Loading...
HomeMy WebLinkAbout1990-08-14 - AGENDA REPORTS - MOBILE HOME PARK ZONE ORD (2)AGENDA REPORT City Manager Approval Item to be presented by: J , PUBLIC HEARING Lynn M. Harris V '7� �J DATE: August 14, 1990 SUBJECT: Draft Mobile Home Park Zone Ordinance (continued from July 24, 1990) Ordinance Number: 90-21 DEPARTMENT: Community Development BACKGROUND On July 24, 1990, the City Council continued this item to August 14, 1990 without having opened the public hearing. A continuation was appropriate since the Planning Commission had not yet made its recommendation to the Council. On July 3, 1990, the Commission held a public hearing on this item, continued the hearing to August 7, 1990, and set a study session for July 26, 1990. The purpose of the study session was to provide the Commission with general information about mobile home parks in the City and how mobile home parks are regulated throughout the state. Following the study session, the Commission requested several modifications to the ordinance relative to the intent of the ordinance, permitted and accessory uses and clarification of usable lot areas. The need for standards and criteria for future rezonings was discussed. (See Planning Commission Staff Report dated August 7, 1990 and. revised draft ordinance which are attached.) The results of the Planning Commission meeting of August 7, 1990, will be reported to the Council, orally, at the Council's August 14, 1990 meeting. 1. Approve the Negative Declaration 2. Pending public testimony, introduce the ordinance and pass to second reading. 3. Direct staff to provide the Planning Commission with draft criteria -for future rezoning of existing mobile home parks, an amortization schedule, and an identification of sites suitable for future mobile home parks for consideration prior to and in connection with zone changes. 4. Direct staff to prepare Council resolutions initiating the first two zone changes for the Greenbrier and Cordova Mobile Homes parks. ATTACHMENTS 1. Planning Commission staff report dated July 3, 1990 2. Draft ordinance 3. Draft Negative Declaration 4. City Council Agenda Report dated July 24, 1990 5. Planning Commission staff report dated August 7, 1990 MAR:r ID 107 Agenda Ifern: CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING REGARDING PROPOSED AMENDMENTS ADDING, AMENDING, AND REPEALING VARIOUS SECTIONS OF TITLE 22 OF THE MUNICIPAL CODE CREATING A MOBILEHOME PARK RESIDENTIAL ZONE IN THE CITY OF SANTA CLARITA PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita to consider a proposed ordinance amending, adding, and repealing various sections of Title 22 of the Municipal Code creating a Mobilehome Park Residential Zone in the City of Santa Clarita. The proposed ordinance will be heard by the City Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1st Floor, the 14th day of August, 1990 at or after 6:30 p.m. Proponents, opponents, and any interested persons this matter at that time. Further information may the City Clerk's office, Santa Clarita City Hall, 300. Dated: July 25, 1990 Donna M. Grindey City Clerk Publish Date: July 27, 1990 may appear and be heard on be obtained by contacting 23920 Valencia Blvd., Suite PUBLIC HEARING PROCEDURE 1. Mayor Opens Hearing a. States Purpose of Hearing 2. City Clerk Reports on Hearing Notice 3. Staff Report (City Manager) or (City.Attorney) or (RP Staff) 4. Proponent Argument (30 minutes) 5. Opponent Argument (30 minutes) 6. Five-minute Rebuttal (Proponent) a. Proponent 7. Mayor Closes Public Testimony 8. Discussion by Council 9. Council Decision 10. Mayor Announces Decision ORDINANCE NO. 90-21 AN ORDINANCE or THE CITY COUNCIL 07 THE CITY 07 BANTA CLUXTA, ADDING SECTION . 22.12.100 TO, ADDING PART 2.1 TO CHAPTER 22.20 070 REPEALING SECTION 22.32.300 01, AND AMENDING SECTIONS 22008.100, 22,11.160, 22.20.200, 22.20.290, 22.20.370, 22.20.4401 22.24.1001 22.24.160, 22.28.060, 22.28.110, 22.28.1601 22.26.2001 22.28.230, 22.32.040,-22.31.100,.22.32.1601 AND . 22.32.220 071 TEE SANTA CLARITA NUMICIPAL. CODE, RELATING TO TEE EBTABLIBENENT 07 A XOBILEHONE PARR RESIDENTIAL SONE TO THE CITYfB ZONING ORDINANCE. TEE CITY COUNCIL OF THE CITY O7 SANTA CLARITA, • CALIrORNIA, ORDAINS AS 70LLOWSt SECTION 1. Section 22.12.100.13 added to the Santa Clarita Municipal Code to read: 22.12.100 Director's Classifications A. Ciassirication. The Director may classify any use in any zone as a use permitted subject to a conditional use permit where such proposed use is determined by the Director to be substantially similar to uses specifically listed in the proposed zone as a permitted use or a use permitted subject to a conditional use permit. a. Piadings. In claesifyinq a use as a use permitted in a zone subject to a conditional use permit, the VU/tf Ji SV 11.a.J ULi.i [.vv r.tiU J`��J i..A ...11.• ♦� .�. ...� �.... Director shall first make a finding that all of the following conditions exist: (1) The subject use and its operation are compatible with the uses permitted in the zone where it is proposed to be allowed; (2) The subject us& is-similar.to.two or::more uses permitted in the zone within which it is proposed to be allowed; (3) The subject use will not cause substantial injury to the value of the property in • neighborhoods within which it is likely to be 11 located; and (4) The subject use will be so controlled that the public health, safety and general welfare will be protected. C. Effect of Determination. uses classified pursuant to this section shall be regarded as listed uses permitted in a specified zone subject to a conditional use.. permit. The Director shall maintain in the office of the Director a current list of all such classifications which have been made. DCH/WP/ORN31790 -2- 0 s SECTION 2. The provisions of Section 22.20.100 of the Santa Clarita Code relating to uses permitted subject to a conditional use permit in the R-1 Zone are amended by deleting "Mobilahome parks, subject to the conditions of Part 6 of Chapter 22.52" as an allowed use in such section. SECTION Section 22.08.160 is amended to include the following definitions.in alphabetical order: Public Facilities means any building or structure owned, maintained, or operated by the federal government, state, county, city, or school district, or any subdivision thereof. Public Utilities means any building or structure owned, maintained, or operated by an entity regulated by the public Utilities Commission. SECTIO A. The provisions of Section 22.20.090 are amended by -adding "mobilehome parks, subject to the conditions of Sections 22.20.164 and 22.20.166 of this Title" as a use permitted subject to Director's review and approval. SECTION A. Part 2.1 is added to Chapter 22.20 of the Santa Clarita Municipal Coda an follows: DCH/WP/ORN31790 -3- 0 V' V-1 JV ♦Z ..R PART 2.1 - CHANTER 22,20a MHP MOBXLEHOME PARK REdIDEMTIAL 20M 22.20.160 Intent. The MHP - Mobilehome Park Residential Zone is created to accommodate, foster, and encourage the creation of mobilehome communities consistent with the.City's.goal of-accommodating:altarnativa-and affordable housing types and at a standard consistent with the preservation of the health, safety, and welfare of the City. This zone is also created for the purpose of preserving existing mobilehoms communities which are located in areas of the City which are planned or proposed for residential development or which are found to be compatible with existing surrounding zoning and/or uses. 22.20.isi. Permitted Uses. Property in Zone MHP may be used for: -Adult residential faciiitiss, limited to six or. fewer persons. -Grading Projects, off-site transport, where not more than 100,000 cubic yards of material are to be transported, subject to the conditions and limitations of Sections 22.56.1700 and 22.56.1710. -foster family homes. -Group Homes, children, limited to six or fewer persons. -4- nCH/WP/0RN31790 0 E 0 UC/U4, DU 14.43 'Q� a vv -- -Large Family Day Care Romes. -R single kobilshome on a lot, subject tothe provisions of Part 6 of Chapter 22.56 of this Code. -Xobilshous Parks. -Xobilebomr Models, erected on the same premises and used in conjunction with the new subdivision tract, of single mobilehomes on individual,lots; offeradsfor~sale::for-' the first time, for a period of not to exceed two (2) years, provided: (1) That such models are on an approved lot in a tentative tract that has been filed and approved by the Commission; and (2) That such models may be used in conjunction with an approved temporary tract office but not a general real estate business; and (3) That any structure used for such purpose -at. the end of such two (2) years, shall either be removed or restored for a use permitted in the zone where located, except that the Director may, upon a showing of need by the owner of the property, extend the permitted time beyond two (2) years. -Real estate Tract offices, temporary, for the purpose of conducting the sale of lots of the tract upon DCH/WP/ORK31790 -5- 0 0 which such tract office is located, for a period of not to exceed two (2) years, provided: (1) That such tract office shall not be used .for conducting a general real estate business; and (2) That any structure used for such purpose at the and -of such..two (2) years shall`.either-.be removed or restored for a use permitted in the zone where located, except that the Director may, upon showing of need by owner of the property, extend the permitted time beyond two (2) years. -Residential Care facilities. including adult residential facilities, group homes for children, and small family homes for children, within throe hundred (300) feet of any other licensed residential care facility, as defined by the Raalth and Safety Coda. Poster family homes and adult residential facilities for the elderly, persons over 62 years of age, shall be excluded from this requirement. -Recreation Facilities, neighborhoods not accsaso to a principal use, including tennis, pol an swimming, where operated as a non-profit corpora for the use ofJ the surrounding residents. This provision shall not be interpreted to permit commercial enterprises. . -aigas as provided in part 10 of chapter 22.52. -6- DCH/WP/ORN31790 • 0 %)Cdl U.i, z l 'n LJ La %__ , r 1l ✓"-. .+.1 ...11.E .. . IIF — .•'..1 -Small.lamily Day care. -Small Family Homes, Children. -Riding and Hiking Trails, excluding trails For motor vehicles. 21.20.162. Accessory Qsas. Proparty.in Zona MHP may be used for the following accessory uses: -Accessory Buildings and Structures; customarily used in conjunction with any permitted use. -Animals, domestic or wild, maintained or kept as pets or for personal use as provided in Part 3 of Chapter 22.52 of this Title. -Building Materials, storage of, used in the construction of a building or building project, during the construction and.thirty (30) days thereafter, including the contractor's temporary office, provided that any lot or parcel of land so used shall be a part of the building project, or on property adjoining the construction site. Section 22.10.153. CEO$ Subject to Permits. Property in Zone MHP may be used for the following uses, provided a conditional Use Permit has first been obtained as provided in Part 1 of Chapter 22.56, and while such permit is in full force and effect in conformity with the conditions of such permit for: • -Adult Day care Facilities. -7- DCH/WP/ORN31790 • -Adult Residential Facilities, having seven (7) or more persons. -Arboretums and Horticultural Gardens. -child Care Centers. -Churches, Temples, or other places ucad exclusively for religious worship; including customary incidental educational and social activities in conjunction therewith. -Convents and Monasteries, on the same lot or parcel as a legally established church or school. -Crops: field, tree, bush, berry and row, including nursery stock. -Golf courses, including the customary club house and appurtenant facilities. -Grading Projects, off-site transport, where more than 100,000 cubic yards of material are to be transported, subject -to the conditions and limitations of Sections 22.56.210, and 22.56.230. -Grading Projects; on-site, but excluding projects where the Commission or the council has previously considered such grading proposal as indicated by approval of an environmental document incorporating -consideration of such grading project. -Group