Loading...
HomeMy WebLinkAbout1988-01-26; City Council; 9276; Mobilehome Park Permit, Waiver Solamar Mobilehome ParkClv*k. OF CARLSBAD - AGENr" BILL \B# 7 J7' ATG. 1/26/88 IEPT. PLN MOBILEHOME PARK PERMIT AND WAIVER DEPT. HD, CITY MGR. TITLE: OF A TENTATIVE AND FINAL MAP FOR THE SOLAMAR MOBILEHOME PARK - CITY ATT RMHP 87-1 - SOLAMAR MOBILEHOME ESTATES RECOMMENDED ACTION: Both the Planning Commission and staff are recommending that the City Council direct the City Attorney's Office to prepare documents APPROVING RMHP 87-1 and a waiver of a tentative and final map and direct the City Engineer to prepare a Certificate of Compliance according to Planning Commission Resolution No. 2708. ITEM EXPLANATION The Solamar Mobilehome Park is located in LFMP Zone 22. Prior action by the City Council exempted mobilehome park conversions from having an approved zone plan prior to processing this type of application. The residents of the park are requesting a mobilehome park permit and waiver of a tentative and final map to allow conversion of the park to condominium ownership. The proposed conversion to condominium ownership will not adversely impact either the Solamar residents or the City. Residents will be able to have the security of owning their own land without the fear of annual rent increases or displacement. Conditions have been provided to improve compliance with development standards and maintain the park appearance. The conversion will provide the City with continued low-moderate income housing in the coastal zone and will stablize housing costs in the park. The main issues involved in the conversion focus on four areas : 1) Non-critical non-conformancies relating to setbacks, parking and lot width; 2) Critical non-conformancies relating to fire safety; 3) Non-conforming use of travel trailers; and 4) Upgrading of water supply facilities. The Planning Commission and staff are recommending that the non-critical items be permitted to remain because they will become conforming over time as coaches are expanded or replaced. Critical non-conformancies will be addressed in the abatement program established by the Fire Department which is included as an attachment to the Planning Commission resolution. The applicants will be required to offer life- leasehold agreements to the two spaces that currently are c Page 2 of Agenda Bill No. YJ% occupied by travel trailers. At the expiration of the agreements, the spaces will convert to guest parking. Four travel trailers located near the laundry will be required to be removed. The water lines in the park were determined by the Fire Department and Costa Real Water to be inadequate. Therefore, the park will be required to upgrade its water system within one year of the Recordation of the Certificate of Compliance. At the Planning Commission meeting, residents of the park requested that the RV parking be allowed to continue and that the two spaces occupied by travel trailers be allowed to remain. They also asked to be allowed three to five years to upgrade the water lines rather than the recommended one year. The Planning Commission voted unanimously to approve staff's recommendations based on the analysis provided in the attached staff report. ENVIRONMENTAL IMPACT The Planning Director has determined that this project is categorically EXEMPT from environmental review per Section 15301(K) of CEQA. FISCAL IMPACT The proposed conversion is subject to Growth Management Fees and processing fees. The park is located in Zone 22 and because this zone plan has not yet been approved, fees have not been established. The applicants have paid a processing fee of $1090. They are requesting a waiver of both sets of fees. The conversion is exempt from fees incurred during the subdivision of land (i.e, park-in-lieu, drainage) as well as PFF and school fees. Because the park will remain basically the same as it is today, the demand for public facilities will not increase and fiscal impacts will be minimal. 1. Planning Commission Resolution No. 2708 2. Planning Commission Minutes dated January 6, 1988 3 Planning Commission Staff Report w/attachments, dated January 6, 1988 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 ia 19 20 21 22 22 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 2708 A RESOLUTION OF THE PLANNING COMMISSION OF THE C TY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A RESIDENTIAL MOBILEHOME PARK PERMIT AND WAIVER OF A TENTATIVE AND FINAL MAP FOR PROPERTY GENERALLY LOCATED ON THE EAST SIDE OF CARLSBAD BOULEVARD, WEST OF THE AT&SF RAILROAD, SOUTH OF PALOMAR AIRPORT ROAD APPLICANT: SOLAMAR MOBILEHOME ESTATES CASE NO: RMHP 87-1 WHEREAS, a verified application for certain property to wit: A portion of Lot H of Rancho Agua Hedionda in the City of Carlsbad, according to a partition map thereof No. 823, filed November 16, 1896 has been filed with the City of Carlsbad, and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 6th day of ganuary, 1988, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map and Planned Unit Development. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad, as follows: A) That the above recitations are true and correct. 6) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of RMHP 87-1, based on the following findings and subject to the following conditions: ... ... 1 2 3 4 5 6 7 0 9 10 11 12 13 14 15 16 17 le 1s 2c 23 22 2: 24 25 26 27 2f Findings: The proposed conversion, at a density of 8.6 dufac, is consistent with the City's General Plan and LCP designations of RMH (8-15 du/ac, control point 11.5). The proposed conversion is consistent with the Housing Element of the General Plan by encouraging opportunities for moderate income housing in the City of Carlsbad and in the Coastal Zone. 100% of the residents of Solamar Mobilehome Park have ratified the Purchase Contract indicating their desire to participate in the proposed conversion. The mobilehome park will remain substantially the same in appearance following the conversion because acreage, lot numbers, sizes, and configuration will remain the same. The proposed conversion is for an existing mobilehome park on a single parcel. The proposed subdivision will not result in the economic displacement of any owners on remaining unpurchased interests located within the park because a plan has been submitted which provides for their relocation. As discussed in the staff report, the proposed project as conditioned complies with all the requirements of Section 6.6428 of the Subdivision Map Act. The applicant is concurrently processing both a mobilehome park permit and a Certificate of Compliance. The proposed project will not increase the demand for public facilities or services because the existing mobilehome park will remain substantially the same. The proposed project will not increase residential desities as mandated by Proposition E and appproved by the voters because the residential density of the mobilehome park will remain the same. The proposed project is exempt from environmental review per Section 15301(k) of CEQA. PC RES0 {I2708 -2- - 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 IC 17 If 1s 2c 21 2: ' 2: 24 2: 2E 27 2E Conditions Approval is granted for RMHP 87-1, as shown on Exhibit I'A", dated 3anuary 6, 1988, incorpo.rated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on April 22, 1986 and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfill the subdivider's agreement to pay the public facilities fee dated December 17, 1987, and the agreement to pay the Growth Management Fee dated December 17, 1987, copies of which are on file with the City Clerk and are incorporated by this reference. If the fees are not paid this application will not be consistent with the General Plan and approval for this project shall be void. Prior to recordation of the Certificate of Compliance, the applicant shall establish a homeowner's association and corresponding covenants, conditions and restrictions. Said CC&R's shall be submitted to and approved by the Planning Director prior to recordation of the Certificate of Compliance. Said CC&R's shall not be amended without approval of the City Attorney. A 500' scale mylar of the subdivision shall be submitted to the Planning Director prior to the recordation of the Certificate of Compliance. 'Said map shall show all lots and streets within and adjacent to the project. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. Any signs proposed for this development shall be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. Common trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director. RES0 NO. 2708 -3- - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 le 19 2c 21 22 22 24 25 26 27 28 9) 10) 11) 12) 13) 14) ... ... This project is being approved as a condominium permit for residential homeownership purposes. If any of the units in the project are rented, the minimum time increment for such rental shall be not less than 26 days. A condition so stating this shall be placed in the C.C.&R's for the project. The applicant shall comply with the abatement program attached herewith, as submitted by the Fire Department on January 6, 1988, regarding non-conformance to development standards of Title 25 (CAC) and the RMHP Zone as established and enforced by City's Fire and Building Departments. Copies of the abatement program shall be placed on file in the Planning, Building and Fire Departments. All non-conforming structures by reason of inadequate yards shall be brought into conformance with current development standards when they are replaced or expanded. No expansion or repair of any structure that is identified in the abatement program shall be issued a building permit unless the structure complies with the abatement program. Prior to issuance of any future building permits, the applicant shall be required to provide a site plan of his individual space showing the precise location of the coach and all accessory structures on the subject site. In addition, the site plan shall show the precise location of structures, mobilehomes and accessory structures on the spaces abutting the subject site. Plans shall indicate a compliance with the development standards of the RMHP Zone and also the development standards of Title 25 of the California Administrative Code if the City has not done a zone code amendment to provide consistency with carport/awning standards. The intent of this condition is to ensure that replacement structures comply with current development standards. Prior to recordation of the Certificate of Compliance, the homeowner's association shall offer a life leasehold agreement to the owners of Spaces 35 and 58 which will allow them to continue to reside at their current space. Once. the lease expires the two spaces shall be converted to guest parking. Said lease shall be approved by the City Attorney. Solamar Mobilehome Estates shall submit annual verification that the lease is still in effect. A hold harmless agreement regarding the physical condition of the utility lines shall be submitted to the satisfaction of the City Attorney prior to recordation of the Certificate of Compliance. PC RESO. NO. 2708 -4- 4 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Fire The four existing recreational trailers located near the laundry shall be removed within 120 days after recordation of the Final Public Report issued by the Department of Real Estate. The area shall be converted to guest parking. The mobile home park is prohibited from the rental of space for tents, recreational vehicles, or trailers as temporary living quarters. Approval of RMHP 87-1 is contingent upon approval of a Coastal Development Permit by the California Coastal Commission or its successor in interest. If said Coastal Development Permit requires modifications, then approval of RMHP 87-1 is not valid until the proposed