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Home My WebLink About1990-10-09 - AGENDA REPORTS - ZC 90-015 ORD 90-29 (2)PUBLIC HEARING DATE: SUBJECT: DEPARTMENT: BACKGROUND AGENDA REPORT October 9, 1990 Zone Change No. 90-015 Ordinance Number: 90-29 Community Development 16 City Manager Item to be presented The City Council adopted Resolution No. 90-164 on August 14, 1990 initiating this zone change from A-2-1 Heavy Agricultural to the newly created MHP Mobile Home Park Residential zone. The property is located at 27321 Sierra Highway, and is 'commonly known as the "Cordova Mobile Home Park." The purpose of the zone change is to allow the property owners to obtain long term financing for the mobile home park. RECOMMENDATION 1. Pending public testimony, approve the requested change of zone. 2.. Introduce Ordinance No. 90-29 and pass to second reading. ATTACHMENTS 1. Ordinance No. 90-29 2. Planning Commission staff report.dated September 4, 1990. 3. Planning Commission Resolution No. P90-42 MAR:r ID 224 Agenda Item: • ! 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 6 CITY OF SANTA CLARITA 0 NOTICE OF PUBLIC HEARING FOR ZONE CHANGE 90-015 REQUESTING CHANGE OF ZONE FROM A-2-1 HEAVY AGRICULTURAL TO MHP MOBILEHOME PARK RESIDENTIAL LOCATED THE WEST SIDE OF SIERRA HIGHWAY, SOUTH OF JAKES WAY, CANYON COUNTRY AREA, SANTA CLARITA, CA, PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita for consideration of a Zone Change 90-015 from A-2-1 Heavy Agricultural to MHP Mobilehome Park Residential located on the west side of Sierra Highway, South of Jakes Way, Canyon Country Area, Santa Clarita, Ca. The hearing will be held by the City Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1st Floor, Santa Clarita, the 9th day October, 1990, at or after 6:30 p.m. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the City Clerk's Office, Santa Clarita City Hall, 23920 Valencia Blvd., 3rd Floor, Santa Clarita, Ca. If you wish to challenge this order in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or the City Council, at, or prior to, the public hearing. Dated: September 14, 1990 Donna M. Grindey City Clerk Publish Date: September 19, 1990 L] ORDINANCE NO. 90-29 • AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA AMENDING THE OFFICIAL ZONING MAP (Zone Change No. 90-015) THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. The City Council does hereby .find and determine as follows: a. The City Council ("the applicant") adopted Resolution No. 90-164 on August 14, 1990 initiating this zone change. The property for which this entitlement pertains is a 75 -acre parcel located at 27361 Sierra Highway. The property is commonly known as the Cordova Mobile Home Park. The purpose of the zone change is to change the zone from A-2-1 (Heavy Agricultural --one d.u./acre) to MHP Mobile Home Park Residential. Assessor Parcel Nos. 2836-001-035 . (portion), and -036. b. A duly noticed public hearing was held by the Planning Commission on September 4, 1990, in the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. . c. On September 4, 1990, the Planning Commission adopted Resolution No. P90-42 recommending approval of the requested zone change to the City Council. d. A duly noticed public hearing was held by the .City Council on October 9, 1990 at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. SECTION 2. Based upon the testimony and other evidence received at the public hearing, and upon studies and. investigation made by the Planning Commission and the City Council -and on their behalf, the City Council further finds and determines as follows: a. The subject property is a 75 -acre parcel. b. The subject property is presently zoned A-2-1 Heavy Agricultural --one d.u./acre. c. The request is for a zone change to MHP Mobile Home Park Residential for a portion of the site to continue use of the property as a mobile home park consisting.of 315 spaces. d. The subject property is of a size and shape which lends itself to the proposed uses that would be established as a • result of this request. 6 0 - 2 - • e. That the City is proceeding in a timely fashion with the preparation of a general plan. There is a reasonable probability that this rezoning will be consistent with the general plan proposal which will be studied within a reasonable time. There is little or no probability of substantial detriment to or interference with the future adopted general plan if this rezoning is ultimately inconsistent with the plan. This rezoning complies • with all other applicable requirements of state law and local ordinance. f. The requested zone change to MHP Residential will not result in a significant environmental effect. g. In accordance with the California Environmental Quality Act, this project is categorically exempt under 15301 (Existing Facilities) of the State CEQA Guidelines and requires no further environmental review. SECTION 3. In acting on the zone change, the City Council has considered certain principles and standards,. and finds and determines as follows: a. That modified conditions warrant a revision in the