Homes, children, having maven (7) or more children. -8- DCH/WP/ORN31790 -Land Reclamation Projects. -Museums. -oil Wells. -Public Facilities. -Public utilities. -Radio and Television Stations and Tovers, but not including studios. -Schools, through Grade 12, accredited, including appurtenant facilities, which offer instruction required to be taught in the public schools by the Education Cade of the State of California, in which no pupil is physically restrained, but excluding trade or commercial schools. -subdivision Directional signs subject to the limitations and conditions of Part S of Chapter 22.56 of this title. Section 22.20.164. Property Development standards. The following property development standards shall apply to -all land and structures in the MHP Zone. A. Lot araa. Each lot shaLL have a minimum of three (3) acres of buildable area. For the purposes of this section, the term "buildable area" means that portion of a lot which is geologically capable of supporting a building suitable for human occupation, less any area dedicated for public street or utility purposes and less any area which contains a slope of 256 or more. A non -conforming lot of DCH/WP/oRN31790 0 0 record under separate ownership at the time it became non- conforming may be used for or occupied by any use permitted in this zone. B. xobilshome Space and Area. (1) Mobilehome Space. Each mobilehome space shall have a minimum area of 1,500 square feet. (2) Mobilehome Space Dimensions. Each mobilehome space shall be not less than thirty (30) feet in width. There is no required depth. C. Population Daasitp. The following population density standards shall apply to all mobilehome spaces in this zone: (a) There shall be a minimum of Three Thousand (3000) square feet of lot area for each mobilehome Space in a mobilehome park. (b) Such lot area shall include access, mobilehome Parking, automobile parking, outbuilding space, recreational areas, and other similar uses. -10- DCH/WP/ORN31790 . D. Building Height. No building or structure erected in this zone shall have a height greater than two stories, not to exceed twenty-five (25) feet. E. Yards. (1) General yard requirements. Yards required by this zone are subject to the general provisions and exceptions contained in Chapter 22.48, which shall apply as -specified. (2) Front yards. Each MHP zone lot which abuts a dedicated street, shall have a front yard of not less than twenty (20) feet extending for the full width of the lot or parcel devoted to such use. (3) Corner Side Yards. Each lot or parcel of land shall have corner side yards of not less than: (a) Ten (10) feet on a reversed corner lot; or (b) Five (5) feet on other corner lots. (4) interior Side Yards. Each lot or parcel of land shall have interior sida yards of not less than five (5) feet. i -11- DCH/WP/ORN31790 • (5) Rear Yards. Each lot or parcel of land shall have a rear yard of not less than fifteen (15) feat in depth. P. Access and circulation. (1) Driveway Width and Layout. Driveways within mobilehome parks shall be designed to conform to the minimum widths specified in Section 21.24.200.• (2) Access. (a) No site within the mobilehome park shall have direct vehicular access to a public street bordering the development. (b) At least two (2) access points to a public street or highway shall be provided which can be used by emergency vehicles. G. Vehicular Parking. Automobile parking spaces in a mobilehome park shall be provided as specified in Part li of Chapter 22.52 of this title. H. Screening. Public street frontages of a mobilehome park shall be screened to a height of not less than five (5) feet and not more than eight (8) feet with • -12- DCH/WP/ORN31790 0 screening shall be tapered to less than five (5) feet where needed to provide unobstructed visibility from motorists. 1. signs. (1) Each mobilehome park may display only the following signs: (a) One (1) wall -mounted sign not exceeding twenty (20) square feet in sign area, or not more than one (1) free standing sign not exceeding twenty (20) square feet in signed area, or forty (40) square feet in total sign area to identify the mobilehome park, may be located at each principal entrance, and (b) One (1) free standing sign, not exceeding six (6) square feet in sign area or twalva.(12) square. feet in total sign area, advertising property for sale, lease, or rant, or indicating vacancy status, may.be located at each principal entrance, DCH/WP/ORN31790 -13- either a decorative wall, a decorative fence, an opaque hedge of shrubs or trees, or landscaped berm. Such 0 screening shall be tapered to less than five (5) feet where needed to provide unobstructed visibility from motorists. 1. signs. (1) Each mobilehome park may display only the following signs: (a) One (1) wall -mounted sign not exceeding twenty (20) square feet in sign area, or not more than one (1) free standing sign not exceeding twenty (20) square feet in signed area, or forty (40) square feet in total sign area to identify the mobilehome park, may be located at each principal entrance, and (b) One (1) free standing sign, not exceeding six (6) square feet in sign area or twalva.(12) square. feet in total sign area, advertising property for sale, lease, or rant, or indicating vacancy status, may.be located at each principal entrance, DCH/WP/ORN31790 -13- • • 08iO3i90 14'28 'Q213 236 2NO pr14J " -11.. • • • •••• (c) Temporary subdivision sales, entry and special feature signs shall be allowed as specified in Section 22.52.980, and (d) A directional or informational sign indicating the location of each residence by number shall be located at each principal entrance -and irr other - appropriate locations for use by emergency vehicles, as well as the convenience of guests. The size, location, and number of such signs shall be established by the Director. (2) No source of illumination for any such signs shall be directly visible from adjoining streets or residential property, and no such signs shall be erected within five (5) feat of any exterior property line. J. Local Park apace Obligations. Local park space which may be private, shall be provided to serve the mobilshome park, or a fee shall be paid in lieu thereof, as required for subdivisions by Title 21 of this Code. This obligation shall be in addition to any requirement to participate in the funding of parks and/or park improvements pursuant to any other provision of this Code. mcit/WP/ORN31790 -14- 0 v.. `.... .w .z --- .' __ _.. E. Design Principles. In addition to the required development standards contained in the preceding subsections, the mobilehome park shall be designed in keeping with the following design principles, as.applicable: (1) Access. (a) Driveways ■hall be laid out in a manner to provide safe and convenient access to rasidancas by automobiles, emergency vehicles, and service vehicles. (b) Principle vehicular accas■ points shall ba designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Merging and turnout lanes, traffic signals and/or, traffim- dividers shall be required where existing or anticipated heavy flows indicate need. in general, driveways shall be designed in such a way as to discourage substantial amounts of through traffic. (2) Walkway■ and Bikeways. If bikeways and pedestrian ways are provided in mobilehome park&: -15- DCHAM/ORN31790 E E (a) Walkways to be used by substantial numbers of children as routes to school, bus stops, or other destinations shall be so located and safeguarded.as to minimize contacts with normal automotive traffic. (b) If.substantial.bicycle- traffic. is., anticipated. and an internal walkway system is provided away from driveways, bicycle paths shall be incorporated in the walkway system. (c) Driveway crossings shall be held to a minimum on walkways and shall be located and designed to provide safety, and shall be appropriately marked and otherwise safeguarded. (d) Ways for pedestrians and cyclists, appropriately_ located, designed, and constructed may be combined with other easements and used by emergency, maintenance, or service vehicles, but shall not be used by other automotive traffic. DCH/WP/ORN31790 .16. E o. prohibitions. (1) A recreational vehicle may not be occupied in a mobile home. park. (2) A mobilehome shall not be used for any commercial purpose. (3) A mobilahoma shall not-support•a-building:. (4) A mobilehome park shall have no conventionally constructed or stud -framed residences other than one dwelling unit for the use of a caretaker or a manager responsible for maintaining or operating • the property. (5) Vehicles shall not be parked within required driveways. (6) There shall be no commercial uses, except those uses approved by the Director and which are necessary to facilitate the operation of .the mobilehome park. All such commercial uses shall be designed to -serve only the residents and guests within the mobilehome park. There shall be no entrance to such uses, except from within the park, and no advertising matter shall be visible from the exterior of such uses, other than a sign not exceeding twenty-five (25) square feet containing • the name and nature of the occupancy. -17- DC8/WP/ORN31790 0 P. Travel Trailer Park Prohibition. Travel trailer parks shall not be permitted within any mobilehome park. 22.20.398. Directors' Review and Approval. Before any building or structure is erected on any lot in this zone, a site plan must first..be.submitted.to.and`.approved,.by; the Director pursuant to the provisions of Part 12 of t Chapter 22.56 of this Title. For the purpose of this section, a mobilahome shall be deemed a structure. In addition, each site plan for a mobilehome park shall show the provisions for lighting of interior accessways, the location of all mobilehoma parking sites, and such other architectural and engineering data as may be necessary or desirable to permit the Director to make a finding that there is compliance with the provisions of this Coda. Approval of a site plan for a mobilahcme park shall not relieve the applicant or his successors in interest from complying with all other applicable statutes, ordinances, rules and regulations, including Title 25 of the State Administrative Coda and Part 2.1 of Division 13 of the Health and Safety Code of the State of California, and the California Environmental Quality Act, Division 13 of the Public Resources Coda, and the City's implementing rules procedures related thereto. -18- DCH/WP/ORN3i790 0 • 0 22.20.166. Subdivision of Land. All mobilehome parks constructed on or after September 1, 1990 shall be deemed a subdivision of land for lease. purposes. The exclusion for mobilehome parks pursuant to Government Code Section 66412(a) shall not be applicable to all such mobilehome parks. SECTION k. The provisions of Sections 22.20,200, 22.20.290, 22.20.370? 22.20.440, 22.24.100, 22.24.1500 22.28.060, 22.28.110, 22.28.160, 22.28.200 and 22.28.250 of the Santa Clarita Municipal Code are amended by deleting "Mobilehome parks, subject to the conditions of Part 6 of Chapter 22.52" as an allowed use in such sections. ,JE21TON 1. The provisions of Sections 22.32.04Q, 22.32.100, 22.32.160, and 22.32.220 are amended by deleting "Mobilehome parks" as an allowed use in such sections, S-EQTXQN A. Section 22.52.500 of the Santa.Clarita Municipal Code is repealed. 3• This ordinance shall become effective at 12:01 a.m. an the thirty-first day after adoption. SECTION Ia. The City Clerk shall certify to the Passage of this ordinance and shall cause the same to be published as required by law. DCH/WF/oRH31790 -19- 40 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES CITY OF ) Z, City Clerk of the City of do hereby certify that the foregoing Ordinance No., was.rogularly:introduced. and placed.:upon~its:.: first reading at a rsqular meeting of the City Council on the day of , 19_. That thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the day of , 19_, by the following vote, to Witt AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: APPROVED AS TO FORM: CITY ATTORNEY -21- DCH/WP/ORN31790 CITY CLERK RESOLUTION NO. 90-164 A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, INITIATING A ZONE CHANGE OF PROPERTY (CORDOVA MOBILEHOME PARK). THE CITY COUNCIL OF THE CITY OF -SANTA CLARITA, CALIFORNIA, RESOLVES: 1. Pursuant to its authority under Section 22.16.080 of the Santa Clarita Municipal Code, the Council hereby initiates a zone change for the Cordova Mobilehome Park, generally located at 27361 Sierra Highway in the City of Santa Clarita (A.P.N.s 2836-001-34, 2836-001-35, and 2836-001-36), from the A-2-1, Heavy Agricultural Zone to the MHB-Mobilehome Park Residential Zone. 2. The Community Development Director or her designees shall process the matter consistent with the provisions of Chapter 22.16 of the Santa Clarita Municipal Code and the Planning Commission shall set the matter for a hearing, report, and recommendation to the City Council. 