modifications are approved by the City. No variance applications for any nonconforming structures in existence at the time this subdivision is approved by the City Council shall be submitted for one year from the recordation of the Certificate of Compliance because non- conformancies were discussed and acted upon as part of the approval of this permit. Any future variances shall show conformance to the extent feasible to the development standards of the RMHP Zone. All conditions of Tenant Impact Report, dated November 13, 1987, are incorporated herein by reference. The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and onsite roads and drives to the Fire Marshal for approval. All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction. In accordance with the abatement program as specified in Condition No. 11 above, the mobilehomes on Spaces 33 and 34, 41 and 42 shall be required to install a private fire protection system to the satisfaction of the Fire Department. Within one year from the recordation of the Certificate of Compliance, a public or private water system capable of delivering adequate water for fire protection purposes shall be installed to the satisfaction of the Fire Department. Prior to recordation of the Certificate of Compliance, the applicant shall enter into a secured agreement with the City to guarantee construction of the water system. PC RESO. NO. 2708 -5- 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of I the Planning Commission of the City of Carlsbad, California, held on the 6th day of ganuary, 1988, by the following vote, to wit: AYES: Chairman McFadden, Commissioner Hall, Marcus, Holmes, Schlehuber, Schramm NOES: None ABSENT: McBane ABSTAIN: None JEANNE McFADDEN, Chairman CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL 3. HOLZMILLER PLANNING DIRECTOR PC HESO NO. 2708 -6- SPACE NO. 5 7 14 28 21 23 * 29 * 30 33 * 34 34 31 32 35 36 43 41 * 42 44 44 48 53 54 60 63 75 81 81 83 76 86 87 97 99 98 101 103 71 ABATEMENTPROGRAM SOLAblXR MOBILE HOME TRAILER PARK ADDRESS 6492 Friendly P1. 6496 Friendly P1. 6509 Friendly P1. 6510 Easy St. 6496 Easy St. 6500 Easy St. 6498 Ocean View 6500 Ocean View 6506 Ocean View 6507 Easy St. 6507 Easy St. 6502 Ocean View 6504 Ocean View 6509 Easy St. 6508 Ocean Veiw 6522 Ocean View 6518 Ocean View 6520 Ocean View 6524 Ocean View 6524 Ocean View 6529 Easy St. 6519 Easy St. 6517 Easy St. 6520 Friendly P1. 6520 Easy St. 6530 Ocean View 6602 Ocean View 6602 Ocean View 202 Sea Breeze 6532 Ocean View 201 Sea Breeze 6602 Easy St. 6616 Ocean View 6612 Ocean View 6614 Ocean View 6608 Ocean View 201 Sea Breeze 202 Easy St. NON CONFORMANCY Wood Storage Cabinet Wood Storage Cabinet Coach to Coach Spacing Coach to Coach Spacing Wood Storage Cabinet Wood Storage Cabinet Wood Carport Sturcture Combustible Carport Coach to Coach Spacing Coach to Coach Spacing Wood Storage Cabinet Wood Greenhouse Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet Coach to Coach Spacing Coach to Coach Spacing Wood Storage Cabinet 3 Storage Cabinets Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet 3 Storage Cabinets Wood Storage Cabinets Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet 3 Storage Cabinets Wood Awning Wood Awning Wood Awning Wood Storage Cabinet Wood Storage Cabinet Wood Storage Cabinet CORRECTION REQUIRED ABATEMENT PERIOD Move or Protect Exterior Move or Protect Exterior Protect Openings Protect Openings Move or Protect Exterior Move or Protect Exterior Remove Wood Structure Remove or Protect Exterior Protect Openings Protect Openings Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Protect Openings Protect Openings Move or Protect Exterior Remove 1 / Remove Power Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior Remove 1 Storage Cabinet Move or Protect Exterior Protect Exterior Wall Protect Exterior Wall Protect Exterior Wall Remove 1 Storage Cabinet Remove Combustible Roof Support 3’ From Property Lint Install Roof Skylight Move or Protect Exterior Move or Protect Exterior Move or Protect Exterior 30 Days 30 Days 90 Days 90 Days 30 Days 30 Days 90 Days 90 Days 90 Days 90 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 90 Days 90 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 30 Days 90 Days 90 Days 90 Days 30 Days 30 Days 30 Days Fire Department 1/6/88 MINUTES Meeting of: PLANNING COMMISSION Time of Meeting: 6:OO p.m. Date of Meeting: January 6, 1988 Place of Meeting: City Council Chambers y\\\ COMM ISSlON ERS CALL TO ORDER: Chairman McFadden called the Meeting to order at 6:OO p.m. PLEDGE OF ALLEGIANCE was led by Chairman McFadden. ROLL CALL: Present - Chairman McFadden, Commissioners Hall, Holmes, Marcus, Schlehuber, and Schramm Absent - Commissioner McBane Staff Members Present: Michael Holzmiller, Planning Director Charles Grim, Assistant Planning Director Gary Wayne, Senior Planner Adrienne Landers, Associate Planner Bobbie Hoder, Senior Management Analyst Ron Ball, Assistant City Attorney Lloyd Hubbs, City Engineer Bob Wojcik, Principal Civil Engineer Martin Orenyak, Community Development Director Mike Smith, Fire Captain PLANNING COMMISSION PROCEDURES: Chairman McFadden reviewed the Planning Commission procedures on the overhead for the benefit of the audience. COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA: There were no comments from the audience. Motion was duly made, seconded, and carried to commend Mary Marcus, 1987 Planning Commission Chairman, for her outstanding leadership over the past year. PUBLIC HEAXING: 1) RMHP 87-1 SOLAMAR - Request for a mobile-home park permit and waiver of a tentative and final map to convert an existing mobilehome park to condominium ownership at the east side of Carlsbad Boulevard, west of the AT&SF railroad, south of Palomar Airport Road in the RMHP zone, Local Facilities Management Plan Zone 22. Prior to her staff presentation, Adrienne Landers called to the Commission's attention changes to Conditions 1\11 and #23 which were distributed by staff memo dated January 5, 1988. Adrienne Landers, Associate Planner, reviewed the background of the request and stated that the applicant is requesting approval of a residential mobilehome park permit and the waiver of a tentative and final map to allow conversion of the Solamar Mobilehome Park to condominium ownership. The Solamar Mobilehome Park consists of 108 mobilehomes, clubhouse, pool, and laundry facilities on 12.5 acres located on the east side of Carlsbad Boulevard, west of the AT&SF railroad, and south of Palomar Airport Road in the RMHP zone, LFMP zone 22. Hall Holmes Marcus McFadden Schlehuber Schramm <- MINUTES January 6, 1988 PLANNING COMMISSION Page 2 y COMMISSIONERS The park has been in existence for nearly 30 years and is populated mainly by senior citizens. would give them the security of private home ownership and the freedom from worrying about annual rent increases. The City is also interested in approving the condominium conversion because it will stabilize housing costs for a large number of residents who live on fixed incomes in the park. It will also increase the health and safety of the residents over time by bringing the park into conformance with the development standards of the mobilehome park zone. Staff has reviewed the proposed conversion and finds that it complies with the zoning General Plan and LCP designations. It is also consistent with the Subdivision Map Act, growth management, and the findings required to grant a waiver of the tentative and final map. A number of nonconformancies were discovered at the park, many of which were installed while the park was in the county jurisdiction and grandfathered in when the City took over in 1981. Staff felt that most of the noncritical items (setbacks, lot width, parking) would correct themselves over time as coaches were expanded or replaced. As a result of field inspections by the Building and Fire Departments, an abatement program was established for those critical nonconformancies which were considered to be potentially unsafe. to the water supply availability at the park. Department and Costa Real feel that the water system is inadequate to provide the delivery of sufficient water for fire protection purposes. As a result, in addition to the abatement program the project was conditioned to upgrade the water system within one year of the recordation of the Certificate of Compliance. With the conditions required to mitigate the nonconformancies, the proposed conversion meets all of the required findings and staff recommends approval. Condominium conversion A major concern relates Both the Fire Commissioner Schlehuber requested that the record show he had toured the park with Mr. Williams and had received letters from Ruth and John Watson as well as Mr. Taft which are on file. Chairman McFadden and Commissioners Schramm and Marcus also indicated that they had toured the Solamar Mobilhome Park with Mr. Williams. Chairman McFadden inquired if the abatement program in the staff report is the one referred to in Condition 1/10, page 4. Adrienne Landers replied that Condition 1\10 refers to the entire abatement program and not just Phase 1. Chairman McFadden inquired if the applicant had been furnished a copy of the abatement program and the changes to Conditions 1/11 and 1/23. Adrienne Landers replied that the applicant was aware of the abatement program but had not received the changes to Conditions 1/11 and 1/23. A copy of the staff memo was given to the applicant. Commissioner Schlehuber inquired if the change to Condition 1/11 requires removal of the sheds which do not conform to standards. program addresses only the critical nonconformancies, not setbacks or parking. Commissioner Schlehuber inquired if the abatement program covered.the water, temporary visitor trailers, two nonconforming lots, and relocation of storage sheds. Adrienne Landers replied that the abatement program covers specific corrections to specific lots. gallery were given copies of the abatement program. Adrienne Landers replied that the abatement Members of the MINUTES January 6, 1988 PLANNING COMMISSION Page 3 COMMISSIONERS ' Mike Smith, Fire Captain, briefed the Commission on the the abatement program and stated that most of the corrections were to storage cabinets which are located on or near the property lines, a violation of the ordinance and Title 25 requirement which prohibits placement of combustible storage cabinets within three feet of the property line. Each specific lot, nonconformancy, and needed correction was discussed. Slides were shown of nonconforming conditions. Commissioner Hall inquired how Condition 1\13 will work and Adrienne Landers replied that prior to the recordation of the Certificate of Compliance, the occupants of Spaces 35 and 58 will be required to sign a life leasehold agreement which will allow them to reside at their current space. Commissioner Hall inquired if the life leasehold agreement pertained to the current residents only, or if it included their heirs and descendants. Adrienne Landers replied that it applied only to the current residents of those spaces. the conclusion of the life leasehold, the spaces would convert to guest parking. the spaces from the current residents at that point in time. Commissioner Hall inquired what purchase mechanism would be used. Adrienne Landers replied that she could not specify the mechanism, only that at the conclusion of the life leasehold the spaces would convert to guest parking. Ron Ball, Assistant City Attorney, responded that the purchase mechanism would have to be covered in the agreement itself, and that perhaps the homeowner's association could convey consideration for the remaining value of the leasehold. Commissioner Hall inquired if it would be better to finalize the purchase arrangements at this time and Mr. Ball replied that an attempt could be made to