take six months or longer to follow the procedures necessary to prepare and adopt a new zoning district and process a rezoning request for this area. Another disad- vantage is that the staff does not feel that it is appropriate to allow single-family residences and mobile homes in the same zoning district. One of the purposes of zoning is to group similar land use activities together and separate conflicting land uses. Another purpose of zoning is to protect property values. Allowing mobile homes to locate next to single-family residences would not protect the property values of the sin- gle-family residences and would be undesirable to most owners of single-family house. Alternative 3, rezone all of this area to RS -6. The advantage of this alternative is that anyone: in this area who wanted to build a single-family house in the future would be able to do so and the existing single-family residences would become conforming uses. The disadvantages would be that all of the mobile homes in this area would become nonconforming uses which could not be replaced. Alternative 4, rezone part of this area to RS -6. Under this alternative, part of this area would'be rezoned to RS -6. The advantage of this alternative is that the existing sin- gle-family residences could be rezoned to become conforming uses. The disadvantage of this alternative is that it may be necessary to rezone some existing mobile homes also to avoid spot zoning. It is the staff's position that mobile homes and single-family units are not compatible and, therefore, should not be allowed in the same zoning district. Since a principal objective of zoning is to protect property values and because- such a zoning district would fail to protect the property values of sin- gle-family home owners in areAs zoned for both single-family and mobile home uses, the staff feels that no such zoning district should be established. For these reasons, the staff feels that Alternative 4 is the most appropriate option. However, indi- viduals may apply for an amendment to the text of the zoning ordinance. RECOMMENDATION Based on the above analysis, staff 'recommends that the County not establish a zoning district which allows both mobile homes and single-family units. The staff also recommends that the Board direct the. staff to study this area further and to prepare a recommendation concerning rezoning part of this area from RMH-6 to RS -6. 66