3. This resolution shall become effective upon adoption of Ordinance No. 90-21. The City Clerk shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this day of , 19_. MAYOR ATTEST: CITY CLERK -1- dch:RES11229 c/ I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the day of , 19_, by the following -vote of the Council: AYES: COUNCILMEMBERS NOES: ABSENT: CITY CLERK -2- dch:RES11229 RESOLUTION NO. 90-165 A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, INITIATING A ZONE CHANGE OF PROPERTY (GREENBRIAR MOBILEHOME PARK). THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, RESOLVES: 1. Pursuant to its authority under Section 22.16.080 of the Santa Clarita Municipal Code, the Council hereby initiates a zone change for the Greenbriar Mobilehome Park, generally located at 21425 Solidad Canyon Road in the City of Santa Clarita (A.P.N.s 2849-021-15, 2849-021-16, 2849-024-7, 2849-024-9, and 2849-024-10) from the C -M Commercial Manufacturing Zone to the MHB-Mobilehome Park Residential.Zone. 2. The Community Development Director or her designees shall process the matter consistent with the provisions of Chapter 22.16 of the Santa Clarita Municipal Code and the.Planning Commission shall set the matter for a hearing, report, and recommendation to the City Council. 3. This resolution shall become effective upon adoption of Ordinance No. 90-21. The City Clerk .shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this day of , 19_. MAYOR ATTEST: CITY CLERK -1- dch:RES11230 I HEREBY CERTIFY that the foregoing duly adopted by the City Council of the City Clarita at a regular meeting thereof, held o of , 19_, by the following Council: AYES: COUNCIIMEMBERS NOES: COUNCILMEMBERS ABSENT: COUNCILMEMBERS -2- dch:RES11230 Resolution was of Santa n the day vote of the CITY CLERK CITY OF SANTA CLARITA STAFF REPORT ZONING ORDINANCE AMENDMENT NO. 90-001 DATE: July 3, 1990 TO: Chairwoman Garasi and Members of the Planning Commission FROM: Lynn M. Harris, Director of Community Development t APPLICANT: City of Santa Clarita LOCATION: Citywide REQUEST: An urgency ordinance to create and add a Mobile Home Park Residential Zone to list of existing zone classifications RECOMMENDATION: 1. Recommend approval to the City Council of the Negative Declaration. 2. Recommend approval to the City Council of the attached draft ordinance by minute action. BACKGROUND AND ANALYSIS: The attached draft ordinance is being processed at the request of the City Council. It is a companion ordinance to ZOA-90-002 (zone change initiation), also on the PlanningCommission's July 3, 1990 agenda. The purpose of the ordinance is to establish a new zone classification for mobile home parks. Subsequent to the adoption of the new zone, it is anticipated that the City will initiate zone changes to place the various mobile home parks in the City within this zone. There are approximately 17 mobile home parks within the City, which with the exception of one which is in the process of closing, have been protected from closure by a moratorium ordinance. The moratorium ordinance is effective only through June 27, 1990 and cannot be extended. Therefore, if further regulation of mobile home parks is desired, a permanent ordinance would be required. The adoption of a proposed Mobile Home Park Zone is the first step toward establishment of a permanent ordinance. Presently, a mobile home park is allowed or -conditionally allowed in nearly every zone in the City. Generally, a mobile home park is a conditional use in the residential and commercial zones, and a permitted use in the industrial zones. As a result, the existing 17 mobile home parks in the city are located in a variety of zone classifications. The draft ordinance proposes to remove "Mobile Home Park" as an allowed use in these zones and create a new zone intended for mobile home parks, entitled "MHP Mobile Home Park Residential Zone." One exception is that mobile home parks would still be allowed in the R-1 zone; however, the ZOA-90-001 - 2 - July 3, 1990 draft ordinance would move this use from the conditional uses to a use requiring Director's Review. The proposed new zone has the typical components of a zone classification: permitted uses, accessory uses, conditional uses, prohibited uses, and property development standards (including standards for signs). A summary of the major sections of the proposed zone is as follows. The most significant uses or standards in each section are listed: 1. Permitted Uses: mobile home parks, adult residential facilities, single family residences (maximum of six dwelling units per acre), residential care facilities, recreation facilities, signs, and small family day care. 2. Accessory Uses. accessory buildings, detached living quarters, and servants' quarters. 3. Conditional Uses: child care centers, churches, senior citizen residences, schools, and municipal facilities (police and fire stations, libraries, and public utility related uses). 4. Property Development Standards: lot area - minimum of three acres (except for legal nonconforming lots), space size - minimum of 1,500 sq. :ft., building height - 25 ft., yards - generally the same as the R-1 zone, parking - 2 spaces per unit and 1 guest space per 4 units, and signs - one wall -mounted or freestanding sign maximum of 20 sq. ft..per each principal entrance. 5. Prohibitions: recreational vehicles, commercial uses, conventionally constructed residences (other than for caretaker purposes), and travel trailer parks. After adoption, implementation of the ordinance is expected to consist of a series of council -initiated zone changes so that as many of the parks as desired can be rezoned to the Mobile Home Park Residential Zone. In addition to restricting uses to those permitted in the new zone, this would unify the zoning of mobile home parks. Rather than the present circumstance of having mobile home parks in a variety of zones, all parks would be placed in a single zone for identification and clarification. Staff met with owners of several of the local mobile home parks on Friday, June 22, 1990 to brief them on the draft ordinance and to listen to their concerns. Following is a summary list of concerns/suggestions that were discussed at the meeting: (1) requests that not all parks be subject to the ordinance and other exceptions, (2) spot zoning, (3) affect on small business owners, (4) the owners feel that being forced to maintain the mobile home parks is a form of social welfare, (5) reduced market values, (6) owners can only afford minor maintenance --time has come for a new use of their property, (7) some parks were made for small travel trailers and no longer are feasible for current mobile home use, (8) the. older the park the higher the maintenance costs, (9) some parks were built as temporary parks and the infrastructure is inadequate for current use, (10) need for replacement ZOA-90-001 - 3 - July 3, 1990 mobile home parks, (11) need for provisions to enable the tenants to buy their own park as a co-op., (12) down -zoning and taking issues, (13) request to wait until the general plan is adopted, and (14) the impression that the ordinance is a panic reaction --the owners want additional time and may voluntarily agree in writing as a group not to close their parks for a period of six months, during which time alternatives could be discussed. LMH:CLT:MAR:r ID 83 y� CITY OF SANTA CLARITA N E G A T I V E D E C L A R A T I O N CERTIFICATION DATE: APPLICANT: City of Santa Clarita TYPE OF PROJECT: Zoning Ordinance Amendment FILE NO.: ZOA-90-001 LOCATION OF THE PROJECT: Citywide DESCRIPTION OF THE PROJECT: Proposed amendment to the zoning ordinance to create a Mobile Home Park Residential zone classification and amending and repealing other sections of the zoning ordinance for consistency with this new zone classification. [X] City Council It is the opinion of [ ] Planning Commission [ ] Director upon review that the project will not have a significant effect upon the environment. Mitigation measures Form completed by: Michael A. Rubin, Associate Planner (Name and Title) Date of Public Notice: June 22. 1990 [X] Legal advertisement. [ ] Posting of properties. [ ] Yritten notice. ENVIRONMENTAL ASSESSMENT (Initial Study Form B) CITY OF SANTA CLARITA CASE NO. ZOA-90-001 Prepared by: Michael Rubin, Associate Planner Project Location: Citywide Project Description and Setting: The project is a proposed amendment to the zoning ordinance to create and add a Mobile Home Park Residential Zone among the list of zones in the zoning ordinance with other miscellaneous sections of the zoning ordinance amended and repealed for consistentcy with this new zone classification. The new zone proposes permitted uses, accessary uses, uses subject to Director's Review, conditional uses, development standards (including provisions for signs), and prohibited uses. No particular setting is applicable, since the ordinance is applicable citywide. General Plan Designation Zoning: Applicant: Various (citywide) Various (citywide) City of Santa Clarita Environmental Constraint Areas: None G l 7}, INA 1. Earth. Will the proposal result in: YES MAYBE NO a. Unstable earth conditions or in changes in geologic substructures? .................. [ ] [ ] [X] b. Disruptions, displacements, compaction or overcovering of the soil? ............... [ J [ ] [X] C. Change in topography or ground surface relief features? ........................... L ] [ ] [X] d. The destruction, covering or modifica- tion of any unique geologic or physical features? .................................. [ ] L ] [X] e. Any increase in wind or water erosion of soils, either on or off the site? ....... ( ] [ ] [X] f. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure, or similar hazards? ........................ [ ] [ ] [X] g. Changes in deposition, erosion or siltation? ................................. [ ] [ ] [X] -2 - YES MAYBE NO h. Other modification of a wash, channel, creek, or river? ........................... [ ] [ ] [X] i. Earth movement (cut and/or fill) of 10,000 cubic yards or more? ................ [ ] [ ] [X] j. Development and/or grading on a slope greater than 25Z natural grade? ............ [ ] [ ] [X] k. Development within the Alquist-Priolo Special Studies Zone? ...................... [ J [ ] [X] 1. Other? [ ] [ ] [X] 2. Air. Will the proposal result in: YES MAYBE NO a. Substantial air emissions or deteriora- tion of ambient air quality? ............... [ ] I ] [X] b. The creation of objectionable odors? ....... [ ] [ ] [X] C. Alteration of air movement, moisture, or temperature, or any change in climate, either locally or regionally? ..... [ ] [ ] IXJ d. Development within a high wind hazard area? ...................................... I ] I ] [X] e. Other? [ ] I J [X] 3. Vater. Will the proposal result in: YES MAYBE NO a. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? ............................ I ] I ] [X] b. Alterations to the course or flow of flood waters? .............................. I J [ ] IX] C. Change in the amount of surface water in any water body? ......................... [ ] [ ] IX] d. Discharge into surface waters, or in any alteration of surface water quality, in-cluding but not limited to temperature, dissolved oxygen or turbidity? [ J I ] [XJ e. Alteration of the direction or rate of flow of ground waters? ..................... ( ] [ ] [X] f. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? ............ [ ] I ] [X] -3 - YES MAYBE NO g. Substantial reduction in the amount of water otherwise available for public water supplies? ............... I............ [ ] [ ] [X] h. Exposure of people or property to water related hazards such as flooding? .......... [ ] [ 1 [X] i. other? [ ] [ ] [X1 restrictions to providing water to this project. 