do it at this time but that the property values would be difficult to determine. If it is determined that there is no leasehold value at the end of the lease, the annual inspections would verify when the lease was terminated and the conveyance could be determined automatically. converted to guest parking. Commissioner Schrm inquired if the two sites being discussed were a part of the 108 spaces. that they were. Commissioner Schramm inquired that since the lots were currently in the process of being purchased, and the property ultimately went to heirs, if the purchase arrangements would be written into the lease agreement. Gary Wayne, Senior Planner, replied that staff envisions the sites being purchased by residents reduced to 106 spaces and that those two sites would be purchased now by the homeowner's association. homeowner's association to the two residents. Chairman McFadden declared the public hearing open and issued the invitation to speak. Don Williams, President of the Solamar Park Purchase Committee, 204 Sea Breeze, addressed the Commission and stated that Solamar is the first park to achieve lOOZ participation to purchase and gave a brief overview of the history of the negotiations and the concerns of the residents, i.e. rental increases, rezoning, and upkeep. He stated that it has become necessary to purchase the park with At The park would presumably purchase The spaces would then be Mr. Ball replied The life lease would be offered by the MINUTES January 6, 1988 PLANNING COMMISSION Page 4 a GAP loan bearing an April 30 deadline and that it is necessary to have all approvals (Planning Commission, City Council, Coastal Commission, and Department of Real Estate) by April 1 in order to meet the deadline. meet this deadline the residents are faced with an additional $72,000 to pay for points to extend the loan. approval of the project and thanked staff for their assistance in the conversion process. Commissioner Holmes inquired on the status of the Coastal Commission approval. Mr. Williams stated that this was being handled by the consultants. David Summers, Continental Associates, responded to the question and stated that the Coastal Commission will not review the project without affirmative action by the Carlsbad City Council. Isabelle Preen, 6525 Easy Street, Solamar Estates, addressed the Commission and stated that the residents attempting to purchase the park are mostly retired with modest, fixed incomes. They need to keep costs at a minimum. Commissioner Hall inquired if she was in agreement with the abatement program and Ms. Preen replied that she only received a copy of the abatement list this evening. Frank Clark, 201 Easy Place, Solamar Estates, addressed the Commission and stated that he is representing himself (Space 1/35) and his mother-in-law who is 85 years old (Space 1/58). Due to infirmities, his mother-in-law resides in a small travel trailer located on Space 1/58 because it is easier for her to move around in and take care of. He has been advised that there is room on the lot for a mobile home, including proper setbacks. They would like to purchase these lots and do not want to be discriminated against. If they do not He urged Slides of Spaces 1\35 and 1/58 were shown to the Commissioners and the gallery. footage of the spaces. #35 is approximately 1,100 sq. ft. and Space 858 is approximately 1,400 sq. ft. Maxine House, 6528 Ocean View, Solamar Estates, addressed the Commission and stated that she has lived at Solamar since 1976. She feels that the requirement to move the sheds would create a hardship on the widows and elderly. the metal protectors would be nice but that it might be a problem to get them done within 30 days. Commissioner Schlehuber inquired if Ms. House was aware that the sheds did not have to be moved if they received the protective exteriors. that information this evening. Commissioner Holmes inquired on the average lot size at Solamar. Adrienne Landers stated that the minimum requirement is 3,500 sq. ft. but she would guess that the average is about 2,800 sq. ft. since 68;2 of the lots do not conform to the minimum. Bethine Bellman, 6507 Friendly Place, Solamar Estates, addressed the Commission and stated that she is in favor of retaining the four RV sites. She feels it is a great convenience to residents with guests and visitors passing through the area. The sites are well maintained and the monthly revenue to the park is about $800 mo. which can be applied to their expenses. Commissioner Hall inquired about the square Adrienne Landers replied that Space She feels that She replied that she had only received ' .- A MINUTES January 6, 1988 PLANNING COMMISSION Page 5 Y COMMISSIONERS Chuck French, 6532 Ocean View, Solamar Estates, addressed the Commission and stated that he was surprised to hear that the water system is ineffective for fire. replace the water system within one year would be prohibitive when the $800 mo. revenue from the RV sites is being eliminated. Commissioner Schlehuber inquired who would be liable if someone was unable to escape from their home in a fire and two people died. He feels it would be much better to improve the water system now and add the cost to the original loan rather than later. David Summers, Continental Consultants, responded that the people would certainly be upset if a fire-related death occurred but the park has existed for 30 years and there has not yet been a fire. He feels the problem was inherited and that it will cause a financial hardship since many people have already dipped into their meager savings. concerned about all the additional expense of the abatement program and the replacement of the water system in addition to the fees which have already been assessed. He feels the replacement of the water system will cost around $100,000. Commissioner Marcus stated that she felt $1,000 per unit was an insignificant amount when it concerned the health and safety of the residents. Commissioner Schramm inquired if staff would consider extending the one year limit on the water system. replied that an extension would be considered if major strides have been taken and completion of the project is imminent. He feels the cost to He is Mike Smith Commissioner Holmes inquired if Martin Orenyak, Community Development Director, was aware of any public money which might be available to assist the park residents in correcting the water deficiency. Mr. Orenyak replied that the only funding available would be straight general fund, set aside/redevelopment money, or block rent money. He sees nothing on the immediate horizon but their request for financial assistance would be considered. David Summers, Continental Consultants, 7970 Convoy Court, San Diego, addressed the Commission and stated that the conversion is for economic stability and he feels that the conditions imposed (fire safety, parking, etc.) are for aesthetic purposes. In his estimation, the conversion is simply a change of ownership. Committee had the option of a condominium conversion or a cooperative conversion. The condominium conversion requires more money up front but the interest rates are more favorable. He cited Condition 113 and stated that mobilehome parks are exempt from paying fees. 117, and 1/8 which are not applicable since the landscape is maintained through CC&R's. that longer time needs to be allowed. He cited Condition 1/23 and requested consideration; he feels 3-5 years is needed to complete the replacement of the water system. He does not know if the bank will lend additional money to correct the water problem. Commissioner Hall inquired why the Committee had selected the condominium conversion over a cooperative conversion and Mr. Summers replied that a condominium is more marketable. He stated that the Purchase He cited Conditions 1/6, He cited Condition 1\10 and feels MINUTES 4 January 6, 1988 PLANNING COMMISSION Page 6 COMMISSIONERS Y Commissioner Hall inquired about Mr. Summers' reference to current standards since the only standard being required was holding to the fire standard. Mr. Summers replied that he was referring to the two spaces which will be converted to guest parking since most of the mobilehomes do not meet the minimum lot size standard. Since a single width mobilehome will fit on those lots, he feels the residents should be given the opportunity to purchase the lots and place a new mobilehome on the sites. Commissioner Marcus inquired if Mr. Summers had remarked that the residents don't want to upgrade the park and don't want aesthetic improvement; she wanted to be sure she heard correctly. Mr. Summers confirmed that he had made that statement in his opening remarks. Sue Lofton, attorney, Continental Associates, 7970 Convoy Court, San Diego, addressed the Commission and requested changes to specific conditions: 114, revise the last sentence requiring approval of the City Attorney to read that changes to the CC&R's and conditions shall be notified to the City; 115, 116, 117, 118 are satisfactory; delete 1\9 and place a prohibition in the CC&R's against a time share project; time frames for the abatement program are inadequate; amended, delete the reference to inadequate yards; 1112, delete the second sentence and substitute that replacement structures shall comply with current standards; 1113, delete in entirety or else change wording to homeowner's association will offer lifetime lease; 814 acceptable; 1118, change wording that all variances are allowed upon review and cannot be required to be removed in subsequent reviews; 1122, remove Spaces 38 and 39 or clarify them in the abatement program; 1/23, eliminate reference to one year. She stated that it has not been intended to convey that corrections to the fire hazard conditions in the park are not needed. The only objections are to the time frames. She requested notification on availability of funds to assist the park in mitigating the water system deficiency. Commissioner Schramm would like to have Fire Captain Smith respond to some of the comments. Mike Smith responded to Mr. Summers' comment about the inadequate water system and stated that the department was not aware of the extent to which the water system was deficient. He also stated that the department is attempting to work with the homeowners on the abatement procedures and will spend as much time as necessary with each of the homeowners to solve their individual problems. Commissioner Holmes inquired about the 3-5 year request to mitigate the water deficiency and Mike Smith replied that the Fire Department feels that one year is adequate and that 3-5 years is very risky. It is possible that there may be a way to improve the current system. If significant progress has been made after one year and completion is imminent, the department could look favorably on a reasonable extension of time . Commissioner Holmes inquired if the park would be shut down in the event the system has not been completed after 12-14 months. Mike Smith reiterated that if significant progress has been made after one year and completion is imminent, the department could look favorably on a reasonable extension of time. 1\10, 811 as 1 MINUTES January 6, 1988 PLANNING COMMISSION Page 7 \\\\\ COMMISSIONERS \I Commissioner Schlehuber inquired about Sue Lofton's reference to Coaches t38 and t39 in Coddition 1/22. that those coaches would be deleted from the condition. Mike Smith replied Commissioner Schlehuber inquired about the leasehold reference in Condition 113. Lofton is requesting a rewording that the homeowner's association is required to "offer a life lease." not the residents sign it, is up to the residents. If the current residents do not wish to sign a life lease, those spaces would convert to parking immediately. Chairman McFadden inqeired how much additional parking would be available with the elimination of