zoning • plan as it pertains to the subject property; b. That a need for the proposed zone classification exists within the area of the subject property; c. That the subject property is a proper location for the MHP Residential zone classification; d. That the requested zone change of the subject property will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice; e. That zone change pertaining to the subject property. .will not result in a need for greater water supply for adequate fire protection; and, SECTION 4. Based upon the foregoing, the City Council does hereby ordain that the zone change is approved, and that the official zoning map of the City of Santa Clarita is hereby amended so that the subject property is zoned MHP Mobile Home Park Residential, as shown on the attached map (Exhibit 1). SECTION 5. The City Clerk shall certify as to the passage of the Ordinance and cause it to be published in the manner prescribed by law; 0 3 - • PASSED AND APPROVED this day of • MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) ss CITY OF SANTA CLARITA) F41I42 I, , City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 90-29 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the day of 1990. That thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the day of 1990, by the following vote, to wit: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: MAR:r ID 226 CITY CLERK 0 I• I• Is Z b ' Zone Char A-2-1 to rom 0 • DATE: TO: FROM: APPLICANT: CASE PLANNER: LOCATION: REQUEST: •BACKGROUND: CITY OF SANTA CLARITA STAFF REPORT ZONE CHANGE NO. 90-015 September 4, 1990 Chairman Brathwaite and M"ber of lanning Commission Lynn M. Harris Director of Community Development City of Santa Clarita Michael Rubin, Associate Planner 27361 Sierra Highway, Canyon Country Zone change from A-2-1 Heavy Agricultural to Mobile Home Park Residential to allow continued operation of an existing mobile home park with 315 units The City Council adopted Resolution No. 90-164 on August 14, 1990 initiating this zone change. The property is commonly known as the "Cordova Mobile Home Park." Also, the property owner has applied for a conditional use permit and a variance to extend the use of the park to the year 2020. These entitlement requests also appear on the Planning Commission's September 4, 1990 agenda. (Please refer to the staff report for the c.u.p. and variance for further information regarding the applicant's need for them.) The purpose of this application is to allow the property owners to obtain long term financing for the mobile home park use; thereby allowing the owner to grant long term uses. PROJECT This proposal does not include any expansion or intensification of use. The site consists of 75 acres and is proposed to remain as 315 mobile home spaces, appurtenant parking, landscaping, and community recreation area with swimming pool and laundry room. If the zone change is approved, it would allow a mobile home park as a permitted use in perpetuity. No further discretionary approvals would be necessary for normal ongoing use as a mobile home park. The request for the zone change is only for the portion of the property that is used as a mobile home park. Additional land to the is north (river bed) and northeast that is adjacent to the mobile home park is under the same ownership as the park, but is presently vacant. Please refer to the attached site plan delineating these areas. q-1 -1 ZC-90-015 - 2 - September 4, 1990 rENVIRONMENTAL STATUS: This project is categorically exempt under section 15301 (Existing Facilities) of the State CEQA Guidelines and requires no further environmental review. GENERAL PLAN DESIGNATION; ZONING, LAND USE: The Santa Clarita Valley Areawide General Plan designation, existing zoning, and land use of the project site and adjacent properties are as follows: General Plan Zoning Existing Land Use PROJECT U3, CNEL 60 A-2-1 Mobile home Park NORTH U3, W/S, P R-3 Apartments, C -1 -DP Condominiums, A-1-10,000 Elementary School, Santa Clara River WEST W/SA-2-1 Santa Clara River Vacant . EAST U4 R -3 -DP Apartments C-3 SOUTH M. CNEL 60, M -1 -DP, C-3 Commercial Center, C. 0 M -1.5,A-2-1 Truck and Equipment Rental, Restaurant, Vacant The 1984 Los Angeles County Santa Clarita Valley Areawide General Plan designates this property as Urban 3 with a density range of 6.7 to 15 dwelling units per acre. The property is also within the C.N.E.L. 60 (Community Noise Equivalent Level -60 decibel) designation. This indicates a high noise level corridor. Although the City has not adopted the County's General Plan, staff is using it as a reference until the City adopts its own General Plan. The preliminary draft City General Plan land use designation is anticipated to retain this property for mobile home park use. INTERDEPARTMENT/INTERAGENCY REVIEV: As part of the conditional use permit and variance, only, comments and recommendations were solicited from departments and agencies which would be affected by this project. Comments received were considered by the Community Development Department as part of the • project review for the