4. Plant Life. Will the proposal result in: 6. Noise. Will the proposal result in: YES MAYBE NO a. Increases in existing noise levels? ........ [ ] [ ] [X] b. Exposure of people to severe or unaccep- table.noise levels? ........................ [ ] [ ] [X] C. Exposure of people to severe vibrations? ... [ ] [ ] [X] YES MAYBE NO a. Change in the diversity of species or number of any species of plants (including trees, shrubs, grasses, crops, and microflora)? ......................[ ] [ ] [X] b. Reduction of the numbers of any unique, rare or endangered species of plants? ...... [ ] [ ] [X] C. Introduction of new species of plants into an area, or in a barrier to the normal replenishment of existing species? [ ] [ ] [X] d. Reduction in acreage of any agricultural crop? ...................................... [ ] [ 1 [X] 5. Animal Life. Will the proposal result in: YES MAYBE NO a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish andinsects or microfauna)? ............ [ ] [ 1 1X1 b. Reduction of the numbers of any unique, rare or endangered species of animals? ..... [ ] [ ] [X] C. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? ..... [ ] [ ] [X] d. Deterioration to existing fish or wildlife habitat and/or migratory routes? ... [ ] [ ] [X] 6. Noise. Will the proposal result in: YES MAYBE NO a. Increases in existing noise levels? ........ [ ] [ ] [X] b. Exposure of people to severe or unaccep- table.noise levels? ........................ [ ] [ ] [X] C. Exposure of people to severe vibrations? ... [ ] [ ] [X] -4- 7. Light and Glare. Will the proposal produce: YES MAYBE NO a. substantial new light or glare? .......... [ I [ ] [X] 8. Land Use. Will the proposal result in: YES MAYBE NO a. Substantial alteration of the present land use of an area? ....................... [ ] [ ] [X] b. A substantial alteration of the planned land use of an area? ....................... [ ] [ ] [X] C. A use that does not adhere to existing zoning laws? ............................... [ ] I ] IXI d. A use that does not adhere to established development criteria? ...................... [ ] [ ] [X] DISCUSSION OF IMPACTS: 8a -d This project proposes an ordinance that is intended to preserve existing mobile home parks. The adoption of this ordinance would not change existing land use. 9. Natural Resources. Will the proposal result in: YES MAYBE NO a. Increase in the rate of use of any natural resources? ......................... [ ] [ ] [X] b. Substantial depletion of any non- renewable natural resources? ............... [ ] [ I [X] 10. Risk of Upset/Man-Made Hazards. Will the proposal: YES MAYBE NO a. Involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil, or pesticides, chemicals radiation) in the event of an accident or upset conditions? ........................ [ ] I I [X] b. Use, store, transport or dispose of hazardous or toxic materials (including, but not limited to, oil, pesticides, chemicals or radiation)? ................... [ ] [ ] [X] C. Possible interference with an emergency response plan or an emergency evacuation plan? ...................................... [ I I I [X] d. Otherwise expose people to potential safety hazards? ............................ I I [ I IXI -5- 11. Population. Will the proposal: YES MAYBE NO a. Alter the location, distribution, density, or growth rate of the human population of an areal ....................... [ ] [ ] (X] b. Other? ....................................... I l I 1 [X1 DISCUSSION OF IMPACTS: lla,b This ordinance would create a mobile home park residential zone, and the adoption of the ordinance itself would not affect the location, distribution, density, or growth rate in the city. 12. Housing. YES MAYBE NO a. Remove or otherwise affect existing housing, or create a demand for additional housing? ........................ [ ] [ ] [X] b. Other? ( ] [ ] [X] DISCUSSION OF IMPACTS: 12a. The adoption of this ordinance would create a mobile home park residential zone. The ultimate application of the -zone on existing mobilehome park sites will scus-r—te preserve the .City's existing mobilehome park sites. 13. Transportation/Circulation. Will the proposal result in: YES MAYBE NO a. Generation of substantial additional vehicular movement? ........................ [ ] I ] (X] b. Effects on existing parking facilities, or demand for new parking? ................. [ ] C. Substantial impact upon existing trans- portation systems, including public transportation? ............................ [ ] d. Alterations to present patterns of cir- culation or movement of people and/or goods? ...................................... [ 1 e. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? ....... [ ] f. A disjointed pattern of roadway improve- ments? .............................. ( 1 ME DISCUSSION OF IMPACTS: 13 a -f. Since the ordinance is intended to create a mobile home park residential zone, no changes in traffic or transportation impacts would occur, nor would existing circulation patterns change as a result of the adoption.of this ordinance. 14. Public Services. Will the proposal have an effect upon, or result in. a need for new or altered governmental services in any of the following areas: YES MAYBE NO a. Fire protection? ........................... [ ] [ I [X] b. Police protection? ......................... [ ] [ ] [X1 C. Schools? ................................... [ 1 [ I 1X1 d. Parks or other recreational facilities? .... [ ] [ 1 [X] e. Maintenance of public facilities, including roads? ........................... [ J [ I [X] f. Other governmental services? ............... [ ] [ j [X] DISCUSSION OF IMPACTS: 14a -e. Since the proposed ordinance would create a mobile home park residential zone, no changes in existing levels of service or demand for services would result due to the adoption of this ordinance. 15. Energy. Will the proposal result in? YES MAYBE NO a. Use of substantial amounts of fuel or energy . .................................... [ ] [ I [XI b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? [ 1 [ j [X] DISCUSSION OF IMPACTS: 15a,b. Since the intent of the ordinance is to create a mobile home park residential zone, no increases of existing energy resources are anticipated, due to the adoption of this ordinance. 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: YES MAYBE NO a. Power or natural gas? ...................... [ I [ I [XI 7 . 1 -7- b. Communications systems? .................... [ ] [ ] [X] C. Water systems? ............................. I l I ] IXl d. Sanitary sewer systems? .................... ( ] ( ] [X] e. Storm drainage systems? .................... [ ] [ ] [X] f. Solid waste and disposal systems? .......... [ ] [ ] [X] g. Will the proposal result in a disjointed or inefficient pattern of delivery system improvements for any of the above? ......... [ ] I ] [X] 17. Human Health. Will the proposal result in: YES MAYBE NO a. Creation of any health hazard or potent - health hazard (excluding mental health)? ... ( ] [ ] (X] b. Exposure of people to potential health hazards? ................................... I ] I ] [Xl 18. Aesthetics. Will the proposal result in: YES MAYBE NO a. The obstruction of any scenic vista or view open to the public? ................... [ ] [ l [X] b. Will the proposal result in the.creation of an aesthetically offensive site open to public view? ....................... [ ] [ ] [X] C. Will the visual impact of the proposal be detrimental to the surrounding area? .... [ ] [ ] [X] DISCUSSION OF IMPACTS: 18 a -c Since the intent of the ordinance is to create a mobile home park residential zone, no changes in views, vistas, or other aesthetic or visual aspects would change, as a result of the adoption of this ordinance. YES MAYBE NO 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? ............... [ ] ( ] [X] 20. Cultural Resources. YES MAYBE NO a. Will the proposal result in the alteration of or the destruction of a prehistoric or historic archaeological site? .............. [ ] [ ] [X] �4301 me b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure, or object? ............... ( ] ( ] (X] C. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? ............. ( ] ( ] (X] d. Will the proposal restrict existing religious or sacred uses within the potential impact area? ..................... ( ] ( ] (X] MH C. MANDATORY FINDINGS OF SIGNIFICANCE Section 15065 of the California Environmental Quality Act states, in part, that if any of the following can be answered yes or maybe, the project may have a significant effect on the environment and an Environmental Impact Report shall be prepared. YES MAYBE NO 1. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ................. [ ] [ ] [X] 2. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) ........... [ ] [ ] [X] 3. Does the project have impacts which are individually limited but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) [ ] [ ] [X] 4. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ... ..... [ ] [ ] [X] D. DISCUSSION OF ENVIRONMENTAL EVALUATION The ordinance under consideration proposes to create a new zone classification, entitled "Mobile Home Park Residential." The creation of this zone in itself, would not have any impacts on the environment. It would merely add new language to text of the existing zoning ordinance. Following the adoption of this ordinance, the intent would be implemented by a series of City -initiated zone changes. Each mobile home park in the City (approximately 17 mobile home parks) could have its zone changed to this new Mobile Home Park Residential Zone. Presently, the various mobile home parks in the City are zoned differently. The existing zoning ordinance allows mobile home parks in most all zones.in the City, either as a permitted or conditional use. The implementation of the proposed ordinance would serve two purposes: (1) It would provide a uniform zone classification for all mobile home parks, and (2) It would assist in preserving mobile home parks. since a zone change would then be necessary to convert a mobile home park to a subsequent land use. At such time as a zone change is proposed for a particular mobile home park. the appropriate environmental review would be required at that time, and potential impacts would be assessed accordingly. � 49� 11. Population. Will the proposal: YES MAYBE NO a. Alter the location, distribution, density, or growth rate of the human population of an area? ....................... [ ] [ ] (X1 b. Other? ....................................... [ ] [ 1 [XI DISCUSSION OF IMPACTS: 11a,b This ordinance would create a mobile home park residential zone, and the adoption of the ordinance itself would not affect the location, distribution, density, or growth rate in the city. 12. Housing. YES MAYBE NO a. Remove or otherwise affect existing housing, or create a demand for additional housing? ........................ [ ] [ ] [X] b. Other? [ ] [ ] [X] DISCUSSION OF IMPACTS: 12a. The adoption of this ordinance would create a mobile home park residential zone. The ultimate application of the zone on existing mobilehome park sites will serve to preserve the .City's existing mobilehome park sites. 13. Transportation/Circulation. Will the proposal result in: YES MAYBE NO a. Generation of substantial additional vehicular movement? .................... . . [ ] ( 1 [X] b. Effects on existing parking facilities, or demand for new parking? ................. ( ] [ ] [X] C. Substantial impact upon existing trans- portation systems, including public transportation? ( ] I I IXI d. Alterations to present patterns of cir- culation or movement of people and/or. goods? ...................................... I 1 [ I [XI e. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? ....... [ ] [ ] (X] f. A disjointed pattern of roadway improve- ments? .............................. ( ] [ I IXI �3� -10- E. DETERMINATION On the basis of this Initial Study, it is determined that: The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION WILL BE PREPARED . .................................... [X] Although the proposed project COULD have a significant effect on the environment, there WILL NOT be a significant effect in this case because the mitigation measures described in this Initial Study have been added to the project. A NEGATIVE XECLARATION WILL BE PREPARED ..................................... [ ] The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT isrequired . ......................................... [ l DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF SANTA CLARITA, CALIFORNIA June 22. 