the travel trailer spaces. Adrienne Landers replied that the parking would increase by an additional 14-16 spaces. Sue Lofton was offered rebuttal time but her only comment was that the Fire Department was being extremely helpful and she was reasonably sure that mitigation could be worked out prior to the City Council meeting. There being no other person to address the Commission on this topic, Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. Commissioner Holmes stated that the Commission should view the park realistically since is it 30 years old. Although some items can be overlooked, he feels that the safety factor is critical and must be cured. Gary Wayne replied that Ms. Whether or Commissioner Schlehuber agrees with Commissioner Holmes regarding the fire safety. units take up a lot of space and.Mr. Taft has written a letter regarding parking problems. feels that the conditions are fair and can support the staff recommendation. He feels that the four rental Commissioner Schlehuber Commissioner Hall cited a fire in La Costa over Christmas which came very close to destroying adjacent homes. fire occurs, it is too late the cure the problem. the Commission must take this into consideration. Commissioner Schramm can go along with the requests but must insist on the fire conditions. Commissioner Marcus feels it is fortunate that the water problem was uncovered prior to a problem. staff's recommendation. Chairman McFadden can support the staff recommendation. She is very concerned about Lot 1\58 and the RV parking since she does not see available space for a fire engine to pass or even turn around. Motion was duly made, seconded, and carried to adopt Resolution No. 2708 recommending approval of FNHP 87-1 and waiver of a tentative and final map for the Solamar Mobilehome Estates conversion based on the findings and subject to the conditions contained therein, and including the Planning Department memo dated 1/5/88 with revisions to Conditions 1/11 and 1\23; referring to Condition 1/10 and containing the abatement program; and revision of Condition 1/13 to read that the current When a He feels She can support the Fire Department memo removal of Coaches #38 and it39 from Condition 1/22; Hall Holmes Marcus McFadden Schlehuber Schramm e s F .. K K K X K K 1 \ MINUTES -4 January 6, 1988 PLANNING COMMISSION Page 8 \ COMMISSIONERS residents of Spaces 1/35 and 1/58 will be offered a life leasehold. MINUTE MOTION Motion was duly made, seconded, and carried to recommend to the City Council to direct staff to do a zone code amendment to correct the development standards for the RMHP Zone to address setbacks for carports/awnings or garages. RECESS The Planning Commission recessed at 7:37 p.m. and reconvened at 7:50 p.m. INFORMATION ITEM: 2) Presentation on Regional Hazardous Waste Management by Laura Tamayo of the County Department of Health Services. Laura Tamayo stated that she represents the San Diego County Department of Health Services, Environmental Health Services, Hazardous Materials Management Division. addressed Assembly Bill 12948 (Tanner) and the strategy being taken by San Diego County to enforce the law. She stated that San Diego County generates 120,000 tons of hazardous waste each year and is the second largest generator in California. fills, which are being phased out. Land fill disposal of untreated wastes will by prohibited on January 1, 1990. After that date, treated waste residuals will be permitted in specially designed land fills. all six of Southern California's hazardous waste landfills have closed; there are only two remaining landfills available--one in King's County, and one in Santa Barbara County. She showed a 15 minute slide presentation which 1) defined hazardous wastes, why they are produced, and the types of damage on humans and the environment; 2) pointed out approaches to treatment technologies to reduce volume and toxicity, and the need for treatment facilities to comply with the regulations; planning process required by the Tanner Act. Laura Tamayo concluded by saying that in 1986 Carlsbad generated 1.1% of the San Diego County hazardous waste total and that Carlsbad is considered a small generator. Each Commissioner was given a copy of a report which listed statistical data on wastes produced in San Diego County. AB 2948 requires that each county submit a Hazardous Waste Management Plan to the State. San Diego County will submit their draft report to the Board of Supervisors in March and the plan will be circulated after that time and submitted to the State on March 31, 1988. Chairman McFadden inquired if the Planning Commissioners could be provided a list of the Carlsbad generators and Laura Tamayo replied that she would furnish that list. Her report The wastes are currently being placed in land Within the last five years, and 3) described the new State ADDED ITEMS AND REPORTS Charles Grim, Assistant Planning Director, stated that the Local Facilities Management Plans for Zones 11 and 12 will be Hall Holmes Marcus McFadden Schlehuber Schramm \ \ 1 \ DATE : TO: FROM: SUBJECT: JJ - APPLICA' IN SUBMITTAL DATE JULY 29, 1987 STAFF REPORT JANUARY 6, 1988 PLANNING COMMISSION PLANNING DEPARTMENT RMEiP 87-1 - SOLAMAR HOBILEEOHE ESTATES - Request for a mobilehome park permit and waiver of a tentative and final map to convert an existing mobilehome park to condominium ownership at the east side of Carlsbad Boulevard, west of the AT&SF railroad, south of Palomar Airport Road in the RMHP zone, Local Facilities Management Plan Zone 22. I. RECOWWENDATION That the Planning Commission ADOPT Resolution No. 2708 recommending APPROVAL of RMHP 87-1 and waiver of a tentative and final map for the Solamar Mobilehome Estates conversion, based on the findings and subject to the conditions contained therein. 11. PROJECT DESCRIPTION The applicant is requesting approval of a residential mobile- home park permit which would allow the conversion of the Solamar Mobilehome Park to condominium ownership. The Solamar Mobilehome Park consists of 108 mobilehomes, clubhouse, pool, and laundry facilities on 12.5 acres located as described above. In October 1987, the City Council approved a zone code amendment to clarify and regulate mobilehome park conversions to condominium ownership. These changes gave the Planning Commission and City Council the ability to waive development standards, require additional conditions, and waive the tentative and final maps for a mobilehome park conversion. Conditions were also added to address relocation plans, rent increases, economic displacements, and mobilehome exteriors. The resident organization for the Solamar Mobilehome Park, which is purchasing the park from All Coast Enterprises, is now seeking approval of a mobilehome park permit and STAFF -PORT Pase 2 RMHP 87-1 - ALL COAST ENTERPRISES subsequent Certificate of Compliance. These two actions are the final steps necessary for the mobilehome park to complete the conversion process through the City. 111. ANALYSIS PLANNING ISSUES 1) Does the proposed project meet the findings required to grant the waiver of a tentative and final map? 2) Is the proposed project consistent with the General Plan, the City's Housing Element, and the City's Local Coastal Program? 3) Is the proposed conversion consistent with Chapter 21.90 of the Carlsbad Municipal Code (Growth Management Policy) ? DISCUSSION 1. Does the proposed project meet the findings regarding relocation, development standards and the Subdivision Map Act, required to grant the waiver of a tentative and final map? Discussed below are the five findings required by Section 21.37.130 of the RMHP Zone that must be made to grant the waiver of a tentative and final map. The first two findings deal with whether or not the existing mobilehome park is located on a single parcel and whether or not the proposed conversion is resident-initiated. The Solamar Mobilehome Park is located on a single parcel and 100% of the residents have ratified the purchase contract, therefore the first two findings can be made. The last three findings are more complex and require further discussion. The individual findings are identified and an analysis of each one follows. 1A. Relocation Plan Required Finding: The proposed conversion will not result in the economic displacement from the subject park of tenants/owners on remaining unpurchased interests located within the park based on the provisions of the tenant impact report that is incorporated by reference as a condition of approval. - STAFF REPORT RMHP 87-1 - ALL COAST ENTERPRISES Pase 3 In accordance with Section 21.37.120(e) of the RMHP zone, the applicants have submitted a relocation plan signed by the Solamar Mobile Estates Purchase Committee. Although there is currently no one in the park who wishes to remain as a renter, the relocation plan has been provided for those residents who change their minds or have financing problems which require them to remain as renters. Briefly, the relocation plan offers the following program. 1) All Coast Enterprises will offer a lifetime lease to any resident who chooses to rent. a) For the first year following recordation, the rental rate may only be increased by an amount equal to or less than the average annual rent increase levied during the previous three years. For the second through fourth years, the rental rate may only be increased by a maximum of 10% per year. At the end of the fourth year, the rental rate may be set at prevailing market rates. b) When the life-leasehold expires, the coach and the space must be sold. This will prevent absentee ownership and possible deterioration of the coaches. It should be noted that there are no residents in the park who are renting a coach and who will be displaced by the purchase of their space. 2) A relocation assistance program which provides up to $2,000 will be available to those residents who choose to relocate. Mobilehomes are virtually impossible to relocate so this relocation assistance would more likely provide for the moving expense of personal affects. After reviewing the proposed plan, staff believes the applicant has met the intent of Section 21.37.120(e) of the RMHP Zone by providing a plan which addresses the age and condition of the mobilehome units, the households needing relocation assistance, the availability of relocation housing, and the necessity for financial assistance for relocation. - STAFF REPORT RMHP 87-1 - ALL COAST ENTERPRISES Paqe 4 1B. Conformance with Present Develoment Standards Required Finding: A mobilehome park permit that included an analysis of the park's conformance with the development standards has been considered as part of the waiver of tentative and final map requirements. The Solamar Mobilehome Park was established in Carlsbad approximately 30 years ago, prior to the City's adoption of any mobilehome park regulations. Until 1981, the park was under the jurisdiction of San Diego County which enforced Title 25, Chapter 2, the Mobilehomes Park Act of the California Administrative Code. In 1981, the City of Carlsbad adopted the Residential Mobilehome Park Zone (RMHP) which was reflective of Title 25. Since that time the City has been enforcing standards of the RMHP zone for subdivided mobilehome parks and Title 25 for rental mobilehome parks. In reviewing the proposed project, staff examined Solamar's compliance with both Title 25 and the RMHP Zone. Numerous non-conformancies were discovered. These fell into several broad categories which are listed below. Items 3 and 4 address Title 25 and Items 1, 2, 5, and 6 address standards of the RMHP Zone not included in Title 25. Percentaae of Non-conformance 1) Lot coverage 6% 3) Frontyard setback 80.5% 2) Lot width 47% 4) Distance between structures 57% 5) Required residence parking 59% 6) Minimum lot size 68.5% (includes the allowance for 15% reduction in lot size) Miscellaneous non-conformancies include: 1) 27 guest parking spaces required; 16 provided. 