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 City of Hermosa Beach --- 07-21-98SUBJECT: PRECISE DEVELOPMENT PLAN (PDP) 97-25 MARINELAND MOBILEHOME PARK
LOCATION: 531 Pier Avenue
NEW APPLICANT: Susan Moss, Owner
REVISED REQUEST: REALIGN MOBILEHOME PARK LOT LINES TO ELIMINATE ONE MOBILEHOME SITE TO ACCOMMODATE THREE LARGER UNITS
Recommendation: Based upon the proposed loss of one Mobilehome park site, previous unapproved realignment of four total mobilehome park sites and the applicant's inadequate plan submittal staff recommends that the Commission: 1. Deny the proposed Precise Development Plan to reconfigure a portion of the site. 2. Direct staff to work with the State Department of Housing and Community Development to restore the mobilehome park site to it's previous configuration with 60 mobilehome spaces as required by Chapter 17.18, Mobilehome Park Development District (MHP).
Background: Zoning: Mobile Home Park (MHP) General Plan: Mobile Home Park Lot Size 184,106 Sq. Ft. Undeveloped Lot Area 45,000 Sq. Ft. (Approx.) Mobile Home Sites Existing 60 Mobilehome Sites Proposed 59 Existing Density Total Site 14.43 Dwelling Units/Acre Existing Density W/Undeveloped portion of Site 19 Dwelling Units/Acre Existing Parking 1/Mobilehome & 23 Common Proposed Parking 1/Mobilehome & 16 Common
At the January Planning Commission meeting, the commission continued this matter, and requested the applicant to either address or provide more information regarding the following: Prepare study to include development of western half of property, including cost estimate, shoring and retaining walls. Prepare revised site plans, incorporating the undeveloped portion of the property. Address safety, drainage, recreational space, and parking on plans.
Over the last six months, the Planning Commission has continued the hearing for this project at the request of the applicant. The original applicant requested these continuances to have adequate time to prepare an engineering report requested by the Planning Commission regarding the suitability of developing the undeveloped western half of the property. On June 24, 1998, a revised Precise Development Plan application was submitted by Susan Moss, a co-owner of the property, changing the request from an overall reconfiguration of the site to a limited reconfiguration of four lots into three lots. Revised plans were to be included with the revised application which indicated existing and proposed site conditions. The revised plans were not scaled drawings and did not delineate the size of the undeveloped westerly portion of the property, parking stall and parking area dimensions, service areas, curb lines and survey elevation information. A property survey was also not provided. The dimensions for lot lines of the mobilehome sites were not indicated and driveway, roadway and setback dimensions were not provided. These are minimum submittal requirements to process a Precise Development Plan pursuant to the PDP application received by the applicant.
Analysis: According to the owner, the revised project involves a reconfiguration of four mobilehome park spaces to three to accommodate new double-wide mobile homes. The proposed mobilehomes are two stories, 3 bedroom, 2 bath, 1,163 square foot units with Cape Cod style architecture, dormer windows, horizontal siding and shingle roofing. The units will have a tie-down foundation system, rather than concrete pads and support piers. Section 18300 of the State Health and Safety Code provides that State regulation of mobilehome parks preempts local ordinances governing them and that in the absence of formal assumption of enforcement responsibilities the State Department of Housing and Community Development is responsible for their regulation. Section 18030.5 further provides that a manufactured home or mobilehome which meets the standards prescribed the State is not required to comply with any local ordinances or regulations which conflict with these standards. Section 18300 gives the State the authority to regulate mobilehome construction, design, setbacks, and placement of mobilehomes on lots and driveway widths within the park. The City does not have authority to regulate building height, style, design, or require additional parking above current levels even if the park density is increased. This section specifies the authority of the City to regulate: Mobilehome park zoning. Types of mobilehome park (e.g. senior mobilehome parks). Perimeter walls, enclosures fronting public streets, signs and entry access. Lot lines and alterations thereof. Recreational improvements and facilities consistent with other residential developments of the same density.
Impact upon the City's General Plan Housing Element: The proposed project has bearing upon the City's low and moderate income housing stock and the City's General Plan Housing Element. The City's Housing Element provides for a total of 81 mobile home sites. A net loss of one space in the number of mobilehomes results in a loss in the low and moderate income housing stock in the City which conflicts with the "quantified objectives" of the Housing Element. Although the State Department of Housing and Community Development requires that the City preserve and maintain it's low/moderate income housing pursuant to the City's adopted Housing Element, approval of the project as proposed does not conflict with State Housing and Community Development Department (HCD) policy according to Policy Division staff and would t make the Housing Element out of compliance with the State law.1 HCD Staff did indicate that a reduction in the number of low/moderate income units may be a local concern since the removal of such housing is inconsistent with the goals and objectives of the City's Housing Element.2
Section 17.18 of the Zoning Ordinance provides that the purpose and intent of the Mobilehome Park (MPH) Zone is to preserve housing alternatives thereby contributing to diversity of housing types to meet the needs of the community. The City's General Plan Housing Element "Quantified Objectives" also provides for maintaining the City's existing mobilehome parks.
Cost Analysis and Engineering Report for Westerly Portion of Property The Planning Commission previously requested that the previous applicant consider using the westerly undeveloped portion of the property. The applicant has proposed to maintain the three newly installed foundation pads and install three mobilehomes resulting in a loss of one mobilehome site. (These foundations were installed with the required PDP approval.) According to the Cost Analysis section of the Appraisal and Feasibility Report submitted for the development of the western portion of the property, it would be cost prohibitive to develop this area into more mobilehome sites. Staff's review of the study indicates: There is no benefit analysis of the income that could be derived from the development of the westerly property. According to the site plan in the cost analysis, the western portion of the property can only be developed into 8 mobilehome spaces. Based on the State's minimum setbacks, lot dimensions, and road widths combined with the westerly property's total area and lot dimensions. Staff has concluded that from 20 to 26 mobilehome spaces could be developed depending on whether one-car garages with driveways adequate for an additional car- space per unit were provided (See attached example of mobilehomes with garages). Development of the westerly portion of the property is estimated at $3,115,000 The Geologic Report conclusion states the following (Appendix to Study, Page 9.): "No geologic or other maps were reviewed by this consultant which indicate active faults trend through the site nor were any maps reviewed by this consultant which indicate the site is undergoing, or has undergone, any gross instability problems." The Soils Engineering Investigation conclusion states the following: "The geologic investigation by Keith W. Ehlert has found favorable geologic conditions at the subject site. Gross failure of the site is unlikely under normal circumstances."
The Study also notes that The property was originally developed as a trailer camp. Assumed replacement to higher density housing in Hermosa Beach is only occurring where zoning already permits such density. No property is being rezoned to accommodate higher density. The City may impose requirements regarding recreational space consistent with projects of similar density and may regulate signage, site access and perimeter fencing. The Marineland Mobilehome Park falls within the Medium Density range of the General Plan at 14 to 25 units per acre. Therefore using recreation space standards based on multi-family development would be consistent with State provisions under Section 18000 of the Health and Safety Code. 200 square feet of recreational space is required per multi-family dwelling unit under the City's zoning Ordinance. The reconfigured site could include an equivalent amount of open space. The proposed reconfiguration can be accomplished without deleting any unit space if the applicant incorporates the undeveloped westerly sloped portion of property into the project site.
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