1990 Date Signature Michael A. Rubin, Associate Planner Name and Title E. DETERMINATION On the basis of this Initial Study, it is determined that: The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION WILL BE PREPARED . .................................... [Xj Although the proposed project COULD have a significant effect on the environment, there WILL NOT be a significant effect in this case because the mitigation measures described in this Initial Study have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED ..................................... ( J The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required . ......................................... I l DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF SANTA CLARITA, CALIFORNIA June 22, 1990 Date S nature Michael A. Rubin. Associate Planner Name and Title MAR:r ID 79 V-37 r. PUBLIC HEARING DATE: July 24, 1990 AGENDA REPORT City Manager Approva Item to be presented ybyy Lynn M. Harris SUBJECT: Draft ordinance regulating building permits during consideration of City Council -initiated zone changes DEPARTMENT: Community Development BACKGROUND The need for this draft ordinance is related to the draft mobile home park zone ordinance, also on the Council's July 24, 1990 agenda. The draft ordinance proposes a new requirement that would pertain to City Council initiated zone changes only. When property is proposed to be rezoned by a Council -initiated zone change, one of two new requirements would apply: (1) An application for a building permit must conform to the requirements of the newly proposed zone, or (2) A conditional use permit must be approved for the land use proposed. The purpose of this ordinance is to prevent the filing of applications for development under the "old" rules in an attempt to circumvent compliance with the "nev" rules being considered in connection with a zone change initiated by the City Council. Without this type of ordinance, filings "under the wire" before a zone change becomes effective may be stimulated in an effort to avoid new regulations, hence interfering with the very intent of the new zone. The moratorium on mobile home park closures has lapsed and cannot be further extended. Until another ordinance is adopted, closure proceedings could be initiated by mobile home park owners, and their properties could be considered for new development proposals. This ordinance would add new requirements and give.the City more review authority should a mobile home park be proposed for conversion and development. The draft ordinance is necessary if the Council wishes to regulate potential development of existing mobile home parks. The Planning Commission held a public hearing on the above item on July 3, 1990 and continued the item to a date uncertain. Also, the Commission set a study session date for July 26, 1990 on this matter. In the interim, a new public hearing date has been set for the Planning Commission of August 7, 1990. Please refer to the attached Planning Commission staff report, dated July 3, 1990 as well as the attached draft minutes (Item 5) of the Commission hearing on this matter. RECOMMENDATION That the City Council adopt a minute resolution of intent to direct the Planning Commission to forward its recommendation as soon as possible. ATTACHMENTS 1. Planning Commission staff report dated July 3, 1990 2. Draft ordinance 3. Planning Commission draft minutes of its meeting of July 3, 1990 CITY OF SANTA CLARITA STAFF REPORT ZONING ORDINANCE AMENDMENT NO. 90-001 DATE: August 7, 1990 TO: Chairwoman Garasi and Members of the Planning Commission FROM: Lynn M. Harris, Director of Community Development t� �JAZ4- CASE PLANNER: Michael Rubin APPLICANT: City of Santa Clarita LOCATION: Citywide REQUEST: An ordinance to create and add a Mobile Home Park Residential Zone to the existing zone classifications (continued from July 3, 1990) BACKGROUND: At its meeting of July 3, 1990, The Planning Commission opened the public hearing on the above draft ordinance. The Commission accepted public testimony and continued the hearing to its regular meeting of August 7, 1990; a study session was also set for July 26, 1990 on the general subject of mobile home parks, and how they are regulated. The ordinance was previously calendared for City Council consideration on July 24, 1990. However, since the Planning Commission had not yet transmitted their recommendations, the Council hearing was continued to August 14, 1990. The Council requested the Planning Commission to forward their recommendations as soon as possible. In response to discussion at the study session, the following revisions have been made to the draft ordinance: 1. An intent section was added to clarify the original purpose and intent of the ordinance. 2. In the permitted and accessory uses sections, three items that are also found in the single family residential zones have been deleted: individual mobile homes, single family residences, and detached living quarters. 3. Also in the uses sections, the general categories of public facilities and public utilities have been -inserted; the individual items typically found in these categories such as "fire stations," "libraries,' "electrical distribution stations," and "juvenile halls" have been deleted. 4. In the development standards, under "lot area," the clarification. of a minimum of three developable acres was added. 5. New definitions were added for clarification. Also discussed at the Study Session was a need to develop standards and criteria for the future rezoning of existing mobile home parks as well as an amortization schedule for the gradual phasing out of parks not meeting such standards and criteria. Sites suitable for future mobile home parks would also be identified. This information would be developed subsequent to ordinance adoption, prior to and in connection with zone changes. Attached are three letters received since the July 3rd public hearing. RECOMMENDATION: 1. Recommend approval to the City Council of the Negative Declaration. 2. Recommend approval to the City Council of the attached draft ordinance by minute action. 3. Direct staff to provide the Commission with draft criteria for future rezoning of existing mobile home parks, an amortization schedule, and an identification of sites suitable for future mobile home parks for consideration prior to and in connection with zone changes. LMH: MAR: r ID 105 1-a CITY OF SANTA CLARITA STAFF REPORT ZONING ORDINANCE AMENDMENT NO. 90-001 DATE: July 3, 1990 TO: Chairwoman Garasi and Members of the Planning Commission FROM: Lynn M. Harris, Director of Community Development APPLICANT: City of Santa Clarita LOCATION: Citywide REQUEST: An urgency ordinance to create and add a Mobile - Home Park Residential Zone to list of existing zone classifications RECOMMENDATION: 1. Recommend approval to the City Council of the Negative Declaration. 2. Recommend approval to the City Council of the. attached draft ordinance by minute action. BACKGROUND AND ANALYSIS: The attached draft .ordinance is being processed at the request of the City Council. It is a companion ordinance to ZOA-90-002 (zone change initiation), also on the Planning Commission's July 3, 1990 agenda. The purpose of the ordinance is to establish a new zone classification for mobile home parks. Subsequent to the adoption of the new zone,. it is anticipated that the City will initiate zone changes to place the various mobile home parks in the City within this zone. There are approximately 17 mobile home parks within the City, which with the exception of one which is in the process of closing, have been protected from closure by a moratorium ordinance. The moratorium ordinance is effective only through June 27, 1990 and cannot be extended. Therefore, if further regulation of mobile home parks is desired, a permanent ordinance would be required. The adoption of a proposed Mobile Home Park Zone is the first step toward establishment of a permanent ordinance. Presently, a mobile home park is allowed or conditionally allowed in nearly every 'zone in the City. Generally, a mobile home park is a conditional use in the residential and commercial zones, and a permitted use in the industrial zones. As a result, the existing 17 mobile home parks in the city are located in a variety of zone classifications. The draft ordinance proposes to remove "Mobile Home Park" as an allowed use in these zones and create a new zone intended for mobile home parks, entitled "MHP Mobile Home Park Residential Zone." One exception is that mobile home parks would still be allowed in the R-1 zone; however, the 1--3 ZOA-90-001 - 2 - July 3, 1990 draft ordinance would move this use from the conditional uses to a use requiring Director's Review. The proposed new zone has the typical components of a zone classification: permitted uses, accessory uses, conditional uses, prohibited uses, and property development standards (including standards for signs). A summary of the major sections of the proposed zone is as follows. The most significant uses or standards in each section are listed: 1. Permitted Uses: mobile home parks, adult residential facilities, single family residences (maximum of six dwelling units per acre), residential care facilities, recreation facilities, signs, and small family day care. 2. Accessory Uses: accessory buildings, detached living quarters, and servants' quarters. 3. Conditional Uses: child care centers, churches, senior citizen residences, schools, and municipal facilities (police and fire stations, libraries, and public utility related uses). 4. Property Development Standards: lot area - minimum of three acres (except for legal nonconforming lots), space size - minimum of 1,500 sq. ft., building height - 25 ft., yards - generally the same as the R-1 zone, parking - 2 spaces per unit and 1 guest space per 4 units, and signs - one wall -mounted or freestanding sign maximum of 20 sq. ft. per each principal entrance. 5. Prohibitions: recreational vehicles, commercial uses, conventionally constructed residences (other than for caretaker purposes), and travel trailer parks. After adoption, implementation of the ordinance is expected to consist of a series of Council -initiated zone changes so that as many of the parks as desired can be rezoned to the Mobile Home Park Residential' Zone. In addition to restricting uses to those permitted in the new zone, this would unify the zoning of mobile home parks. Rather than the present circumstance of having mobile home parks in a variety of zones, all parks would be placed in a single zone for identification and clarification. Staff met with owners of several of the local mobile home parks on Friday, June 22, 1990 to brief them on the draft ordinance and to listen to their concerns. Following is a summary list of concerns/suggestions that were discussed at the meeting: (1) requests that not all parks be subject to the ordinance and other exceptions, (2) spot zoning, (3) affect on small business owners, (4) the owners feel that being forced to maintain the mobile home parks is a form of social welfare, (5) reduced market values, (6) owners can only afford minor maintenance --time has come for a new use of their -property, (7) some parks were made for small travel trailers and no longer are feasible for current mobile home. use, (8) the older the park the higher the maintenance costs, (9) some parks were built as temporary parks and the infrastructure is inadequate for current use, (10) need for replacement ZOA-90-001 - 3 - July 3, 1990 mobile home parks, (11) need for provisions to.enable the tenants to buy their own park as a co-op., (12) down -zoning and taking issues, (13) request to wait until the general plan is adopted, and (14) the impression that the ordinance is a panic reaction --the owners want additional time and may voluntarily agree in writing as a.group not to close their parks for a period of six months, during which time alternatives could be discussed. LMH:CLT:MAR:r ID 83 CITY OF SANTA CLARITA N E G A T I V E D E C L A R A T I O N CERTIFICATION DATE: APPLICANT: TYPE OF PROJECT: FILE NO.: LOCATION OF THE'PROJECT: City of Santa Clarita Zoning Ordinance Amendment ZOA-90-001 DESCRIPTION OF THE PROJECT: Cityvide Proposed amendment to the zoning ordinance to create a Mobile Home Park Residential zone classification and amending and repealing other sections of the zoning ordinance for consistency with this new zone classification. .......................................................................... [X] City Council It is the opinion of [ ] Planning Commission [ J Director upon review that the project will not have a significant effect upon the environment. Mitigation measures Form completed by: Michael A. Rubin, Associate Planner (Name and Title) Date of Public Notice: June 22. 