Loading...
HomeMy WebLinkAboutAgenda Statement 1986/12/09 Item 14COUNCIL AGENDA STATEMENT Item 14 Meeting Date 12/9/86 ITEM TITLE: Public Hearing: PCS-87-5M-Consideration of tentative subdivision map for Orange Tree Pobilehome Park, Chula Vista Tract 87-5 - Acquisition Association for Orange Tree Mobilehome Park Resolution ~v2~ T vZ Approving tentative subdivision map for Orange Tree Mobilehome Park, Chula Vista Tract 87-5 SUBMITTED BY: Planning Director ~~~ REVIEWED BY: City Manager (4/5ths Vote: Yes No X ) 1. The applicant has submitted a tentative subdivision map known as Orange Tree Mobilehome Park, Chula Vista Tract 87-5 in order to convert an existing 155-space mobilehome park from a rental park to resident ownership. 2. The Environmental Review Coordinator has determined that the proposed project constitutes a Class 11(K) categorical exemption and does not require environmental review. RECOMMENDATION: Based on the findings contained in this report, adopt a motion to approve the tentative subdivision map for Orange Tree Pobilehome Park, Chula Vista Tract 87-5, subject to the following conditions: a. Provide fire hydrants at a minimum distance of 400 feet apart within the park, the type and location of the hydrants subject to approval of the City Fire Department. The applicant shall submit to the Fire Marshal a long range program for provision of fire hydrants prior to final map approval. b. Each space shall be required to post the space number of the unit in 6 inch high numbers mounted against a contrasting background prior to final map approval. The location and type of space number used is subject to approval by the Fire Marshal. c. The developers shall construct street improvements to include, but not be limited to concrete curb, gutter, sidewalk and asphalt paving along the frontage of the proposed Lot 3 and street lighting conforming to City Standards in Orange Avenue and Anita Street. Locations of proposed street lights shall be approved by the City Engineer and existing temporary street lights shall be removed. d. Developer shall enter into an agreement with the City in which developer agrees to remove the existing structure in Lot 3 and construct the required street improvements within two years after approval of the Final Subdivision Map. Page 2, Item 14 Meeting Date e. Right of way adjacent to Lot 3 shall be dedicated on the Final Map to provide for a total of 51 feet of right of way from the centerline of Orange Avenue to the property line of Lot 3. f. All utilities within the subdivision shall be undergrounded unless a deferral or waiver is granted. Additional right of way (5 feet in Anita Street and 4.5 feet in Orange Avenue shall be dedicated to allow for present or future undergrounding of utilities unless evidence is provided that the utility companies do not require additional right of way. An encroachment permit may be required for fences and structures extending into these strips of land. y. The developer shall comply with all applicable sections of the Municipal Code and the Subdivision Map Act prior to approval of the Final Subdivision Map. h. Prior to Final Map approval the developer shall submit and implement a tenant impact report approved by the Director of Community Development. i. Final CC&R's shall be submitted for approval to the Planning Department prior to Final Map approval delineating responsibility for maintenance and cost of maintenance of all common areas and facilities, roads or easements, and guest parking areas. BOARDS/COMMISSIONS RECOMMENDATION: The Montgomery Planning Committee, at their meeting of November 5, 1986, voted to approve the proposed subdivision subject to conditions c, d, e, f, g, h, and i. The Committee voted to reserve judgment on conditions a and b, and to defer to the recommendation of the Fire Marshal as a result of negotiations with the applicant, and the final decision of the Council. The Planning Commission, at their meeting of November 19, 1986, recommended approval of the proposed subdivision subject to all conditions outlined in the recommendation. DISCUSSION: Adjacent zoning and land use. North RS-7 South RU-24/RMH-11 East RMH-8/S-94 West C-36/S-94/M-52 Single family homes Mobilehome parks Mobilehome park/utility Commercial auto easement/RV storage easement repair/utility Existing site characteristics. The project site is an existing 155 space mobilehome park occupying two parcels totaling 17.25 acres between Orange Avenue and Anita Street in the Montgomery area. Page 3, Item 14 Meeting Date~'179756 The park was originally approved through the County of San Diego by Major Use Permit P67-112 for 107 spaces; the area was later expanded to accommodate the present total of 155 spaces granted by P68-121. The two parcels which constitute the park are connected by a 30' private road which crosses a 250' wide strip of land owned by San Diego Gas and Electric for utility purposes. The utility property surrounding the road is under lease by the mobilehome park from the utility company and is used for RV storage. Two common recreation areas are present each with swimming pools. There is one single family dwelling located in the northeast corner of the northern lot on a 9,000 sq. ft. parcel zoned R-V-15. Proposed development. The applicant proposes to convert the mobilehome park from a rental park to resident ownership. No changes are otherwise proposed in the use of the site, or in the internal design of the park. Under the conversion plan the residents, 33% of whom are now low and moderate income renters, will have the opportunity to purchase their space, owning the park jointly with other tenan±s as airspace condominiums. Substantial funding for the conversion is being provided by the City of Chula Vista through assistance programs directed by Community Development Department for low and moderate income housing. Low and moderate income residents who chose not to purchase their spaces may continue to live in the park by renting their spaces which would be owned by other homeowners or the redevelopment agency. Since there is some potential for the displacement of tenants who opt not to purchase their lots but find they cannot pay the 60 dollar a month rent increase resulting from conversion, relocation assistance will be provided as outlined