zone change as well. q -a ZC-90-015 - 3 - September 4, 1990 . CORRESPONDENCE RECEIVED A letter dated August 23, 1990 was received from G.H. Palmer Associates, who own adjacent property to the west. The letter discusses the present condition of this adjacent parcel as being land locked, and that this is the appropriate opportunity to obtain street access.for this.parcel. ANALYSIS: As proposed, the continued use of this site -as a mobile home park is reasonable and appropriate. The site has been used as a mobile home park since 1968 without any land use or public safety problems. There has been no conflict with any structures or uses established on adjacent properties. The access problem outlined above merits consideration by the Planning Commission. Presently, this mobile home park has only one means of access to an arterial street. All 315 mobile homes are limited to a single point of access to Sierra Hwy. It is likely that the adjacent parcel to the west will develop in the future and that an allowance for access to this parcel should be made at the present. Emergency access, only, will be sufficient. This will allow for a second means of access for the existing mobile home park • and provide a future point of access for the adjacent parcel. The property.owner has agreed to provide reciprocal access at the time the property to the west does the same. This is secondary access only. The property to the west must find a primary access in the future, prior to development of that property. This assures the City that appropriate emergency access for both parcels will be provided by the time the adjacent parcel is.developed. • RECOMMENDATION: Based on the comprehensive review of this.project, staff recommends that the Planning Commission take the following action: 1) Recommend approval to the City Council of Zone Change No. 90-015 subject to an emergency access being provided to the adjacent property to the west. 2) Adopt the attached Resolution P90-42. LMH: MAR:r 'I _ 2 ID 152 T J 0 0 0 VICINITY MAP Zc 90-015 I? a. A SOLEDAD CYN N SANTAgU)WCLARA> RIVER RDPROJECT SITE �. JAKES 3 WAY 4 VIA 9 4-1 0 ` S JRA ' u-SP• �"ri�'t.iY�OP�(� /'� •-.rib . ,� _ `,,, A SCH IGC,!HI �'Q (.� ..Y`, 11 ►d e Y rg _ •,t nor@ ' C —, m t m ltl aorado y ! �� nE o Yl E e even �o� r °' mo, QIh � m St. � f. D. � ro earbr N 3 v c c Q z Man gn. St. �� S� a (ULPH L LEMI - y N: D1 7. OFf. 0' and = br. FT t ' 25 • 4` c cS'... 14 a iebfd�� /Z. BI IW OL Im E 0 11 4:,j l G. H. Palmer Associates 1U'V Foal Estate Devalopment 23 August 1990 Ms. Lynn Harris Director of Community Development CITY OF SANTA CLARITA 23920 Valencia Blvd., suite 300 Santa Clarita, Ca 91355 RE: September 4, 1990 hearing to consider the City's Proposed Change of Zone From A-2-1 To MHP Residential for Assessor's Parcel No. 2836-001-34 & 35 & 36 Dear Ms. Harris: we are representing PARK PRINCESSA PROPERTIES, LTD., the owners of the westerly adjacent ("PPP") property. We are supportive of the above referenced ("Cordova") property's continued use as a mobilehome park. In fact, we believe the presently vacant PPP property's logical future use is .also as a mobilehome park. However, the PPP property is presently landlocked by the current site plan of Cordova. For several years we have been patiently waiting for the opportunity to rectify this situation. we had expected the appropriate time for PPP to request the municipality to resolve this land -lock would have been when the owners of Cordova filed to request an extension of their C.V.P. We at the purpose of understand from discussions propos d with ngeouof staff zoning�to MHP Residential for this property and other mobilehome parks around town is to make such C.V.P. extension hearings unnecessary. Therefore, the proposed change of zone would preserve the land -lock into the future. we must object to any action Cordova property unless access th o the PPthe P property with respect is as a condition of its approval. Further, we suggest this .is also the most efficient time for the City to consider expanding the area proposed for the zone change to include the entire logical geographic area in which the Cordova mobilehome park happens to be located. Continued... 11710 XAN %ncw4re eLvo. eUITe wm LOG ANGe E& (`-1 PC11NIA 100AG (2171 G07a100 4 -9 PAX 12137 207-2182 0 0 Ms. Lynn Harris August 23, 1990 Page 2 El L] Attached please find a composite aerial photograph/property exhibit which clearly identifies the access issue and the logical geographical area s to meet with the Citable for the ty andzone designation. We would be happy owners of Cordova to achieve an amicable and mutually agreeable resolution of these issues. Certainly, der no circumstances will PPP withdraw its objection to the proposed change of zona if these issues can not be satiriwYe resolved. Therefore, in the interest of all the parties, lookin resolution rof these longsto our t dingo mattersh ofawift concern. d timely Seat regards, Dan Sax almer, Jr. On Behalf of PARK PRINCESSA PROPERTIES, LTD. cW:co/cordova.mohfl Enclosure cc: Jeff Chaffin Mike Rubin Richard Henderson Russ Watson