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 City of Hermosa Beach --- 09-22-98SUBJECT: APPEAL OF PLANNING COMMISSION DECISION DENYING A PRECISE DEVELOPMENT PLAN (PDP) 97-25 FOR THE MARINELAND MOBILEHOME PARK - 531 PIER AVENUE
APPELLANT: Susan Moss, Owner
REQUEST: REALIGNMENT OF MOBILEHOME PARK LOT LINES TO ELIMINATE ONE MOBILEHOME SITE TO ACCOMMODATE THREE LARGER UNITS
Planning Commission Recommendation: Based upon the proposed loss of one mobilehome park site, net loss of one unit to the City's low/moderate income housing stock which conflicts with the General Plan Housing Element and based upon the previous unapproved realignment of four mobilehome park sites and the applicant's inadequate plan submittal, the Planning Commission recommends that the City Council: 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 original site configuration with 60 mobilehome spaces consistent with 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
The Planning Commission originally considered the project application in January 1998, but continued this matter over five months in order for the applicant to:
The Planning Commission and staff originally recommended that the applicant consider developing the undeveloped western portion of the property in order to minimize dislocation of current park tenants while accommodating redevelopment goals of the applicant. 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.
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 (HCD) is responsible for their regulation. Section 18030.5 further provides that a manufactured home or mobilehome which meets the standards prescribed by 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:
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 equates to a loss in the City's low and moderate income housing stock which conflicts with the "Quantified Objectives" of the Housing Element. HCD staff 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.1 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.
Feasibility Study for Development of Remainder of Mobilehome Park Site The Planning Commission requested that the applicant consider utilizing the westerly undeveloped portion of the property to add the new double-wide units proposed by the applicant. The applicant rejected the Commission recommendation and prepared a feasibility study to demonstrate that the development of the westerly portion of the site was not cost effective.
The cost analysis in the Study indicates development of the westerly sloping portion of the property is estimated at $3,115,000 and could accommodate only 8 mobilehome spaces. A system of piles set 7 1/2 feet on center and retaining walls are proposed to reconfigure the site for development of an area of only 210' by 115' (24,150 sq. ft.) whereas the actual site area is approximately 1 acre (43,560 sq. ft.). Staff, estimates that from 16-26 spaces could be developed in this area based upon the State's minimum setbacks, lot dimensions and driveway width requirements for mobilehome parks.2 Furthermore the installation of standard retaining walls rather than an expensive pile system could be used to accommodate the mobilehome pads or the pile system could be designed in a less costly manner. The Study's soils investigation indicates that the site has favorable geologic conditions and that gross failure of the site is unlikely under normal circumstances.
The Study does not indicate how revenue generated from the site's westerly redevelopment compares with costs shown in the report. Therefore some of the costs appear to be overstated and revenues to be derived from the new double-wide units proposed for the project are not compared with the project costs. Based upon the Study conclusions, 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 have already been installed without required City approval.
Housing Costs The proposed double-wide units are considered by the current tenants to be too costly to purchase and maintain at the mobilehome park. HCD indicates that not more than 25% to 30% of household income should be allocated to housing costs however, the proposed units would cost approximately $100,000 to purchase and average monthly rent of mobilehome space is $900 per month. Based upon these figures, annual cost for the housing would be approximately $19,500 which is exceeds the cost ratio of housing to median income for the City. 3
The Commission and staff believe that it is necessary to receive the minimum plan submittal to review the project PDP application and the applicant has been given over six months to provide the required plans for review. Further, it is possible for the applicant to pursue their plans and still accommodate the current mobilehome park tenants by redeveloping the westerly portion of the project site. The proposed reconfiguration can be accomplished without deleting any unit space or disrupting any tenants if the applicant incorporates this area into the plan. Finally, the City should maintain it's low/moderate income housing for consistency with the Housing Element of the General Plan and deleting space and converting existing mobilehome spaces for the proposed units will eliminate low/moderate income housing in the City.
________________________________________________________________________ 1. The Government Code requires cities to have the following included in the mandated Housing lements: "(b) 1 A statement of the community's goals, quantified objectives, and policies relative to the maintenance, preservation improvement and development of housing." "Identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing including ... mobilehomes ... in order to meet the community's housing goals identified in subdivision (b)" Conserve and improve the condition of the existing affordable housing stock which may include addressing ways to mitigate loss of dwelling units demolished by public or private action." 2. Typical single-wide pad = 774 sq. ft. and double-wide pad = 1118 sq. ft.. Study shows pads of 2000 sq.ft. The area to redevelop in Study is 24,150 sq. ft. and the proposed street is 6,300 sq. ft. providing a net area of 17,850 sq. ft. Therefore between 15 to 23 pads could be developed in the area identified by the applicant and staff notes that between 20 -26 units could actually be developed in the westerly undeveloped portion of the site which is substantially larger than the area identified in the Feasibility Study. The number of pads also depends upon the actual units to be provided(single or double-wide) 3. Average monthly rent $931, purchase price of coach $100,000, 95% loan = $700 p/mo. Mortgage ($700) + rent ($931) = $1631 x 12 months = $19,572 L.A. median income = $51,300(Dept. Housing & Urban Development) $51,300 = 38%
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C.C. RESOLUTION 98-
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 September 22, 1998, 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:
The appellant is proposing to reduce the number of mobilehome spaces by one. The subject property is designated Mobilehome Park on the General Plan Map, and Zoned Mobilehome Park on the Zoning Map. The General Plan Housing Element provides for 81 mobilehome sites which is the sum total of the two parks in the City.
Section 4. Based on the foregoing factual findings, the City Council makes the following findings pertaining to the application for a Precise Development Plan:
PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF SEPTEMBER, 1998
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