in the proposed tenant impact report shown in Appendix A. The tenant impact report is required under State Government and Civil Codes, and by Municipal Code Ordinance 9.40 as well. The report and relocation plan is subject to the final approval of the Community Development Director and is made a condition of the tentative map. Tentative map. The tentative map proposes the subdivision of the property into three lots; 73 airspace units are contained in Lot 1 located on the rectangular property north of Anita Street, while 81 units are contained in the northern lot abutting Orange Avenue. Lot 3 contains a 9015 square foot area with the existing single family dwelling located at the northeast corner of proposed Lot 2. ANALYSIS: secause the park is existing and was approved under major use permits in 1967 and 1968, many conditions that might normally be required of new park developments where spaces are owned under a condominium arrangement would not '' ' . ,, r-- ._ Page 4, Item 14 Meeting Date 9 86 apply in this case. Enforcing compliance with the City's development policy for mobilehome parks would require complete redesign of the park and a possible reduction in the amount of spaces now available. This solution is viewed by staff as impractical and infeasible. There are, however, conditions required prior to final map approval which address provision of public improvements along Orange Avenue and Anita Street, and which address fire safety requirements relative to the interior of the park. The improvement requirements outlined by the Engineering Department stipulate that street improvements be installed along Orange Avenue adjacent to proposed lot 3 which would, within a two-year period, necessitate demolition or relocation of the existing dwelling which sits within the right of way. The applicant has requested that the improvements be installed over a three year period rather than the two year period required in the conditions of approval. The City Engineer has concluded that road improvements on this section of Orange Avenue will likely be needed within the next two years; and therefore, is not in favor of a three year time period. In addition, undergrounding utilities and upgrading of existing street lights are required to bring the mobilehome park into conformance with City standards. The existing light standards are mounted on utility poles, so that when undergrounding of utilities takes place, the poles supporting those lights will be removed. Light standards conforming to current regulations are therefore required. The applicant has submitted a request for deferral of the undergrounding requirements. Provision of fire hydrants at a distance of 400 feet apart within the park is a condition required to bring the park into compliance with State and local fire codes. Currently, the park contains four private system type standpipes with 2-1/2 inch pipes. Provision of approximately 9 new hydrants within the park and upgrading of pipes to a 6-inch diameter system is recommended by the Fire ~•1arshal, to be implemented over a five year period to help defray the cost of these improvements. The cost of these improvements has not been determined at this time. However, based upon a general cost estimate of $150,000 dollars for the improvements, each homeowner would pay approximately $16 a month for a five year period to provide for the installation of an upgraded fire system. Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Orange Tree Mobilehome Park, Chula Vista Tract 87-5, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. The site is physically suitable for the residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements -- streets, sewers, etc. -- which have been designed to avoid any serious problems. Page 5, Item 14 Meeting Date~J$s s. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use - The conversion of the park from a rental park to resident ownership results in no change in the existing land use. The site is currently in conformance with the medium density residential land use designated for that area. b. Circulation - The project proposes no change in traffic circulation over what is now existing. c. Housing - The conversion project serves to further the goals of the Housing Element by preserving available housing for low and moderate income residents on a long-term basis. d. Conservation - The conversion makes no physical changes to an existing condition and has no adverse effect upon the Conservation Element of the General Plan. e. Park and Recreation, Open Space - The conversion makes no physical changes to an existing condition and has no adverse effect upon the Park and Recreation and Open Space elements of the plan. f. Seismic Safety - The conversion to resident ownership makes no physical changes to an existing condition and has no effect upon the Seismic Safety Element of the General Plan. g. Safety - By bringing the existing park into compliance with State and local fire codes the project brings the existing mobilehome park into substantial compliance with the Safety Element of the General Plan. h. Noise - The conversion to resident ownership makes no physical changes to an existing condition and has no effect upon the Noise Element of the General Plan. i. Scenic Highway - The conversion to resident ownership makes no physical changes to an existing condition and has no effect upon the Scenic Highway Element of the General Plan. j. Bicycle Routes - The conversion to resident ownership makes no physical changes to an existing condition and has no effect upon the Bicycle Routes Element of the General Plan. k. Public Buildings - The conversion to resident ownership makes no physical changes to an existing condition and has no effect upon the Public Buildings Element of the General Plan. Page 6, Item 14 Meeting Date-T27?3756 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the City Council certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. The proposed change to resident ownership will provide long-term housing opportunities for low and moderate income residents, and by doing so meets both the housing needs of the region and the public service needs of the residents of the City. FISCAL IMPACT: None WPC 3379P y the City Council of Chula Vista, Gattfornia Dated ~~~~ l'