SUBJECT: PRECISE DEVELOPMENT PLAN (PDP) 99-34 APPEAL

LOCATION: 531 Pier Avenue, MARINELAND MOBILEHOME PARK

APPELLANT: Susan Moss, Owner

REQUEST: RECONFIGURE MOBILEHOME PARK LOT LINES, TO ELIMINATE ONE MOBILEHOME SITE TO ACCOMMODATE THREE LARGER UNITS, AND ADD ONE SPACE ON THE CURRENTLY UNIMPROVED PORTION OF THE SUBJECT PROPERTY

Recommendation:

Sustain Planning Commission’s denial

ALTERNATIVE:

Adopt the attached alternative Resolution approving the project with Conditions of Approval.

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 61

Mobilehome Sites Proposed 61

Existing Density Total Site 14.43 Dwelling Units/Acre

Existing Density W/O Undeveloped portion of Site 19 Dwelling Units/Acre

Existing Parking 1/Mobilehome & 26 Common with 6 in tandem

Proposed Parking 1/Mobilehome & 26 Common with 6 in tandem

At the July 21, 1998 meeting, the Planning Commission denied a proposed reconfiguration of the mobilehome park which eliminated one space and allowed for 3 larger mobilehomes. The Planning Commission was concerned at that time with the following:

• The loss of 1 mobilehome space.

• The poor condition of the roads.

• The lack of recreation area for children.
• The existing drainage problems.
• The amount of parking existing and proposed.
• The lack of specificity of the submitted plans.

On September 22, 1998, the City Council considered on appeal the proposed reconfiguration of the mobilehome park, and sustained the Planning Commission’s denial.

At the September 21, 1999 meeting the Planning the Planning Commission denied a proposed reconfiguration of the mobilehome park to allow for 3 larger mobilehomes. The Planning Commission was concerned at that time with the following:

• The proposed plan severely restricted traffic flow west of space #39.

• The loss of parking.
• The existing drainage problems.
• Spaces #40 and #63 are not engineered and not determined to be useable spaces.
• The lack of recreational open space, and any location for it.

Analysis:

The revised project involves a reconfiguration of four existing mobilehome park spaces to three to accommodate new doublewide mobile homes and the addition of a mobile space to be located on the unimproved portion of the property. Staff’s original concern was that the loss of mobilehome sites would reduce the city stock of low and moderate income housing units identified in the housing element of the General Plan.

The proposed mobilehomes are 2 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. The dwelling units will meet the criteria to qualify as a mobilehome by having a permanent chassis and by being HUD certified. A Condition of Approval has been included requiring verification that the dwelling units meet the mobilehome criteria prior to installation.

The City Attorney has indicated that " the City’s regulatory authority is limited by the State’s preemption of mobilehome park regulations [and that] the City’s jurisdiction extends to approval of lot line adjustments and does not extend to aspects of the project such as the [design, architecture] and height of the structures".

Section 18300 of the State Health and Safety Code specifies the authority of the City to regulate the following:

The Marineland Mobilehome Park falls within the Medium Density range of the General Plan at 14 to 25 units per acre and would be considered a multiple-family development. Therefore using recreation open space standards based on multiple-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, and an additional 100 square feet per unit is required for condominiums under the City’s Zoning Ordinance. These open space requirements are typically accommodated on individual lots in new development and providing this much open space in this manner is impractical. However, it is possible to provide required common open space consistent with multi-family condominium development at the ratio of 100 square feet per each five units. This would result in 1,220 square feet of required open space, which could readily be accommodated on site without deleting any unit space, if the applicant improves a small portion of the undeveloped westerly sloped area of property. If the Planning Commission approves this project, a Condition of Approval has been included to require that common open space be provided at this ratio.

Currently the tandem parking along the westerly property line is being used to store boats, recreational trailers and several aluminum sheds (see attached photo). Also, the space noted on the plan as "new space 63" is not improved for mobilehome use; nor is the proposed relocated space. If this project is approved, a recommended Condition of Approval is that both spaces be improved for, and occupied by, mobilehomes prior to the installation of the proposed two story mobilehomes. Conditions have also been included to remove the boat, trailer, and aluminum sheds from the parking area, and to improve the drainage of the property to eliminate flooding during rainfall, and restripe all exiting and proposed parking spaces. Submittal of a lot boundary and topographic survey has also been included as a Condition of Approval to confirm the accuracy of the proposed plan and facilitate preparation of a drainage plan.

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RESOLUTION NO. 99 - DENY

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, SUSTAINING THE PLANNING COMMISSION DENIAL OF A PRECISE DEVELOPMENT PLAN, FOR THE RECONFIGURATION OF THE MARINELAND MOBILEHOME PARK AT 531 PIER AVENUE.