1990 [X] Legal advertisement. [ ] Posting of properties. [ ] Written notice. /-6 ENVIRONMENTAL ASSESSMENT (Initial Study Form B) CITY OF SANTA CLARITA CASE NO. ZOA-90-001 Prepared by: Michael Rubin, Associate Planner Project Location: Citywide Project Description and Setting: The project is a proposed amendment to the zoning ordinance,to create and add a Mobile Home Park Residential Zone among the list of zones in the zoning ordinance with other miscellaneous sections of the zoning ordinance amended and repealed for consistentcy with this new zone classification. The new zone proposes permitted uses, accessory uses, uses subject to Director's Review, conditional uses, development standards (including provisions for signs),. .and prohibited uses. No particular setting is applicable, since the ordinance is applicable citywide. General Plan Designation Zoning: Applicant: Various (citywide) Various (citywide) City of Santa Clarita Environmental Constraint Areas: None A. EFFECTS 1. Earth. Vill the proposal result in: YES . MAYBE NO a. Unstable earth conditions or in changes in geologic substructures? .................. [ ] [ ] [X] b. Disruptions, displacements, compaction or overcovering of the soil? ............... [ ] [ ] [X] C. Change in topography or ground surface relief features? ........................... [ ] [ ] [X] d. The destruction, covering or modifica- tion of any unique geologic or physical features? .................................. [ ] [ ] [X] e. Any increase in wind or water erosion of soils, either on or off the site? ....... [ ] [ ] [X] f. Exposure of people or property to geologic hazards such as.earthquakes, landslides, mudslides, ground failure, or similar hazards? ........................ [ ] [ ] [X] g. Changes in deposition, erosion or siltation? ................................. [ ] [ ] [X] /_7 -1 - YES MAYBE NO h. Other modification of a wash, channel, creek, or river? ........................... [ ] [ I [X] i. Earth movement (cut and/or fill) of 10,000 cubic yards or more? ................ [ ] [ I [X] j. Development and/or grading on a slope greater than 25Z natural grade? ............ [ ] [ I [X] k. Development within the Alquist-Priolo Special Studies Zone? ...................... [ ] [ I [XI 1. Other? [ I [ I [X] 2. Air. Will the proposal result in: ' YES MAYBE NO a. Substantial air emissions or deteriora- tion of ambient air quality? ............... [ ] [ J [X] b. The creation of objectionable odors? ....... [ ] [ I [X] C. Alteration of air movement, moisture, or temperature, or any change in climate, either locally or.regionally? ..... [ ] [ ] [XI d. Development within a high wind hazard area? ...................................... [ ] [ I [XI e. Other? [ I [ I [xI 3. Water. Will the proposal result in: - YES MAYBE NO a. Changes. in absorption rates, drainage patterns, or the rate and amount of surface runoff? ............................ ( I b. Alterations to the course or flow of floodwaters? .............................. [ I C. Change in the amount of surface water in any water body? ......................... [ ] d. Discharge into surface waters, -or in any alteration of surface water quality, in-cluding but not limited to temperature, dissolved oxygen or turbidity? [ ] e. Alteration of the direction or rate of flow of ground waters? ..................... [ ] f. Change in the quantity of ground waters, either through direct additions or -with- drawals, or through interception of an aquifer by cuts or excavations? ............ [ J -z - YES MAYBE' NO g. Substantial reduction in the amount of water otherwise available for public water supplies? ............................ [ l I ] [X] h. Exposure of people or property to water related hazards such as flooding? .......... [ ] [ ] [X] i. Other? [ ] [ ] [X] restrictions to providing water to this project. 4. Plant Life. Will the proposal result in: YES MAYBE NO a. Change in the diversity of species or a. number of any species of plants (including trees, shrubs, grasses, numbers of any species of animals crops, and microflora)? ......................[ ] [ ] [X] b. Reduction of the numbers of any unique, rare.or endangered species of plants? ...... [ ] [ ] [X] C. Introduction of new species of plants b. into an area, or in a.barrier to the normal replenishment of existing species? [ ] [ ] [X] d. Reduction in acreage of any agricultural C. crop? ...................................... [ ] [ ] [XI 5. Animal Life. Will the proposal result in: 6. Noise. Will'the proposal result in: YES MAYBE NO a. Increases in existing noise levels? ........ [ ] [ ] [X] b. Exposure of people to severe or unaccep- table noise levels? ........................ .[ ] I ] [X] C. Exposure of people to severe vibrations? ... [ ] [ ] [X] /-9 YES. MAYBE NO a. Change, in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish andinsects or microfauna)? ............ [ ] [ ] [X] b. Reduction of the numbers of any unique, rare or endangered species of animals? ..... [ ] [ ] [X] C. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? ...... [ ] [ ] [X] d. Deterioration to existing fish or wildlife habitat and/or migratory routes? ... [ ] [ ] [X] 6. Noise. Will'the proposal result in: YES MAYBE NO a. Increases in existing noise levels? ........ [ ] [ ] [X] b. Exposure of people to severe or unaccep- table noise levels? ........................ .[ ] I ] [X] C. Exposure of people to severe vibrations? ... [ ] [ ] [X] /-9 -3- 7. Light and Glare. Will the proposal produce: YES MAYBE NO a. substantial new light or glare? .......... [ I [ ] [X] 8. Land Use. Will the proposal result in: YES MAYBE NO a. Substantial alteration of the present land use of an area? ....................... [ ] [ I [X] b. A substantial alteration of the planned land use of an area? [ ] [ I [XI C. A use that does not adhere to existing zoning laws? ............................... [ I [ I [XI d. A use that does not adhere to established development criteria? .................. [ I [ ] [XI DISCUSSION. OF IMPACTS: 8a -d This project proposes an ordinance that is intended to preserve existing mobile home parks. The adoption of this ordinance would not change existing land use. 9. Natural Resources. Will the proposal result in: YES MAYBE NO a. Increase in the rate of use of any natural resources? ......................... [ ] [ ] [XI b. Substantial depletion of any non- renewable natural resources? ............... [ ] [ ] [X] 10. Risk of Upset/Man-Made. Hazards. Will the proposal: YES MAYBE NO a. Involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil, or pesticides, chemicals radiation) in the event of an accident or upset conditions? ........................ [ I b. Use, store, transport or dispose of hazardous or toxic materials (including, but not limited to, oil, pesticides, chemicals or radiation)? ................... [ ] C. Possible interference with an emergency response plan or an emergency evacuation plan? ...................................... [ l d. Otherwise expose people to potential safety hazards? ............................ [ l -4- ll..Population. Will the proposal: YES MAYBE NO a. Alter the location, distribution, density, or growth rate of the human population of an area? ....................... ( ] [ ] [X] b. Other? ....................................... I ] I ] IX] DISCUSSION OF IMPACTS: lla,b This ordinance would.create a mobile home park residential zone, and the adoption of the ordinance itself would not affect the location, distribution, density, or growth rate in the city. 12. Housing. YES MAYBE NO a. Remove or otherwise affect existing housing, or create a demand for additional housing? ........................ [ ] [ ] [X] b. Other? [ ] [ ] [X] DISCUSSION OF IMPACTS: 12a. The adoption of this ordinance would create a mobile home park residential zone. The ultimate application of the zone on existing mobilehome park sites will serve to preserve the City's existing mobilehome park sites. 13. Transportation/Circulation. Will the proposal result in: YES MAYBE NO a. Generation of substantial additional vehicular movement? ........................ [ ] [ ] [X] b. Effects on existing parking facilities, or demand for new parking? ................. [ ] [ ] [X] C. Substantial impact upon existing trans- portation systems, including public transportation? ............................ I ] L ] [X] d. Alterations to present patterns of cir- culation or movement of people and/or goods? ...................................... I l L ] IX] e. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? ....... [ j [ ] [X] f. A disjointed pattern of roadway improve- ments? .............................. [ ] I ] LX] -5 - DISCUSSION OF IMPACTS: 13 a -f. Since the ordinance is intended to create a mobile home park residential zone, no changes in traffic or transportation impacts would occur, nor would existing.circulation patterns change as a result of the adoption of this ordinance. 14: Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: YES MAYBE NO a. Fire protection? ........................... [ ] [ ] (X] b. Police protection? ......................... ( ] [ ] [X] C. Schools? ................................... [ ] [ ] [X] d. Parks or other recreational facilities? .... [ J [ ] [XJ e. Maintenance of public facilities, including roads? ........................... [ ] [ l [X] f. Other governmental services? ............... ( ] [ J [X] DISCUSSION OF IMPACTS: 14a -e. Since the proposed ordinance would create a mobile home park residential zone, no changes in existing levels of service or demand for services would result due to the adoption of this ordinance. 15. Energy. Will the proposal result in? YES MAYBE NO a. Use of substantial amounts of fuel or energy . .................................... [ l [ l [X] b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? [ ] [ ] [X] DISCUSSION OF IMPACTS: 15a,b. Since the intent of the ordinance is to create a mobile home park residential zone, no increases of existing energy resources are anticipated, due to the adoption of this ordinance. 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: YES MAYBE NO a. Power or natural gas? ...................... [ ] [ ] [X] 50 b. Communications systems? .................... [ ] [ ] [X] C. Water systems? ............................. ( l I l IXl d. Sanitary sewer systems? .................... [ ] [ ] [X] e. Storm drainage systems? .................... [ ] [ ] [X] f. Solid waste and.disposal systems? .......... [ ] [ ] (X] g. Will the proposal result in a disjointed or inefficient pattern of delivery system improvements for any of the above? ......... [ ] [ J [X] 17. Human Health. Will the proposal result in: YES MAYBE NO a. Creation of any health hazard or potent - health hazard (excluding mental health)? ... [ J [ ] [X] b. Exposure of people to potential health hazards? .................................... [ ] [ ] IX] 18. Aesthetics. Will.the proposal result in: YES MAYBE NO a. The obstruction of any scenic vista or view open to the public? ................... [ ] [ l [X] b. {Till the proposal result in the creation of an aesthetically offensive site open to public view? ....................... [ J [ ] [X] C. Will the visual impact of the proposal be detrimental to the surrounding area? .... [ ] [ J [X] DISCUSSION OF IMPACTS: 18 a -c Since the intent of the ordinance is to create a mobile home park residential zone, no changes in views; vistas, or other aesthetic or visual aspects would change, as a result of the adoption of this ordinance. YES MAYBE NO 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? ............... [ ] [ ] [X] 20: Cultural Resources. YES MAYBE NO a. Will the proposal result in the alteration of or the destruction of a prehistoric or historic archaeological site? .............. ( ] [ J [X] 1-/3 EVe b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure, or object? ............... [ ] [ ] [X] C. