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HomeMy WebLinkAbout1990-08-28 - ORDINANCES - MH PARK RESID ZONE (2)NO. 90-21 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, ADDING SECTION 22.12.100 TO, ADDING PART 2.1 TO CHAPTER 22.20 OF, REPEALING SECTION 22.52.500 OF, AND AMENDING SECTIONS 22.08.100, 22,12.160, 22.20.200, 22.20.290, 22.20.370, 22.20.440, 22.24.100, 22.24.150, 22.28.060, 22.28.110, 22.28.160, 22.28.200, 22.28.250, 22.32.040, 22.32.100, 22.32.160, AND 22.32.220 OF, THE SANTA CLARITA MUNICIPAL CODE, RELATING TO THE ESTABLISHMENT OF A MOBILEHOME PARR RESIDENTIAL ZONE TO THE CITY'S ZONING ORDINANCE. THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ORDAINS AS FOLLOWS: SECTION 1. Section 22.12.100 is added to the Santa Clarita Municipal Code to read: 22.12.100 Director's Classifications A. Classification. 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. B. Findings. In classifying a use as a use permitted in a zone subject to a conditional use permit, the 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 use 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 located; and -1- DCH/WP/ORN31790 (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. 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 "Mobilehome parks, subject to the conditions of Part 6 of Chapter 22.52" as an allowed use in such section. SECTION 3. 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. SECTION 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 1. Part 2.1 is added to Chapter 22.20 of the Santa Clarita Municipal Code as follows: PART 2.1 - CHAPTER 22.20. MHP MOHILEHOME PARK RESIDENTIAL ZONE. 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 alternative 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 mobilehome communities which are located in areas of the City which are planned or proposed for -2- DCH/WP/ORN31790 residential development or which are found to be compatible with existing surrounding zoning and/or uses. 22.20.161. Permitted Uses. Property in Zone MHP may be used for: -Adult residential facilities, 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. -Large Family Day Care Homes. -A Single Mobilehome on a lot, subject to the provisions of Part 6 of Chapter 22.56 of this Code. -Mobilehome Parks. -Mobilehome Models, erected on the same premises and used in conjunction with the new subdivision tract, of single mobilehomes on individual lots, offered for 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 which such tract office is located, for a period of not to exceed two (2) years, provided: -3- DCH/WP/ORN31790 (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 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 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 three hundred (300) feet of any other licensed residential care facility, as defined by the Health and Safety Code. Foster family homes and adult residential facilities for the elderly, persons over 62 years of age, shall be excluded from this requirement. -Recreation Facilities, neighborhood, not accessory to a principal use, including tennis, and swimming, where operated as a non-profit corporation for the use of the surrounding residents. This provision shall not be interpreted to permit commercial enterprises. -Signs as provided in part 10 of chapter 22.52. -Small Family Day Care. -small Family Homes, Children. -Riding and Hiking Trails, excluding trails For motor vehicles. 22.20.162. Accessory Uses. Property in zone 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. -4- DCH/WP/ORN31790 Section 22.20.163. Uses 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. -Adult Residential Facilities, having seven (7) or more persons. -Arboretums and Horticultural Gardens. -Child Care centers. -Churches, Temples, or other places used 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. children. -Group Homes, Children, having seven (7) or more -Land Reclamation Projects. -Museums. -oil Wells. -5- DCH/WP/ORN31790 -Public Facilities. -Public Utilities. -Radio and Television Stations and Towers, 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 Code 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 8 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 area. Each lot shall have a minimum of r" 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 25% or more. A non -conforming lot of 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. Mobilehome 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 Density. 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. -6- DCH/WP/ORN31790 (b) Such lot area shall include access, mobilehome parking, automobile parking, outbuilding space, recreational areas, and other similar uses. 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 side yards of not less than five (5) feet. (5) Rear Yards. Each lot or parcel of land shall have a rear yard of not less than fifteen (15) feet in depth. F. 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 11 of Chapter 22.52 of this title. -7- DCH/WP/ORN31790 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 either a decorative wall, a decorative fence, an opaque hedge of shrubs or trees, or landscaped berm. Such screening shall be tapered to less than five (5) feet where needed to provide unobstructed visibility from motorists. I. " 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 twelve (12) square feet in total sign area, advertising property for sale, lease, or rent, or indicating vacancy status, may be located at each principal entrance, (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 in 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) feet of any exterior property line. J. Local Park Space Obligations. Local park space which may be private, shall be provided to serve the mobilehome 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 -8- DCH/WP/ORN31790 participate in the funding of parks and/or park improvements pursuant to any other provision of this. Code. R. 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 shall be laid out in a manner to provide safe and convenient access to residences by automobiles, emergency vehicles, and service vehicles. (b) Principle vehicular access points shall be 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 traffic 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) Walkways and Bikeways. If bikeways and pedestrian ways are provided in mobilehome parks: (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. -9- DCH/WP/ORN31790 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 mobilehome 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. P. Travel Trailer Park Prohibition. Travel trailer parks shall not be permitted within any mobilehome park. 22.20.165. 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 Chapter 22.56 of this Title. For the purpose of this section, a mobilehome 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 mobilehome 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 Code. Approval of a site plan for a mobilehome 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 Code 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 -10- DCH/WP/ORN31790 Public Resources Code, and the City's implementing rules procedures related thereto. 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 6. The provisions of Sections 22.20.200, 22.20.290, 22.20.370, 22.20.440, 22.24.100, 22.24.150, 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. SECTION 7. The provisions of Sections 22.32.040, 22.32.100, 22.32.160, and 22.32.220 are amended by deleting "Mobilehome parks" as an allowed use in such sections. SECTION $. Section 22.52.500 of the Santa Clarita Municipal Code is repealed. SECTION 9_. This ordinance shall become effective at 12:01 a.m. on the thirty-first day after adoption. SECTION IQ. The City Clerk shall certify to the passage of this ordinance and shall cause the same to be published as required by law. PASSED AND APPROVED this 28th day of August , MAYOR ATTEST: CITY' CLERK -11- DCH/WP/ORN31790 a STATE OF CALIFORNIA ) COUNTY OF IAS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Donna M.Grindev , City Clerk of the City of Santa Clarit4 do hereby certify that the foregoing Ordinance No. 9G-21 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 14th day of Augmt , 19Qn. That thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 2af-h day of August , 1990, by the following vote, to wit: AYES: NOES: ABSENT: COUNCILMEMBERS: Boyer, Heidt, Klajic, MCReon,Darcy CUUMCSLMEMERS: None COUNCILMEMBERS: None -12- DCH/WP/ORN31790