Rick Aston 0 4-l0 rrrv� � rorwwr •rte- ; =fir*• ; 1 N 0 0 0 0 RESOLUTION NO. P90-42 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA RECOMMENDING APPROVAL OF ZONE CHANGE CASE NO. 90-015 THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby find and determine as follows: a. A zone change was initiated by the City Council of the City of Santa Clarita ("the applicant•) on August 14, 1990 by the adoption of Resolution No. 90-164. The property for which this entitlement has been filed is a 75.1 -acre parcel located at 27361 Sierra Hwy. (commonly known as the Cordova Mobile Home Park). The purpose of the zone change is to request a change of zone from A-2-1 Heavy Agricultural to MHP Mobile Home Park Residential. The zone change is proposed only for the portion of the property used as a mobile home park: Portion of Assessor Parcel Nos. 2836-001-034 and -035, and the entire parcel 2836-001-036. b. A duly noticed public hearing was held by the Planning Commission an September 4, 1990 in the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. SECTION 2. Based upon the testimony and other evidence received at the public hearing, and upon studies and investigation made by the Planning Commission and on its behalf, the -Commission further finds and determines as follows: a. The City of Santa Clarita is proceeding in a timely fashion with the preparation of a general plan. There is a reasonable probability that this project, will be consistent with the general plan proposal currently being considered or studied, that there is little or no probability of substantial detriment to or interference with the future adopted general plan if the proposed resolution is ultimately inconsistent with that plan, and that the proposed project complies with all other applicable requirements of state law and local ordinances. b. Rezoning the subject property to MHP Mobile Home Park Residential is more appropriate than allowing continued use in the A-2-1 zone since the adoption of Ordinance No. 90-21, which creates the MHP zone. c. The proposed zone changewill not cause serious public health problems. The property will continue to be used as a mobile home park. d. Based upon review of the site plan, the subject property is adequate in size and shape to accommodate the continued use as a mobile home park and the development features prescribed in the City's Municipal Code. and otherwise required in order to integrate the proposed use of the subject property with the uses in the surrounding area. 1;7xd�7iI�E�� 0 4 0 -z e. Implementation of this proposal will cause no adverse effects on the environment which cannot be .adequately mitigated through the application of available controls. The design of the, project and the proposed improvements will not cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitat, since the project site is not located in a significant ecological area. SECTION 3. In making the recommendation contained in this resolution, the Planning Commission has considered certain principles and standards, and finds and determines as.follows: a. That modified conditions warrant a revision in the zoning plan as it pertains to the subject property; and b. That a need for the proposed zone classification exists within the area of the subject property; and c. That the subject property is a proper location- for the MHP Mobile Home Park Residential zone classification, and d. That placement of the proposed zone at the subject property will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice. is SECTION 4. The City of Santa Clarita Planning Commission has determined that this project is categorically exempt under section 15301 (Existing Facilities) of the State CEQA Guidelines and requires no further environmental review.' SECTION 5. Based on the foregoing, the Planning Commission hereby recommends approval to the City Council of the request for a change of zone to the MHP Mobile Home Park Residential zone classification. SECTION 6. The Secretary shall certify the adoption of this Resolution and shall transmit a copy to the applicant, and shall give notice of this recommendation in the manner prescribed.by Section 22.60.190 of the City's Planning and Zoning Code. PASSED, APPROVED, AND ADOPTED this 4th day of September, 1990. b -� ;D Louis Brathw ite, dhairman Planning Commission I hereby certify that the foregoing is a true copy of a Resolution adopted by. • the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 4th day of September 1990, by the following vote of the Commission: RESO P90-42 s -3- AYES: Commissioners: Brathwaite, Cherrington, Garasi, Modugno, and Woodrow NOES: Commissioners: NONE ABSENT Commissioners: NONE 17J • MAR:r ID 154 PESO P90-42 L� n M. Harris, Director Community Development wrig i NTmD v - on O - O H U W m p y i r" z a NZ x O ED CC / m e , UP g,: v OIN $ A c t V` S r �' d m a z I F00i poolZW B r r r \ ` m � 19 D D O OIN I x m �1 A - �>a m i "' 'E m m C I 1 m 9 1 m A n n o x,: m — e 6 � 1 a f O 8 tt 1 i s r t t i 1 I, e 1 r ,i \. F' aEllMACH9 �y xa * o� \�y / aC6 1 a coo _. 9 a mg \ D" S4 I SIL D" I SIL