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? ............. [ ] [ ] [X] d. Will the proposal restrict existing religious or sacred uses within the potential.impact area? ..................... [ ] [ ] [X] /—/I 10 C. MANDATORY FINDINGS OF SIGNIFICANCE Section 15065 of the California Environmental Quality Act states, in part, that if any of the following can be answered yes or maybe, the project may have a significant effect on the environment and an Environmental Impact Report shall be prepared. YES MAYBE NO 1. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population. to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ................. [ ] [ ] [X] 2. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is. one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well'into the future.) ........... [ ] [ ] [X] 3. Does the project have impacts which are individually limited but cumulatively considerable? (A project may. impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) [ J [ ] [X] 4. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ... ..... [ J [ ] [X] D. DISCUSSION OF ENVIRONMENTAL EVALUATION The ordinance under consideration proposes to create a new zone classification, entitled "Mobile Home Park Residential." The creation of this zone in itself, would not have any impacts on the environment. It would merely add new language to text of the existing zoning ordinance. Following the adoption of this ordinance, the intent would be implemented by a series of City -initiated zone changes. Each mobile home park in the City (approximately 17 mobile home parks) could have its zone changed to this new Mobile Home Park Residential Zone. Presently, the various mobile home parks in the City are zoned differently. The existing zoning ordinance allows mobile home parks in most all zones in the City, either as a permitted or conditional use. The implementation of the proposed ordinance would serve two purposes: (1) It would provide a uniform zone classification for all mobile home parks, and (2) It would assist in preserving mobile home parks, since a zone change would then be necessary to convert a mobile home park to a subsequent land use. At such time as a zone change is proposed for a particular mobile home park, the appropriate environmental review would be required at that time, and potential impacts would be assessed accordingly. is E. DETERMINATION On the basis of this Initial Study, it is determined that: The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION VILL BE PREPARED . .................................... [X1 Although the proposed project COULD have a significant effect on the environment, there VILL NOT be a significant effect in this case because the mitigation measures described in this Initial Study have been added to the project. A NEGATIVE DECLARATION VILL BE PREPARED ..................................... [ 7 The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required . ......................................... [ 1 DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF SANTA CLARITA; CALIFORNIA June 22. 1990 1,160 v Date S nature Michael A Rubin Associate Planner Name and Title MAR:r ID 79 /-/6 July 18,1990 Santa Clarita Planning Commission Santa Clarita City Hall 23920 Valencia Blvd. Santa Clarita, California 91355 Re: Mobilehome Park Zoning Proposal Dear Commission Members: We are the owners of a 75 space older mobilehome Park (35 years) located at 18204 Soledad Canyon Road. This was the first park built in the area. At that time 8.foot wide travel trailers were the maximum size units manufactured and these and other smaller units were being used for housing. Our park was:built in two phases. The first 40 spaces in 1955 were built to accommodate the 8 foot wide trailers. (These were not yet mobilehomes although they were used as housing)These spaces were fairly spacious with free-standing.carports and cement patios. Two years later 35 additional spaces were added and sized to accommodate the then newly developed 10 foot wide coaches. These were the first real "Mobilehomes". Over the years as mobilehome sizes increased we were able to accommodate moderate length 12 foot wide coaches in the spaces built for 10 wides and on many of the smaller spaces moderate length 10 vides. This was possible because we were able to place these new units within 3 feet of the lot line between coaches. Although the code for distance between coaches had increased we as a non -conforming park were and are allowed to grandfather the original requirements.Also by eliminating some carports, patios and second car parking we were able to keep up with changing market. This has also been made possible due to the ability of some mobilehome manufactures to custom build short length 10 and 12 wide units to fit are now small spaces. However, during the past two years all of.the mobilehome man- ufactures have discontinued production of 10 and 12 wide units and have no interest in custom production.Todays.standard is 14 wide long length, double wide, or most anything larger. That is todays market. We have at this time two spaces available but have found no one with an acceptable coach small enough to occupy these spaces. Ultimately we may find some older units that will fit, however, almost all of these older 10 and 12 wide are too long for most of our spaces. -1- (Continued) It is evident that our Park and the few others in our same situation are becoming obsolete. By zoning 4 acres to"Mobilehome use only" our investment in the park operation will ultimately be destroyed as we slowly become a slum project with no possible investor interest.Four acres is much to small to confine to mobilehome park use under.todays requirements. To upgrade would require removal of all coaches and a total redesign of the land.The current requirements for lot size, wide roads, wider setbacks, guest parking,recreational areas and buildings, etc. the four acres would allow a park of so few spaces it would be a completely infeasable investment. Conversion to a travel trailer park would also be difficult due to the land size, an adjoining condominium development on our east and poor street access to Soledad Canyon Road for trailers. We are therefore requesting that older parks with small spaces on small acreage be allowed to keep their existing commercial zoning and allow us to die off naturally as our business becomes no longer practical or financially feasible. other- wise we will be.forced out of business and suffer large financial losses or fall into slum like operation. Thank you*for your time and see a way to help us as the will only ultimately create financial destruction. Sincerely, o n Hunsa cer— Robert Brock concern. We hope that you will proposal as we understand it highly undesireable.housing and/or /(�c� �_E%LctiGe�i OJAI OIL COMPANY 2161 VENTURA BOULEVARD OXNARD, CALIFORNIA 93030 (805) 988.0300 June 27, 1990 Mr. Michael A. Rubin Community Development City of Santa Clarita 23920 Valencia Blvd., Ste 300 Santa Clar.ita, CA 91355 Re: Proposed ordinance re. Mobilehome Park Residential Zone Dear Mr. Rubin: I understand there will be a Planning Commission meeting regarding a,proposed Mobilehome Park Residential Zone on the evening.of July 3rd. Ojai Oil Company is the owner of Caravilla Mobilehome Park on Solidad Canyon Road, and we will not be able to be represented at this meeting. Please present this letter or comment on its content to the Planning Commission. As an introduction, Ojai Oil purchased Caravilla Mobilehome Park in November of 1988 as an investment in the City of Santa Clarita. We have improved portions of the park where necessary and have increased rentals by the cost of living during the past year. The park was purchased with C4 zoning, with the belief that future development along Solidad Canyon Road would warrant frontage commercialization of this property. There is also .a 2.5 acre steep terrain and unused rear portion of this property we hope to sell to an adjacent property owner for another use. Therefore, we have other proposed uses of the property as conditions in the area change. The alternate uses are not going to occur in 1990, but could conceivably occur in future years. We would gladly sign an agreement with the City saying that we will not apply for a use change or issue notice to vacate tenants prior to this time next year. At the informal information meeting held on this subject on Friday, June 22nd, there were comments made from the group which are a matter of record. Other than those comments, our park was built in 1964 and has high cost maintenance problems, small spaces for mobilehomes, and very poor curbside appeal for such a trafficked street as Solidad Canyon. We are raising some frontage walls in the hopes of reducing traffic noise to tenants. r i9 The below comments are directed at Section 3 of the proposed ordinance: 1) Section 22.20.164 B. 1. Mobilehome Space: We would like to see this reduced to 1,300 square feet to meet single width standards and necessary use area. 2) B. 2. Mobilehome Space: We would like to see "at it's maximum width" added at sentence end to justify triangular lots. 3) E. Yards: We would need to be grandfathered in this case, since our park does not meet these standards. 4) F. 1. Driveway Width and Layout: This seems to be covered under the State Mobilehome Parks Act and may be in conflict with your 21.24.200. 2. b. Access: We have only one point of access to a public street. 5) I. 1. a. Signs: To increase frontage identification sign to 35 square feet (i.e. 41X 8') as reasonable for visitors and trades to adequately read, being a total of 70 square feet if on both sides. 6) 0. 6. Prohibitions against commercial use: We presently rent our community room for small meetings and parties where there is no conflict with tenant use. We also rent RV space in the lot to non—tenants. Can uses such as these continue to be permitted? Thank you for your consideration on this matter. Very truly yours, AI OIL COMP o� C. Dougl s Off /'off iiAMOWA- 514AW mHP ! bo/JT 1SAv6w w!{AT M-1 1NFOAM14T-10" Wl!-L ),".IeA,v Td YD 0 AS A P1-Al,11Y14)& DEPT I3v T / T WOULD 70 mg -rH,47- / F A CITY /S TO /3c Pl �h'N�P SUc�1 -ri4A7- !I 5ERv6S ITS C1j1ZEN5 %D 17-S /=U//FSTJ CARfyGITY THEN A CONSIST E,uGy ar- -zox)l 6- FOA /iDiw . A) vO /46M TttE-' }=UT OAA VV DU LD OE Or 7 -AE MDST 1'/21/ )E I�1f�014T/iNC� THE. Zok( ING 5 zfaULD pl-zoto oc- 7 -HE P11;?EcT11o1U AA/P J C)6ICAL . GpoAvTN , IT - Her -P.5 TNeEDS A PLAN OF Td FULFILL THOSE Ne>rDS rO L3/ EAR /AVTO A GF_vEAA4Ly ZOrUGd LbGICRL . cD.M�r G/AL A JREA A41D CAe,4TE A- slV,9LL AeS1DE,vT1AL pA1?CC-L- FoA A viz-Av F by T�1noo1gA1gy HoM.iS. 1s mor ew4l Nj 1,0G/cAL, f3v7 WOVI,p 13,E A V/DLAT/blU of 7 -HE. c014.4in-i-;mPA✓T To C/-3EAT'C- THE-ZovuIV6- 102 OAPL;;AL Y &AOWT1 ,, ZD�vIx�G of T1fI5 'i/PE l/d -FH)E L041G .AlvN_ ._CDV.Fv�ES m�3T%y PUS �IL,lTIES FOR f��PRoP�IA-T� .j�1=v1cLoP/ I17>=NT. -jN /�1J1�/T/D.0 IT- .W ll. L COST Tlfrn C )T7 TANS . C F 7HOUShMPS o,--aDlJjW-f /N l P57- AEVE (/U E FRO -'n NEIN ._CO/Y/1Yl.1=ACJA3L .O ,vLFLbP)"EuT 1N. .G-L05/d1G 1 w�vL� SEG ybL/� .