2) 16 parking spaces at laundry/recreation area required; 2 provided. 3) 20: separation between service buildings and coaches required; in two cases, 10: and 18: provided. 4) 6' masonry walls required along dedicated streets and interior property lines; none provided. STAFF REPORT RMHP 87-1 - ALL iOAST ENTERPRISES Paae 5 5) Installation of two travel trailers used as mobilehomes. (Not allowed.) 6) Four rental spaces for RV/travel trailers which are used as temporary residences. (Not allowed.) The result of these non-conformancies is an overall lowering of the RMHP development standards and a general reduction in fire safety. Basically, the mobilehome park is non- conforming today and will be for some time in the future. Several of the miscellaneous non-conformancies involve lack of parking, Most of the coaches provide one parking space at each site rather than the required two. There is also inadequate guest parking. To mitigate the parking problem, the applicant has been conditioned to remove the four RV rental spaces located near the laundry facility and convert the area to parking. Spaces 35 and 58 are currently non- conforming because they are utilized by travel trailers rather than mobile homes. It should be noted that these spaces are too small to accommodate future mobile homes that meet both the City's and State's development standards. The residents of these spaces have been conditioned to sign a life leasehold agreement and once the leases expire, the spaces will convert to guest parking. It can be seen from Exhibit Y, that the development standards for the RMHP Zone do not address setbacks for carports/awnings or garages. Staff recommends that the Planning Commission direct staff to do a zone code amendment to correct this oversight. As mentioned previously, the Planning Commission and City Council now have the option of waiving the development standards for a mobilehome park conversion "providing the mobilehome park shall remain substantially in conformance with the existing facility ...I1 Because the park is non- conforming, in order to approve the mobilehome park permit the Planning Commission and City Council must waive development. standards for the park. If the City is willing to waive the development standards, then staff would recommend bringing the park into conformance over time rather than allowing the non-conformancies to exist forever. To accomplish this, staff recommends five conditions which do the following: 1. Prior to conversion, requires all non-conformancies to be brought into compliance with Title 25 regarding setbacks for accessory structures, carports and awnings. 2. Requires future construction to comply with the setback requirements of Title 25. L STAFF IYEPORT RMHP 87-1 - ALL COAST ENTERPRISES Paae 6 3. Converts the private water system to a public water system to provide proper water flow for fire safety purposes. 4. Requires additional fire protection systems for the ' mobilehomes that do not comply with setback requirements. 5. Converts the two travel trailer sites to guest parking at the conclusion of the life-lease. Over time these conditions will most likely result in an overall reduction in lot coverage throughout the park. It is important to note that the additional space created between the coaches will provide increased fire safety to the residents. This should offset any inconvenience or short- term financial burden on the residents due to the application of the conditions. To summarize, the proposed conversion to condominium ownership will not adversely impact either the Solamar residents or the City. Residents will be able to have the security of owning their own land without the fear of annual rent increases or displacement. Conditions have been provided to improve compliance with development standards and maintain the park appearance. The conversion will provide the City with continued low-moderate income housing in the Coastal Zone and will stabilize housing costs in the park. 1c. ComDliance with Subdivision Mar, Act Required Finding: The proposed conversion complies with the requirements of the Subdivision Map Act, Prior to the granting of a tentative and final map waiver for a condominium project, the Subdivision Map Act requires the City to make a finding that the proposed land division complies with local ordinances regarding area, improvement and design, floodwater drainage control, approved improved public roads, sanitary disposal facilities, water supply availability, environmental protection and any other relevant requirements. Engineering staff has reviewed the proposed conversion and determined that this finding can be made based on the conditions added to the Certificate of Compliance. Solamar has existing public improvements which have proven to be adequate over the many years of the park's existence. The park is located on a slight rise and has no floodwater drainage control problems. Carlsbad Boulevard, along the park's frontage, is appropriately improved as is Palomar Airport Road where access is taken. The park has a sanitary system that has proven adequate over the years and - STAFF REPORT RMHP 87-1 - ALL LOAST ENTERPRISES Pase 7 due to its construction (clay pipe), is expected to last much longer. Solamar has no known environmental problems that would be created or increased by its conversion to a condominium project . The only problem area is in regards to water supply availability. The Fire Department, together with Costa Real Water, has concerns over both the condition of the water lines as well as the water supply they provide. Costa Real indicates that the water lines were installed prior to the City's incorporation in 1952. The pipes are old and undependable due to a lack of maintenance. To mitigate this problem, the park has been conditioned to upgrade and convert to a public water system adequate for fire protection services. This would also include additional fire hydrants. With this condition, Engineering staff can make the required Subdivision Map Act finding. 2. Is the proposed project consistent with the General Plan, the City's Local Coastal Program and the Housing Element? The proposed conversion, at a density of 8.6 du/ac is consistent with the City's General Plan and Local Coastal Program designations of RMH (8-15 du/ac, control point 11.5). The proposed conversion also complies with the Housing Element goal of providing the City with ''affordable housing opportunities in a variety of types and locations to meet the needs of current low and moderate income households and a fair share proportion of future low and moderate income households." Because the park consists of a large number of senior citizens, the conversion also complies with the goal of providing senior housing. 3. Does the proposed project comply with the requirements of Chapter 21.90 (Growth Hanagement) of the Carlsbad Municipal Code? When the City Council adopted the recent zone code amendment regulating mobilehome conversions, they also approved Ordinance 9837 which exempted mobilehome park conversions from having an approved zone plan prior to processing if the park would remain substantially the same in appearance following such conversion. As stated earlier, the park will remain basically the same as it is today. The demand for public facilities will not be increased and the residential density of the park will not change. For these reasons, staff finds the proposed conversion to be in compliance with Section 21.90.030(c) of the Carlsbad Municipal Code. The State Map Act (Section 66451.6) exempts mobilehome parks from the exaction of fees incurred during the subdivision of - STAFF mPORT RMHP 87-1 - ALL COAST ENTERPRISES Paae 8 land. This would include fees such as park-in-lieu, storm drains, offsite sewer improvements, bridge and thoroughfare, and ground water recharge fees. Other City fees such as any future local facilities management fees could be assessed: however, the Council does have the ability to waive these fees. Staff has included a condition for the payment of non-subdivision related fees. The applicant, as required, has signed both a PFF agreement and an agreement to pay growth management fees: however, the applicant is also requesting a waiver of fees. In summary, although Solamar Mobile Estates is a non- conforming mobilehome park, the proposed conversion offers a provides the residents with an opportunity for home ownership at a time when vacancy rates are low, rents are rising, and mobilehome park development costs are increasing. To the City, it offers an opportunity to provide low-moderate income housing in the Coastal Zone and to stabilize housing costs for one segment of the community. With the conditions required to mitigate the non-conformancies, the proposed conversion meets all the required findings, therefore, staff recommends approval of RMHP 87-1. number of benefits to the residents and the City. It IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project is categorically exempt from environmental review per Section 15301(k) of CEQA. Attachments 1. Planning Council Resolution No. 2708 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Reduced Exhibit X, dated 1/6/88 6. Exhibit Y, dated 1/6/88 7. Tenant Impact Report, Exhibit 2, dated 11/13/87 8. Letter from Ken Discenza, dated 11/2/87 9. Environmental Document 10. Exhibit A, dated 1/6/88 AL:af % GENERAL PLAN RESIDENTIAL RIM Rhl RMll RII RRI RRE RS c; N IS 0 PI c; I1 RC E I cnn ZONING RESIDENTIAL P-C PLWNED COMMUNllY ZONE R.A RESIOEN IUL AGRICI'LTLJUL ZONE R.E RLR4L RESIDENTIAL ESTATE ZONE R.1 ONE-FAI1II.Y RFSIDENTUL ZONE R-2 TUO-FAMILY RESIDENTIAL ZONE R.3 LII'LTIPLE FAMILY RESIDENTIAL ZONE RD-M RESIIIENTIAI. I)ENFllY MIJI.TIPI€ ZONE RI) I4 RF4ll)liNIIAl ~lFN~llYlll~~ll Z(1NF RhtllP RESII)BN1141 MOllllE IlOME PARKZONE R-3L UhilTED MI'I.'rI-FAMILY WSIDENTLAL ZONE R.P nEsii)FN ri~ PRCWFSIONAL ZONE RT RESIDENIIAL TOURIST ZONE RW RLcllXN1IA.L UATERWAY ZONE COMMERCIAL 0 OI'FICE ZONE C. I NEl(;llRC)Rl100D COMMFR(:IAL ZONE C-2 GENERAL COMMER(.IAI. 7CINF. C.T COhlMERCIAL~TOLRIST ZONE C-M HMk7 COMDlERCL4L-UMIlTD INDIJSTRLAL ZONE P.M PWNED IM)USllUAL ZONE F.P FLOODPLUN OVERlAY ZONE L.C LIMITED COMROL OS OPENSPACE P.U PVBUC LmUlT ZONE M INDCSW. ZONE OTHER 4 city of carlsbad SOLAMAR MHP RMHP 87-1 I BACKGROUND DATA SHEET CASE NO: RMHP 87-1 APPLICANT: ALL COAST ENTERPRISES REQUEST AND LOCATION: Conversion of an existing rental mobilehome park to individual ownership - West of AT&SF railroad, east of Carlsbad Boulevard, south of Palomar AirDort Road. LEGAL DESCRIPTION: A portion of Lot H of Rancho Agua Hedionda, in the City of Carlsbad, according to Hap No. 823 APN: 211-030-01 Acres 12.84 Proposed No. of Lots/Units 108 spaces GENERAL PLAN AND ZONING Land Use Designation RMH Density Allowed N/A Density Proposed N/A Existing Zone RMHP Surrounding Zoning and Land Use: Zonina Proposed Zone N /A Land Use Site RMHP North RDM South OS East M/PU West OS Mobilehome Park Vacant Vacant Industrial/Encina Wastewater Treatment Facility Beach PUBLIC FACILITIES Carlsbadl School District Carlsbad Water Costa Real Sewer Carlsbad EDU's N/A Public Facilities Fee Agreement, dated 12/ 17/87 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued 11 /25/87 E.I.R. Certified, dated other, Categorical exemption 11/17/87 . .I DISCLOSURE FORM ~ll Coast Enterprises -- APPLICANT: (individual, prtnership, joint venture, ~rPtatlon, qrdication) P.O. Box 2211 Costa Mesa, CA 92626 Business pdd ress . (714) 642-8913 Telephone Nurber Ac;ENT: Continental Assoc iates NanE 7.970 Convoy Ct. San Diego, CA 92111 Business Fddress (619) 277-2373 Telephone Nunber MEKBERS: ~arne (individual, pttner, joint Hame€!ddr ess venture, corporation, syrdication) Business Address Telephone Nutnber Telephone Nuher Ne. liane Fddress Business Fddress Telephone Ncmber Telephone Number (Attach mre sheets if mssary) The applicant is required to apply for Coaatal Commission Approvdl if located in the Coastal lone, I/kk declare under penalty of prjury that the information contained in this disclosure is true and correct and that it will rdn true ard correct and my be relied upon as being true and correct until amended. di li -3- i,f 111 EXHIBIT X 1/6/88 I Mobilehomtr-Park Zone Developwent Standards I f. I 5' 1 AMAQA \C ARPORTIAWNINO SETBACKS FRONT - 5: REAR -3 SIDE - 3' (CORNER-STREET SIDE - 5') CARPORTS/AWNINGS - NOT ADDRESSED IN RMHP ZONE* GARAGES - IF REOUIREMENTS MET, MAY LOCATE ADJACENT TO MOBILE HOME. REQUIRED SETBACK AND LOT COVERAGE DOES NOT EXCEED 75% DISTANCE FROM LDT/SPACE LINES NOT ADDRESSED. MISC. ACCESS STRUCTURES - 6' FROM ANY MOBILE HOME, OUTSIDE ANY PROJECTIONS - WINDOW AWNINGS MAY PROJECT 4' INTO FRONT YARD. DISTANCE BETWEEN STRUCTURES SIDE-TO-SIDE - 10' SIDE-TO-REAR - 8' REAR-TO-REAR - 6' EXAMPLE (SIDE TO REAR): (FIRST COACH TO COME IN MAY LOCATE 3' FROM SIDE PROPERTY LINE, NEXT COACH TO COME IN MUST LOCATE 5' FROM PROPERTY LINE TO MAINTAIN 8' SIDE-TO-REAR DISTANCE BETWEEN STRUCTURES.) *TITLE 25 ALLOWS TO PROPERTY LINE IF NON-COMBUSTIBLE AND DISTANCE BETWEEN STRUCTURES IS MAINTAINED STANDARDS 1. LOT SIZE - 15't MAY BE 3000 SO.FT., TO ACCOMMODATE A 20' WIDE UNIT 85% MUST BE 3500 SLI.FT., TO ACCOMMODATE A MINIMUM 24' WIDE UNIT 2. 