 

The City Council of the City of Hermosa Beach does hereby resolve and order as follows:

Section 1 . An appeal of the Planning Commission's decision to deny the proposed project was filed by Susan Moss, part-owner of real property located at 531 Pier Avenue, seeking approval of a Precise Development Plan, to reconfigure four mobilehome spaces into three spaces for the installation of larger two-story mobilehomes.

Section 2 . The City Council held a duly noticed de novo public hearing to consider the subject application on November 9, 1999, at which time testimony and evidence, both written and oral, was presented to and considered by the City Council.

Section 3 . Based on evidence received at the public hearing, the City Council made the following factual findings:

Section 4 . Based on the foregoing factual findings, the City Council makes the following findings pertaining to the application for a Precise Development Plan for Marineland Mobilehome Park:

1. Mobilehome spaces 40 and 63 are not designed for use as mobilehome sites.
2. The proposed parking near space 39 severely restricts traffic flow.
3. The Mobilehome Park open space is inadequate.
4. A serious drainage problem exists on the property.

Section5 . The City Council of the City of Hermosa Beach does hereby sustain the Planning Commission denial of a Precise Development Plan for the reconfiguration of the Marineland Mobilehome Park at 531 Pier Avenue .

 

PASSED, APPROVED, AND ADOPTED THIS 9TH DAY OF NOVEMBER, 1999

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C.C. RESOLUTION 99-Approve

 

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN FOR 531 PIER AVENUE, MARINE MOBILEHOME PARK, LEGALLY DESCRIBED AS NOTED ON ATTACHED EXHIBIT A

The City Council of the City of Hermosa Beach does hereby resolve and order as follows:

Section 1. An application was filed by Susan Moss, Property Owner of the Marine Mobilehome Park located at 531 Pier Avenue, seeking approval of a Precise Development Plan to allow reconfiguration of the park, eliminating one space and adding one space on an unimproved portion of the subject property.

 

Section 2. The City Council conducted a duly noticed de novo public hearing to consider the subject application on September 21, 1999, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission

 

Section 3. Based on evidence received at the public hearing, the City Council makes the following factual findings:

 

A. The applicant is proposing to reconfigure the mobilehome park, in order to accommodate new larger mobilehomes.

B. The proposed reconfiguration is permitted with City Council approval pursuant to Section 18610.5 of the State Health and Safety Code.

 

Section 4. Based on the foregoing factual findings, the City Council makes the following findings pertaining to the application for a Precise Development Plan:

1. The site is zoned Mobilehome Park (MHP) and is suitable for the proposed use;
2. The use as proposed is compatible with surrounding residential uses and commercial uses;
3. The imposition of conditions as required by this resolution will mitigate any negative impacts on nearby residential and commercial properties;
4. ENVIRONMENTAL DETERMINATION: Categorically Exempt - Pursuant to Section 15303, Class 3(b) of the California Environmental Quality Act Guidelines with the finding that the project is in an area with available services.

Section 5

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY APPROVE A PRECISE DEVELOPMENT PLAN FOR THE RECONFIGURATION OF THE MARINELAND MOBILEHOME PARK AT 531 PIER AVENUE, SUBJECT TO THE FOLLOWING CONDITIONS:

1. The project shall be substantially consistent with submitted plans and the Conditions noted below. Modifications to the plan shall require review and may be approved by the Community Development Director.

2. Trash enclosure shall be provided in compliance with Municipal Code for Multiple-Family development and relocated to not encroach into the turning area of a parking space.

3. Landscaped plans including tree planting along the perimeter of the park shall be provided to the satisfaction of the Community Development Director.

a. A minimum 5 foot wide planter area shall be provided along Valley Drive.

4. The existing chain link fence shall be removed and a decorative block wall shall be provided along the perimeter of the property to the satisfaction of the Community Development Director

5. Decorative paving shall be provided at the project entry crosswalk on Bard Street and Valley Drive to the satisfaction of the Community Development Director.

6. A minimum of 100 square feet of recreational space for each 5 mobilehome spaces shall be provided and improved to the satisfaction of Community Development Director.

7. Prior to the installation of the proposed mobilehomes, or any additional foundations for said units the following shall occur:

8. A drainage plan for the entire property shall be submitted for review, approval and implementation to the satisfaction of the Community Development Department and Public Works Department.

9. There shall be compliance with all conditions of this permit approval prior to the installation of the proposed mobilehomes.

10. The subject property and proposed development shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of this permit.

11. This permit shall expire one year from the date of approval unless development has commenced, or a written request for an extension has been submitted to the Planning Commission for approval prior to the expiration date.

12. This grant shall not be effective for any purposes until the owner of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant.

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