--.CooVS/D�RI�_TJD,V- TO L�AY� -rAE._ CU_A/Wou7- Cb/"IV251�C.)A L TACT - S 060 T Jff}7 TH_CAL ...G1�0WT7� Pi57T�/2011...CR!c�__ GOEc1T".1cu1/F 2 1k5T__13vT NO.T . __L AST1 �Z �f�/J 7J Fc Nla1v3 i� /CL�S1 4pev( TO.._A .l'�1Z1YrF A�vT .R�S1U 4_T/A� 40wE //L., I-ZI -,filgok)A- 5HAw y1J1�P p/C T UP�E- l= l 11 e -L. Tl4lS p Ciu Rr WA "7 /}K�A/ Fl�z7/�1 �cxosS TftE SAA1 FEi�?NANao-�lgbAO L,DoH/ 4V& AT 7NE sEm! TI�AILEh f --IRF- P,41RKEP 14jEXT 7'O 7 -HF- f116tsiLl� 06ME PAPK AT s f'AC- -a 22� D . —FRIS IS TfHE fjG� eAIA,V—t NDISr COVOITlp.v �9T Tt1� F'A/Zl� i2/(-TZ./A)-Z- tt-lF W.4,$ T AKrN TO Sf/OAi Tt1� �iZ E �3.vG ,r -19E HOuSr i'0/.716.v o� TfrIS ST•4Tlc5�v . iVc�1�)�f To -15,4y, AS Jvr-,wt4ALL 7-H )IJO ZFE O/AE (J1lE4rT, j HY-S 7 Yt'� o%- Gorn � l4r�Ci/}c )3rzCt it i 1^iCT/� �rN/zL y Y>/S QU L l I tJG 7-z2 �3 I'l EC�Fu�L ,�?G5/v�•v�.4L AAAA , 4 /vo 1'T PAA A rh 5�v A A-fr C of WT7 F,4CiL,17-X k / o2,V— 99/110411-A 51-�A1v iyl Hl� I -zk tt-3 --T-'+O PiC•TURF TA<Eti Fi?OM 4CA6.5s 51ml FE A1,4A1VO /?,0 l,t>01ilA)& TLVA)gV.S DOdUQ *TOtv.V JN Tt}F— PIC Tz,, RE I-5 TtrE M HP sP,4e 44 l rna,3iL, DOUSE j:f-A AJV4 7HE Cr�=AVTom=I? C o,v'TAiiv iiVG-, GOLOEA/ 1 F IuCz JE1v LE4 J uDG,r o/{S aft /C E, N�rLe9�9L� A(iT0 E7 -C. 7MS c,FA�1�Tj5� Is t 1)?ECT47 A,aJAe�tiT TO ` Ho Us.E �A i HO UsE . I Y A-.vp Ajo g)L s pig E .,tt % L Ll J BiS 1:9/CTL)AE AL -Sb F'ROJ j ACR6SS SAa,� /.E/?.t/ANDD RO SUT L G) 0i1'i NG / tV ,ArE F)4E 1),EPF 7 ISIS PiLTUA Y, Tk--Et---,u i HE m HP Alva-£'yo.vp c.A-FE: , RAMObA 51 -MO MHP Pi CTUArin -L,S P ICT UAFL41 4. # 5 T H -JS P/CT UAIR: TAIt&U s'I A"VIV6, IA-' FP_6N7- D F- TH /E JW I- P A -C V O Ss' S11A) : � NA •vD ZS )ROAD Ati F TJfE 0-01;4 n,kS4U4L Pl-LlMin) 0 PA/.vT 3 A -VT -a 90,95' srtbP 14ND TH)E AAJL RO,4,0 , 'T/fFE P161Z AI PAEL " / iilr 21_L. TELLS -F F- ST-,OA'Y vY,E MOST d BlY1DLd L y AAe 1/v 1i C_01n '1iiFWC1AL 4AC-A. # G 1 HLA P/c 7U1;i� T/}/<� ST¢}•v0/.V [r J�F.�Zdv7' f}�VD cE�r L1 G/ 7- A,Vd Yo C,4 A.) THF i'/LOKJM !Ty © F i HJS Cc7m1�I IFRC/AL PAoPel i / ToT / F� Mz),912- ski C jzj- / F! N..O A -TTA -04 Ev 7O 7-1f1S SHS ' -FH9 TH/,4SA47 516NJAL -t#/ J44) P1=JDT0THF. m iyov) STATE,? `7w)E PA)( -.E or- L,AIU-0 1S Gb/uG UPS 1F YOU %•Alt!: MYC0/11Al' 1�C /,+L Z-0V/UG-� T J-1H'T 1 It<3VTc �3�1Zv p p�tit7/NLS e , ©v g -A ` o Y/IFA4AWAY FJ2om M)r- -rI4 s u NY PgJCy);- WILL PLV.m,-n T'o KILL%CJG E_VE/2y j 1fIA-' wflJzRED Folq. N077/r_ nti 5"4mE J'<}sE S7_ATE»'1iWl_ ss�Y/�vU rrrk}r T1-tfF mHP IS 7'J+r l3osY tNT�1�S CT1o/u or AV -4 13 -Ell 5--c-. I F' you 1-00/< A-r- T�+r sGCo,Uro t T�Elll, 1T 1 S ,4 N161� pi�l0/2 t ry ITS/�1 T-0 !"L'11T1i C i niCAjc_; SiL sf3� FPA1VJ VP(-) /AJv JAI F:l;Z0 _J DF iW� /V /tP FUIMER 1kCA1<J3sJ1vG- Acv PAvdE14 FOR THS MY 4,P TINAN.13 TO nA, LCEAvr ! /fes T"A4FF/C FATTE/�•V. I'T /S zXjl2�lzl��7 lJt1,t/6 i4'G1us .4T Tt}Il T'imE I TiFFA 9 3. wo vLx W / 1,L ism coos .u� A- Lh }Si 1 itlG'v'/L `Tfr/� HovS S i�U'/ZT/i1cr� /Q�zUUU.IIG- -Mrz- s1zFc OF -1 /t/z 1'44JS I-R'OM `kROO15 s,pYT 7D L.JeS-S ThiA1.7 77oDo 259-1234 Thursday. September 21, 1989 25Q Per Copy Highway 12. plan praised. "Back -patting" by officials at a public hearing for the proposed widening of Highway 126 angered Newhall resident As; Shaw almost as much as the icad-widening pro- ject he described^.as- largely "unnecessary." "I thinkit'sprobably the dumbest projec I've heard in a good while," Shaw 'said.: But Shaw's was the only major objection at the Caltrans public hearing, attended by about 25 peo. ple Wednesday night at the Santa Clarita Valley Senior Center. The hearing was conducted to hear public Comment on the Initial Study/Environmental- Assessment of the proposed S20 million project. The study was perfomed,by the county Department of Public Works for Caltrans. City and state officials praised 'the proposed road -widening and in- tersection improvements — most of which are currently unfunded — as a project long overdue to help ease congestion on the SCV's already - crowded streets, including San Fer- nando Road. Caltrans officials plan to widen three miles of Highway 126 be- tween Valencia Boulevard and Lyons Avenue: The eventual goal of the project is to widen Magic Mountain Parkway and San Fer- nando Road from two to four lanes. While praising some of the prop- osed project, Shaw said a large stretch of the road from 13th Street to the Magic Mountain Parkway - San Fernando Road intersection does not need to be widened. "The point very clearly is that as far as traffic flow is concerned, it's of going to improve." Shaw; who manages a mobile home park near the busy' San Fer- nando Road -13th Suect interscc- t tion, said the existing stretch of V Continued on Page 12 . aoe�auyer� erne utoson Saturdali ¢imdayactemiftl er s license to Sheriff's Deputy Pat ck in the back round which over `„ .f�la1zSeing of 9 . c V Uhtwtlk 4 —4i*i `i,xtc Officials Continued from Page 1 Highway 126 from just north of Lyons Avenue to the Saugus Cafe can handle the traffic. "There never will be any cross - traffic," he said; because San Fer- nando Road lies between a riverbed and a railroad track. What needs to be improved, he said, are the intersections and a brief stretch of San Fernando Road south of 13th Street, where the road narrows to accommodate the 13th Street intersection. "It backs up at the lights at each end of this long stretch of lonely rgad," Shaw said. i The improvements of the San Fernando Road intersections at Magic Mountain Parkway and 13th Street are included in the two ph- dses of the project that are being funded by the State Transportation Improvement Program at a cost of $4.9 million. Caltrans officials are unsure how to fund the balance of the total S20 million.- cost of the project. But Hunt Braly, aide to Sen. Ed .Davis, R -Valencia, told the Cal- trans officials that Davis favors the proposed valleywide community facilities district as a funding . alternative. He presented to the officials a let ter in which Davis says, "I applaud the city of Santa Clarita's willing -Santa Clarita Mayor .Jan Heidt ness to commit funds to widen San praised Caltrans' efforts on the Fernando Road and realize that road -widening project. Measure P, on the November ballot, "It's thrilling to watch an im- will provide the funding necessary provement like this," she said. "It to complete the widening of San looks good and I hope we can keep Fernando Road." this on a tight schedule and get the The Mello -Roos district, if ap- job done." proved by SCV voters, would tax Heidt, an 18 -year SCV resident, SCV homeowners $75 to $200 an- added: "We've been waiting a long nually — depending on home size. time for this. And I'm considered a The widening of San Fernando short -timer." t Tim you Road is listed as one of the Na e 4—SANTA CLARITA VALLEY / FRIDAY, SEPTEMBER 22, 1989 / DAILY NEWS San Fernando Road widening lai B KI NR H y MBERLY HEi IC S Deily News Staff Wr"er I San Fernando Road SANTA CLARITA — Construe N tion to widen both ends of San Fer- nando Road south of Lyons Ave- nue likely will start in 1991, but stale'offtcials say there is no money), left to expand the two-mile, two- lane middle section. The state Department of Trans- portalion has only $4.5 million set asideof the $18.4 million needed to widen the road to four lanes from Magic Mountain Parkway to Lyons, Caltrans engineer Debbie Mah said Wednesday at a public hearing on the plan. While state and Santa Clarita city officials praised the widening plan., and said they wanted the whole project completed as quickly as liossible__one local business ' "As far as the traffic flow is con- cerned, it's not going to be im- proved' whatsoever," said Asa Shaw, who manages the Ramona Shaw Mobile Home Park on the west side of San Fernando Road between 13th and 14th streets. i'1 think, it's the dumbest project I ' v heard of in a good while." Shaw said he objected to the wi dening project because there is n room for development along th route and because it would channe is sandwiched tween a rail line to the east and the., Santa Clara River`, bed to the west. 7fw0 w new lane. moving traffic headed to or c Antelope Valley Freeway downtown Newhall. San Fernando Road is sand- wichcd between a rail line to the fast and the Santa Clara River bed o the west. Two permanent houses and one mobile home lie in the path of the proposed new southbound lane Shaw said, adding that he is no sure exactly where his property lin meets the land dedicated to th state for the highway. Aside from the troubles he said it would cause his mobile home park, 1'AI r��n haw said he thinks the downtown ewhall business owners would al- hurt by the road expansion. "It will also make a main hI e(ople y through downtown News too difficult to turn off ware going 45 mph lhrou 35-mph zone," he said. "A (silane each way will cant' all the flc that will go through there foer."But Hunt Braly, chief of sta state Sen. Ed Davis, R.Northridge, said he feared that delaying some of the road's construction would cre- ate the opposite effect. , "I don't know of anywhere where ggo money i from four lanes to two lanes four lanes smoothly. You come a dead stop," said Braly, who )posed that the state and city ,rk together to complete the If voters pass the local road tax istrict Nov. 7 called Measure P, At east $6 million of the f rst bond is- sue of $54.2, million would be set aside for the widening of San Fer- nando road, he said. Mah said that the rest of San Fer- nando road will be built when mon- ey becomes available, but Braly said that any additional state fund- ing would probably be spent on the reation of state Highway 126 be- een Interstate 5 and state High - ay 14, also called the Antelope) alley Freeway. If the city or another agency can come up with the money by the time the environmental impact re- port is finished in January, the en- tire road expansion project could be designed at once, Mah said. But waiting for additional state funding could result in extensive delays, Mah said. "If you wait for the state to gel the money, it would be eight years away from beginning construc- tion," he said. "But if Measure P passes, design (for the entire Droiect) can start at the same IN t� DAILY NEWS *rT<e tams. Newhall . Lypne AVG. Fsy� Mobile home park �F{ICE� moving traffic headed to or c Antelope Valley Freeway downtown Newhall. San Fernando Road is sand- wichcd between a rail line to the fast and the Santa Clara River bed o the west. Two permanent houses and one mobile home lie in the path of the proposed new southbound lane Shaw said, adding that he is no sure exactly where his property lin meets the land dedicated to th state for the highway. Aside from the troubles he said it would cause his mobile home park, 1'AI r��n haw said he thinks the downtown ewhall business owners would al- hurt by the road expansion. "It will also make a main hI e(ople y through downtown News too difficult to turn off ware going 45 mph lhrou 35-mph zone," he said. "A (silane each way will cant' all the flc that will go through there foer."But Hunt Braly, chief of sta state Sen. Ed Davis, R.Northridge, said he feared that delaying some of the road's construction would cre- ate the opposite effect. , "I don't know of anywhere where ggo money i from four lanes to two lanes four lanes smoothly. You come a dead stop," said Braly, who )posed that the state and city ,rk together to complete the If voters pass the local road tax istrict Nov. 7 called Measure P, At east $6 million of the f rst bond is- sue of $54.2, million would be set aside for the widening of San Fer- nando road, he said. Mah said that the rest of San Fer- nando road will be built when mon- ey becomes available, but Braly said that any additional state fund- ing would probably be spent on the reation of state Highway 126 be- een Interstate 5 and state High - ay 14, also called the Antelope) alley Freeway. If the city or another agency can come up with the money by the time the environmental impact re- port is finished in January, the en- tire road expansion project could be designed at once, Mah said. But waiting for additional state funding could result in extensive delays, Mah said. "If you wait for the state to gel the money, it would be eight years away from beginning construc- tion," he said. "But if Measure P passes, design (for the entire Droiect) can start at the same IN t� 5' i-as1 rzAmb,(UA st-!Aw 1�P PiLTVAE 4- Ia 11 ) L HOOSrz5 DN T/ -IE lei iPEnTy. /C-)vI2rt— tt /D SllGi,U� 6�Q MST C' -j-- D. U.D Uu4,1 .A y6:5 ss Ft PIc'.rvAg .l± tl srlacus Hous E uva)F41�- )PAAi{Iti C- A -AEA AA)p p. PICTU AF- xt 12 F )-JigrE- o)= AAFA HIH5 o,vc,y TYyo 14LO US�S� #� fi t�� B-HUriSk- JS YAC kk 7- 6vT S'rT'S ©,u 4a.vo suFic/ciEVT '7-n H01 -d uI,,Ii-rs(5! S1 nit U I,4 q —7-0 0 NOAT-14 51VIE 0/4-- f219AK IXC E,0'1 ( TP h 1 /2 o N y, o F I T A [.L) 7 -HAT o •v L y �2B.. U,v. CT5 1-a9 aA moti A Sl�Au� il? ftf' !tel C TUA kF ±J /7 0 A4-- 4 t1 9 - 14F,s F p1c-rvAa5 5 HO MOBIL" /9A/?K, Tit)-- rI IL)oT- ALh?O57- 1A O!= 00A OGU.(J .f3l f/P Mb15/Li5S • -7-Hr /3A-L.Akl:G . /JAZ HOOSZS OR PARR wa HAY/E VE4Y 1116.911-.5S Ti+/ -i COULD ©A WOU1.1O 13,E MoilEP /F -FI-IF— kllA_S C -LD s iEV AIVP Used )=OAA i-' CU/ AA7- v7LY ZO.CI,eC v69/ b110 S/dUGLg w/ii, FC 1 /c' 1 6or„