3. 4. 5. 6. 7. 8. 9. LOT COVERAGE - 75% MAXIMUM MINIMUM LOT WIDTH - 50' MINIMUM COACH WIDTH - 24, PARKING - RESIDENT. 2 PAVED SPACES 15% MAY BE 20' GUEST - i SPACE FOR EACH 4 UNITS 5 UNITS UP TO 50, 1 SPACE FOR EACH 10 UNITS RECREATION AND LAUNDRY - 1 SPACE FOR EACH THEREAFTER SERVICE BUILDINGS MUST BE A MINIMUM 20' FROM UNITS 6' SOLID MASONRY WALL ALONG DEDICATED STREETS AND INTERIOR PROPERTY LIMES ALL UTILITIES SHALL BE UNDERGROUNDED COMMON TRASH ENCLOSURES SIIALL BE PROVIDED EXHIBIT Y 1/6/88 EXHIBIT 2 11/13/87 TENANT IMPACT REPORT FOR - SOLAMAR MOBILE ESTATES November 13, 1987 The impact of the resident-originated conversion of Solamar Mobile Estates from a rental park to a resident owned park depends upon two factors: 1. Purchase programs that allow all the residents to buy with affordable terms and condidions; and 2. Lease programs that allow those who do not purchase to remain in the park as renters with affordable terms and conditions. The adoption of these programs for those residents who choose to purchase and those who choose to remain as renters assures that there will be no involuntary and/or economic displacement. Every resident may remain in the park at affordable terms and conditions. Before analyzing the two programs, it is important to determine the number of households who will purchase and the number who will remain as renters. To date, all of the 108 households have ratified the Purchase Contract and thereby indicated an interest in purchasing their space. This indicates that at this time, there are no households who wish to remain as renters under a lease program. A list to verify the number of those who 'have ratified the Purchase Contract is attached hereto as Exhibit "A". PURCHASE PROGRAMS: All residents, regardless of their income, will be given the opportunity to purchase their space. The purchase programs will assure the affordability of the spaces. 1. Purchase Price. Many factors enter into the determination of purchase price. To fully understand these factors, it is necessary to understand how the purchase is structured. Initially, the resident association purchases the park from the owners. This is described as an "interim" or "gap" stage. Then, the individual households purchase their space from the resident association. This is when the park is subdivided and must obtain, City, Coastal Commission, and State approval. There are different costs associated with each of these two steps. The purchase price will include all of these costs. At the interim stage this will include the land purchase price, conversion cost, and financing costs as set forth below. A pro rata share of the costs is added to the -1- 2. purchase price set forth in the Purchase Agreement to arrive at the actual total purchase price. At the gap stage this includes the land purchase price, conversion costs, and financing costs: Park Purchase Price 4,600,358.00 Conversion Costs 89,186.00 Financing Costs 72,000.00 Total Gap Costs 4,761,544.00 Average Individual Cost for Gap Purchase 44,088.00 (The Gap Park Purchase Price is allocated to each space as set forth in Exhibit "B". ) When the individual households purchase their spaces from the resident association, they will each pay individual closing costs as well. This will include homeowners' association reserves, consultant's fee, title, escrow, recording charges, and any other reserve accounts required by local or State agencies. Average Individual Cost for Gap Purchase 44,088.00 Individual Costs 2,070 .OO Average Purchase Price 46,158.00 Cash Buyers. These purchasers will pay the allocated portion of the purchase price and costs as discussed above. For the cash purchasers, monthly payments will only be property taxes and homeowners' association dues. It is purchase survey is in process to determine the number of cash buyers. To date, 34 households have verified their ability to pay cash for their space. However, the exact number of cash purchasers will not be known until after the Final Public Report is issued. estimated that this will total $99.00 per month. A 3. Conventional Financing. Bank of America has committed to provide financing to those residents who wisn to obtain and can qualify for conventional financing. To date 51 households have qualified for conventional financing. These residents will be offered adjustable and fixed rate loans at market rates. They will also have the options of obtaining their own financing from another source. Typical scenarios for the loans are as follows: Average Purchase Price 46,158.00 (if applicable) Total Potential Loan Amount 44,596.00 Less Start-up Costs Collected (-1,561.00) -2- No Down 20% -- Payment __-_ --- I Bank Loan Fees (2 points) 892.00 803.00 714.00 125.00 200.00 DMV Transf.er Fees (If applicable) 125.00 125.00 200.00 ------ ------ 200 * 00 Coach Appraisal Fees (If applicable) ------ Total Financing Costs 1,217.00 1,128.00 1,039.00 (a) Fixed Interest Rate 11.75% or 11.50% with discount. Amortized over 25 years. Estimated Monthly Expenses: Loan Payment with Discount Property Taxes Homeowners' Dues 453.00 408.00 362.00 9.00 9.00 9.00 90.00 ----- 90.00 ----- 90.00 ----- Monthly Payment with Discount 552.00 507.00 461.00 (b) Interest Rate 10.25% or 10.00% with discount. Amortized over 25 years, 5% lifetime cap. 3 month rate change frequency. Loan Payments with Discount 413.00 372.00 330.00 Property Taxes 9.00 9.00 9.00 90.00 Homeowners' Dues 90.00 90.00 Monthly Payment with Discount 512.00 471.00 429.00 4. Low Income Financing. To date 28 households have submitted requests for low income assistance loans. Of these 28 households, only 15 may actually need assistance. The other 13 households have been able to qualify for conven- tional loans or make other private arrangements to purchase. "Low income" is defined as 80% of the median income for the County. For San Diego County, this is $17,550 for one person and $20,100 for two people. These.15 households may require assistance loans to make it affordable for them to purchase their space. The park will apply for funds from the State of California, the City of Carlsbad, and the County of San Diego. City Staff has stated that they will not recommend the use of Community Development Block Grant Funds for purchase loans to the low income residents. If City funds will not be loaned to the residents, the County of San Diego has loan funds which may be used in the park. If funds are obtained from any of these sources, the low income residents will be assured of the opportunity to purchase their space. -3- In some cases, low income residents will qualify for a conventional loan for at least a portion of their purchase price. The remainder of the purchase price, over and above the conventional loan that they may qualify for, may be provided by the local or State agencies. If these assistance Plans are made available to the residents, all of the households will be able to purchase their space regardless of their income. LEASE PROGRAM: By the terms of the mobilehome park Purchase Contract and the Repurchase Agreement, the residents must acquire a sufficient number of spaces so that the aggregate net purchase price to the current property owner ("All-Coast") is not less than $3,000,000. Any spaces over and above this minimum purchase requirement which are not purchased by the occupying resident, shall be repurchased by All-Coast. The occupying resident shall then have the option of leasing their space. Although there is currently no one in the park who wishes to remain as a renter, circumstances may change or financing problems may arise which may require some residents to remain as renters. All-Coast will offer a lifetime lease to the renters subject to the terms and conditions of the lease program set forth herein. For the first year following the recordation of the Certificate of Compliance, or Conditional Certificate of Compliance, the rental rate for non-buyers shall only be increased by an amount equal to or less than the average annual rent increase levied during the previous three years as required by Carlsbad Municipal Code Section 21.37.120(d). For the second through fourth years following the recordation of the Certificate, the rental rate shall only be increased by a maximum of 10% per year. At the end of the fourth year, the rental rate shall be set at prevailing market rates. The lease shall expire upon the death of the resident or vacation of the space by the resident, whichever occurs first in time. When the lease expires, the resident, or his heirs or assigns, shall be obligated to sell the mobilehome to someone who will also purchase the space and who will reside in the mobilehome. The resident and the owner of the space shall agree to obtain appriasals for the mobilehome and space, respectively, to assess the relative value of each in relation to the other. When the sales price is negotiated with a new buyer, the sales price will be distributed between the resident and space owner according to their percentage interest as determined by the appraisals. For example: -4- Mobilehome Space Package Appraisal $40,000 $60,000 $100 , 000 Percentage Interest 40% 60% 100% Sales price N/A N/A $102,000 Distribution of Sales Price $40 , 800 $61,200 $102,000 The terms and conditions of the sale shall be subject to the approval of the resident and space owner. They shall both agree to act in good faith in this transaction. RELOCATION PLAN: Any issue of displacement as the result of the conversion to resident ownership of the mobilehome park will be taken care of through the funding procedures and a Lease Program. There are no residents who rent their mobilehomes, so all the plans and programs are designed for those who own their mobilehome. Every resident in the mobilehome park will have the option of purchasing their space at terms and conditions that are affordable. These plans will mitigate the economic impact of conversion on the residents, thereby avoiding any economic displacement. There are no residents in the park who will be displaced due to economic concerns. If there are some residents who choose not to purchase even though it is affordable, All-Coast will adopt a Lease Program. This lease plan will allow those who choose not to purchase to remain in the park at terms and conditions substantially similar to their current tenancy. The Purchase and Lease Programs provided to the park residents will preclude any involuntary economic displacement. Every resident, regardless of income will be provided for and protected. In the unlikely event that no assistance loans are provided by the City, County and/or State, alternative low income financing will be explored. If no alternatives are available, some of the low income residents may not be able to purchase and may remain as renters under the Lease Program. This is a worst case option and there is no indication at this time that this will occur. The City has funds, although they may decide not to use them in this park. The County has funds and a funding program specifically designed for mobilehome space purchase. The State also has a program specifically designed for this situation and they will have an application period in early 1988. Other alternatives include a loan by individual residents or the homeowners' association to the low income residents. These are all options which are being explored. However, if a resident in the park should claim that they have been economically displaced, and if such a claim is upheld by the local and/or State agencies, the resident organization -5- hereby provides the following information pursuant to Title 21, Chapter 21.37.120(e): 1. 2. 3. The age of the mobilehome in the park are attached hereto as Exhibit C. At this time, all of the households in the mobilehome park have ratified the purchase agreement and thereby indicated a desire to purchase their space. This means that there are currently no low income individuals or households in the park needing assistance for reloca- tion. Even in the unlikely event that no low income assistance loans are made available, the residents can remain as renters under the Lease Program. In previous discussions with the State Department of housing and Community Development, they have indicated that rent increases of 10% or less for four years following the resident purchase of a park mitigates the impact of the conversions and therefore, does not constitute economic displacement. Thus, it does not appear that any residents will be eligible for relocation assistance under current interpretation of relocation law. Attached hereto as Exhibit D is a list of the mobile- home parks in North County within 15 miles of the Pacific Ocean. In only one of these parks, Rancho Carlsbad, are there any spaces available for mobilehome relocation. This scarcity of vacant spaces is made even worse by the problems often encountered in relocating older mobilehomes, especially the single wide coaches. There are currently 16 single wides in the park. Typically, it is not uncmmon for park managers to refuse to rent sraces to mobilehomes that are more than 10 years old. In addition, it is difficult, if not impossible, to actually move mobilehomes without damaging the structure. There are coaches for sale in most of the parks surveyed. This would mean that the resident would sell their mobilehome in Solamar Mobile Estates and then purchase a mobilehome in another park. The price ranges vary drastically depending on the location and amenities available in the parks. However, current sales in the park indicate that the residents would have very little difficulty selling their mobilehomes in Solamar and that they would be able to get a premium price. This is due to the fact that the park is being converted to resident ownership and there are many people who would move into the park for that reason, as well as the fact that the park is an excellent location for anyone interested in being near the beach. Those moving out of the park would be able to find coaches in parks with amenities which are equal to or greater than those in Solamar. Again, this information is simply provided in compliance with Title 21, Chapter 21.37.120 (e) since there will be no economic displacement. It will not be necessary for any residents to move as a result of the resident purchase. 4. As discussed, there is no one currently in the park who has expressed an interest in relocating nor is there any indication that there is any necessity for financial assistance for relocation, even if there is a resident who cannot qualify for a loan or if low income funds are not available, any issue of displacement is precluded by the lease program. No one will be economically displaced. However, in the unlikely event that someone in the park should claim that they have been economically displaced, and if such claim is upheld, the resident organization will agree to provide the following relocation benefits: If resident vacates Portion of Expenses Up to a before the end of paid by Acq. Corp. maximum of 12 months 18 months 24 months 30 months 36 months 80% 60% '40% 20% -0- $2,000 $1,500 $1,000 $ 500 -0- The actual cost of moving a mobilehome is $5,000 to $10,000 according to representative of Amigos Mobile- home Sales. However, since relocation of a mobilehome is virutally impossible, this relocation assistance would more likely be for the moving expenses of personal effects. NOTIFICATION OF RESIDENTS: The residents have received notice of the proposed change of use pursuant to California Civil Code, Section 79&{.56(f)(l), Notice of Application for Map Approval md Public Report Pursuant to California Government Code, Section 66427.1(a), and 180-Day Notice of Intention to Convert Pursuant to California Government Code, Section 66427.1(c). A copy of each of these Notices and a certification that they were sent to each resident is attached hereto as Exhibit "E". The addition- al notices required by law shall be sent and certified at the time specified in the relevant Code sections. / Continendal Associates Susan M. Hawks Sola m ar Estates Purchase mittee, Inc. fi- /pG --If7 nGP6 -7- ' SITE DESIGN ASSOCIATES, INC. 8085 LA MESA BLVD.. STE. 100. LA MESA CA 92041 (619) 464-8467 November 2, .1987 City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-4859 Attention: Robert Wojic Re: Request for Parcel Map Waiver/Certificate of Compliance for Solamar Mobile Estates Dear Mr. Wojic: Pursuant to Section 20.24.150 of the Carlsbad Subdivision Ordinance. I hereby request a Parcel Map Waiver and a Certificate of Compliance for the subject site. This property will be converting to condominium ownership under Title 21, Chapter 21.37. It is my understanding that the site may qualify for a Parcel Map Waiver because it currently complies with, all requirements with regard to area, improvement and design, flood and water drainage control, improved public roads, sanitary disposal facilities, water supply availability, environmental protection and other requirements of the City ordininace and the Subdivision Map Act. Please contact the undersigned if there are any questions on this matter. Sincerely, \ R.C.E. #29930 KJD/~S cc: Solamar Elobile Estates Continental Associates PLA~NING DEPARTMENT aitp of $srIB’baU 2075 LAS PALMAS DRIVE CAR LS BAD, CALI FO R N I A 92009-4859 (619) 438-1 161 4 NOTICE OF EXEMPTION I County Clerk County of San Diego 220 West Broadway San Diego, California 92101 November 18, 1987 Project Title RMHP 87-1 Project Location--SDecific East side of Carlsbad Boulevard, west of the AT&SF Railroad, south of Palomar Airport Road. Project Location--City Carlsbad Project Location--Countv San Diego VI Description of Nature, Purpose, and Beneficiaries of Project Conversion of a rental mobile home park to individual ownership. Name of Public Aaencv Approvina Project City of Carlsbad Name of Person or Agency Carrvins Out Project City of Carlsbad Exempt Status (Check One) - Ministerial (Sec. 15073) - Declared Emergency (Sec. 15071 (a)} - Emergency Project (Sec. 15071 (b) and (c)) - X Categorical Exemption. State type and section number: 15301 (K) Reason Whv Project Is Exempt: Division of existing multiple family rental units into condominiums. Contact Person Adrienne Landers (619) 438-1161 ..I -- .. Planning Director -, ClT January 20, 1988 To: Carlsbad City Council Members From: Concerned Residents of Solamar We, the undersigned, wish to express our concern and set the record straight regarding a letter received by Council Member Mark Pettine from Robert Tapp, a resident of Solamar Mobile Estates. We feel that Mr. Tapp speaks only for himself and that many of his statements have no validity whatsoever. In his letter, Mr. Tapp states his opposition to allowing the space located across the street from his mobile home to be purchased by the current resident who is an 85 year old widow. Mr. Tapp referred to alleged promises from Don Pender, the former owner of our park, regarding his intention to convert that space to guest parking at some future date. When we contacted Mr. Pender regarding this matter, he flatly denied ever having made such promises to Mr. Tapp. We are extremely distressed over the possibility that such obviously false claims might be accepted as factual and thus influence the City Council’s decision regarding spaces 35 and 58. It is noteworthy that Mr. Tapp, who owns one of the largest homes in Solamar, is frequently not in residence here. vacationing in Mexico for two months.) Despite his rather scathing remarks regarding our efforts to purchase our park, Mr. Tapp has repeatedly voiced his enthusiasm for owning his space. We find his opposition to his neighbor receiving the same opportunity to be extremely self-serving and insensitive to say the least! (He is currently Summarily, we wish to express our whole-hearted support for the residents of spaces 35 and 58, and ask that you grant them the same opportunity that Mr. Tapp and all other residents are seeking. We ALL - bought our homes and we would like to own the spaces they occupy! Thank you very much. NAME ADDRESS ADDRESS ADDRESS NAME n / / /' ADDRESS NAME .-I- , MEMORANDUM DATE : JANUARY 26, 1988 TO: CITY COUNCIL FROM: PLANNING DEPARTMENT RMHP 87-1, SOLAMAR MOBILE HOME PARK PERMIT CONDITIONS Planning Commission Resolution No. 2708 Condition No. 23 requires that a water system for fire safety be installed within one year of the recording of the Certificate of Compliance. Condition No. 23 also requires that prior to the recordation of the Certificate, the applicant must enter into a secured agreement guaranteeing said installation. The Fire Department would like to modify the Condition so as to guarantee installation by an acceptable date certain. Also, it appears that the applicant cannot obtain the necessary securities prior to the recordation of the Certificate, but can do so after the close of escrow. To comply with the Fire Department's request and to establish a method of guaranteeing installation of the water system that the applicants can accomplish, staff is recommending that Condition No. 23 be amended to read as follows: Condition 23 On or before April 1, 1989, a public or private water system capable of delivering adequate water for fire protection purposes shall be installed to the satisfaction of the Fire Department. Prior to the recordation of the Certificate of Compliance the applicant shall enter an agreement satisfactory to the City Attorney that within forty-five (45) days following the recordation of the Certificate of Compliance, the applicant shall post securities acceptable to the City Attorney that guarantee the installation of said water system by the required date. This condition shall appear on the Certificate of Compliance. GW:af m z 0 E H H n n rnrn rn mffl hh am PP 00 mm h a P n a, c -4 4 h +J k 00 mm 0 m c, 0 4 a, c 5 a, r= *rl rl . a, a 0 k a E 0 k w c, a, a, w AJ a 0 k 0 EO Ok a6 P w P; H 3 01 w P; z 0 H E u w P; P; 0 U n 8 n m c 0 ad c, -rl a a m u -rl ab, a -4 m k. a, ne 0 a a,dk a 70 Ok Ck mw oao vv kk 00 I= a, u k wa 0 -0 m3 W 0 0 k a aaJ ma! a! a m a 3 2 2 r; c E-c W rl c -0 rnw c 0 ala >3 00 c5: a k m N .. a a, > 2 a, c Oal uu cc rd c a, u 00 co m 4 . rl N. h k a, k -4 W m 4J 7 n 4J 0 c-7 c a al n cn z 0 H E w GI w n h k 0 v) rn h k0 00 mrl cc 00 rn a 4J c) e cc -4 -d z 0 E w I4 w P; 0 ErC z 0 v) 4 w !z !-I n 0 e rn am ua ual ma, u mx -4 al OW Pd al U u a rnrn +Jc, m 7 C c, a, c .A a, rn 7 0 CO ala, cc .A a kh Ok uo cnm rn aa, ou ou 34 a,@ kk s3 Crc, aJ k 5 c, hh u a, O rd u ir' k 00' u ? k 4 m uu 77 kk a5 00 Bg k 0 4J k 0 4J a 0 0 c, m m m ala, uu IZL JJ L) c, $I .I MEMORANDUM DATE : JANUARY 26, 1988 TO: CITY COUNCIL FROM: PLANNING DEPARmNT RMHP 87-1, SOLAMAR MOBILE HOME PARK PERMIT CONDITIONS Planning Commission Resolution No. 2708 Condition No. 23 requires that a water system for fire safety be installed within one year of the recording of the Certificate of Compliance. Condition No. 23 also requires that prior to the recordation of the Certificate, the applicant must enter into a secured agreement guaranteeing said installation. The Fire Department would like to modify the Condition so as to guarantee installation by an acceptable date certain. Also, it appears that the applicant cannot obtain the necessary securities prior to the recordation of the Certificate, but can do so after the close of escrow. To comply with the Fire Department's request and to establish a method of guaranteeing installation of the water system that the applicants can accomplish, staff is recommending that Condition No. 23 be amended to read as follows: Condition 23 On or before April 1, 1989, a public or private water system capable of delivering adequate water for fire protection purposes shall be installed to the satisfaction of the Fire Department. Prior to the recordation of the Certificate of Compliance the applicant shall enter an agreement satisfactory to the City Attorney that within forty-five (45) days following the recordation of the Certificate of Compliance, the applicant shall post securities acceptable to the City Attorney that guarantee the installation of said water system by the required date. This condition shall appear on the Certificate of Compliance. GW: af / SOLAMAR b . t . i f a‘ MOBILEHOME I SALES “Salcs b Scrilicy A Matter of Prilfc” I Since 1974 (619) 724-5865 JOHNS VINCENT NEW USED RESALES 875 WEST VISTA WAY, VISTA, CALIF. 92083 Hwy 78 between Emerald & Melrose offramps I L i I a r-4-n *- the Erwow' 14' WIDE ercrest sw New Dimensions in Affordable Uving ... The Sllvercrest Supreme Encore Men a new dlmendon In a qual& bullt home of charm and endurlng value, at stilldordable prices made possible by facbry-bullt productkm. In today's high-prlced housing market, a Sllvercrest Supreme Encore represents e exceptionally good value as well as a wise Investment for the buyer Enter the Supreme Encore and you nlll flnd a thoughtfully designed home, with features of sensible liveablll- ty as well as quality craftsmanshlp. Choose the slze and plan to suit your personal lifestyle and family require ment, and enjoy the new dlmenslons In llvlng you will find In the Supreme Encore. of a moderate priced single-family ho t e. CATHEDRAL c"G 1 I I i -9 '8" 8-0" 6Q' ny-4' J PLAN 932 36114-1FL SO4 SQ. FT. ALTERNATE STANDARD AISLE _- L t SOLAMAR t . c; t .. ' I c f N SOLAMAR I - ~ B~P~II LIomcs DEL MAR SERIES I. i I AUTHORIZED DEALER M6QS MOBJWIME SALES 875 west Vista Way vista, California 92083 (619) 7265865 * * * * * * * * * * STANDN SPECIFICATlONS: RESIDENTIAL TYPE ROOF PITCH * ASPHALT SHINGLE ROOF * HARDBOARD SIDING * RESIDENTIAL TYPE EXTERlORS/COLOR CHOICES * PORCH LIGHTS AT ENTRIES R-I9 CEILING INSULATION (Energy Concern Award Home)* 100 AMP SERVICE t SHUT OFF VALVES THROUGHOUT * BLOWN ACOUSTICAL CEILINGS * FRONT AND REAR EAVES _. * GARDEN TUB IN MASTER BATH ONE PlECE TUB/SHOWER COMBO IN GUEST BATH I4 CU. FT. REFRIGERATOR 30" RANGE HIGH PRESSURE LAMINATED KITCHEN COUNTER TOPS WITH BACKSPLASH SOUD OAK TRIMMED DOORS PLUMBED FOR WASHER; GAS T FOR DRYER OVERHEAD CABINETS IN WASHER/DRYER AREA DECORATOR RODS IN LIVING & DINING ROOMS & DEN * CATHEDRAL CEILINGS IN MOST AREAS * DINING ROOM CHANDELIER * ACCENT WALLS IN LIVING ROOM & BEDROOMS * UPGRADED DECORATOR CARPET WITH PAD * BRONZE FRAME WINDOWS Visit Your Local Dealer For List of Many Exciting Options Dp sn -- All construction complies with ANSI A-119.1. HUD. VA and FHA specifications. Specifications and measurements are subject to change without notice due to progressive product refinement and improvements. CEILING INSULATION: The R-Vdut d FIbeq!ass and/or Mineral Wool Insualation is affected by a variety d TNSS Configurations. The installed RaValue combined 4th the cclling system is designed to total a minimum of R19 throughout the ceiling. Carlsbad Journal Decreed A Legal Newspaper by the Superior Court of San Diego County Mail all correspondence regording public notice advertising to North Coast Publishers, Inc. corporate offices: P 0. Box 878, Encinitas, CA 92024 (6 19) 753-6543 Proof of Publication STATE OF CALIFORNIA, ss. COUNTY OF SAN DIEGO, I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above enfitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established, printed and published at regular intervals in the said City of Carlsbad, County of San Diego, State of California, for a period exceeding one year next preceding the date of publication of the notice NOTICE OF PUBLIC HEARING RMHP 87-1 (SOLAMAR) ' NOTICE IS HEREBY GIVEN that 'thecity Council OftheCityofCarls- bad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, at 6:OO P.M.. .on Tuesday, January 26. 1988. to .consider an application for a .mobile home park permit to approve the conversion of an ex- isting mobile home park to con- dominium ownership on property located at the east side of arlsbad Boulevard, west of the AT&SF Railroad, south of Palomar Airport Road in the RMHP Zone. Zone 22. hereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: Local Facilities Management Plan lfyou have any questions regard- ing this matter, please call the Planning Department at 436-1161. Ifvou challenge the mobile home park permit incourt. 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 correspon- dencedelivered to theCityofCarls- bad at or prior to the public hearing. Applicant All Coast Enterprises .......... .January. .15 .......... 1 988 CARLSBAD CITY COUNCIL ................................. 19.. 19.. .. ................................. ................................. 19.. .. 19.. .. ................................ I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad, County of San Diego, State of California on -TheJ5Lt. day of -- January, ~ lasts---- " .&----. - __ -~ Clerk of the Printer -- NOTICE OF PUBLIC BEARING RMHP 87-1 (SOLAMAR) NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad, California, will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, at 6:OO P.M., on Tuesday, January 26, 1988, to consider an application for a mobile home park permit to approve the conversion of an existing mobile home park to condominium ownership on property generally located at the east side of Carlsbad Boulevard, west of the AT&SF Railroad, south of Palomar Airport Road in the RMHP Zone, Local Facilities Management Plan Zone 22. If you have any questions regarding this matter, please call the Planning Department at 438-1161. If you challenge the mobile home park permit 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 City of Carlsbad at or prior to the public hearing. APPLICANT: All Coast Enterprises PUBLISH: January 15, 1988 CARLSBAD CITY COUNCIL SOLAMAR MHP RMHP 87-1 I_____. I . *- NOTICE OF PUBLIC HEARIh., NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO p.m. on Wednesday, January 6, 1987, to consider approval of a mobile home park permit to approve the conversion of an existing mobile home park to condominium ownership on property generally located at the east side of Carlsbad Boulevard, west of the AT&SF railroad, south of Palomar Airport Road in the RMHP Zone, Local Facilities Management Plan Zone 22. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. If you have any questions, please call the Planning Department at 438-1161. If you challenge the mobile home park permit 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 City of Carlsbad at or prior to the public hearing. CASE FILE: RMHP 87-1 (SOLAMAR) APPLICANT : ALL COAST ENTERPRISES PUBLISH : DECEMBER 18, 1987 Md.Win Corp 6102 Avenida Encinas; Ste. B Carlsbad, CA 92008 Wilson 109 Emerald Bay Laguna Beach, CA 92651 AI I -Coast Enterprises P.O. Box 2211 Costa Mesa, CA 92626 - Carlsbad-Sa rgent Co. .._ 10960 Wilshire BI.,Ste.816 Los Angeles, CA 90024 I I Cagney ' c/o Robert Jones 1 , 6777 Hollywood Blvd, Suite 201 ' Los Angeles, CA 90028 I Somalar Mobilehome Estates c/o Chuck French 6530 Ocean View Drive Carlsbad, CA 92009 Conte Carlo 4560 Fairywood Drive Redding, CA 96003 Fermoni c/o John Burnham P,O. Box 2910 San Diego, CA 92112 Lantz 6510 Ocean View Drive .Carlsbad, CA 92009 Tesito 201 Sea Breeze Drive Carlsbad, CA 92009 Giebink 6609 Easy Street Carlsbad, CA 92009 Carlsbad Commercial Center 5205 Avenida Encinas Carlsbad, CA 92008 Sea Pointe Developers .5411 Avenida Encinas Carlsbad, CA 92008 Pacifica Business Center c/o Meister Four Upper Newport Plaza Newport Beach, CA 92660 Ec ke 665 Palomar Airport Road Carlsbad, CA 92008 Gonzalez 5325 Los Robles Drive Carlsbad, CA 92008 Uriell 5259 El Arbol Drive Carlsbad, CA 92008 Miles 29571 Seahorse Cove Laguna Niguel, CA 92677 Palomar & Co. 5850 Avenida Encinas Carlsbad, CA 92008 Bra j kovich 6608 Ocean View Drive Carlsbad, CA 92009 McClure 203 Sea Breeze Drive Carlsbad, CA 92009 Weisinger 6611 Easy Street Carlsbad, CA 92009 Grant P.O. Box 979 Carlsbad, CA 92008 Bur roug hs 5600 Avenida Encinas Carlsbad, CA 92008 Carlsbad State Parks 2680 Carlsbad Blvd. Carlsbad, CA 92008 Pacific Center Associates 701 Palomar Airport Road Carlsbad, CA 92009 Boncer 5219 El Arbol Drive Carlsbad, CA 92008 Riecke 5279 El Arbol Drive Carlsbad, CA 92008 Anear 5319 El Arbol Drive Carlsbad, CA 92008 Carltas Co. 4401 Manchester Ave, Ste. 206 Encinitas, CA 92024 StePP 6606 Ocean View Drive Carlsbad, CA 92009 Ea ton 6607 Easy Street Carlsbad, CA 92009 Ra tcl i ff 6613 Easy Street Carlsbad, CA 92009 Plaza Encina Properties P.O. Box 979 Carlsbad, CA 92008 Avenida Encinas Associates 5973 Avenida Encinas Carlsbad, CA 92008 Blonski 1201 9 Caminito Campana San Diego, CA 92128 Ecke, Paul P.O. Box 607 Encinitas, CA 92024 Tellez 540 W. Algeria Sierra Madre, CA 91024 Mc B r ide 5299 El Arbol Carlsbad, CA Palomar Ventr 92008 re 27405 Puerta Real, Ste. 260 Mission Viejo, CA 92691 A I I- Coa s t Enterprises P.O. Box 2211 Costa Mesa, CA 92626 -' Pe s c h ke -6534 Easy Street .-Carlsbad, CA 92009 Sieman 204 Easy Place Carlsbad, C4 92009 G reen 6535 Easy Street Carlsbad, CA 92009 French 6530 Ocean View Drive Carlsbad, CA 92009 Graves 6538 Ocean View Drive Carlsbad, CA 92009 Fengler 6604 Ocean View Drive Carlsbad, CA 92009 Fames 203 Sea Breeze Drive Carl sbad, CA . 92009 Gautier 6604 Easy Street Carlsbad, CA 92009 Meng 6610 Easy Street Carlsbad, CA 92009 Anderson 6616 Easy Street Carlsbad, CA 92009 Wright 6616 Ocean View Drive Carlsbad, CA 92009 Thompson 6536 Easy St reet Carlsbad, CA 92009 Bauer 202 Easy Place Carlsbad, CA 92009 Cascarano 6533 Easy Street Carlsbad, CA 92009 Hanson 6534 Ocean View Drive Carlsbad, CA 92009 Stockton 6600 Ocean View Drive Carlsbad, CA 92009 Meany 202 Sea Breeze Drive Carlsbad, CA 92009 Clarke 201 Sea Breeze Drive Carlsbad, CA 92009 Turner 6606 Easy Street Carlsbad, CA 92009 Warner 6612 Easy Street Carlsbad, CA 92009 Garrett 6618 Easy Street Carlsbad, C4 92009 Culp 6614 Ocean View Drive Carlsbad, CA 92009 - Anderson 1 6538 Easy Street ~ Carlsbad, CA 92009 ~ Woodward ' l 6537 Easy Street I Carlsbad, C4 92009 1 , Stradley 6530 Ocean View Drive Carlsbad, CA 92009 I , , Holgein 1 6536 Ocean View Drive Carlsbad, CA 92009 Adams 6602 Ocean View Drive CArlsbad, CA 92009 I Williams 204 Sea Breeze Drive Carlsbad, CA 92009 I Simmons Carlsbad, CA 92009 ' 6602 Easy Street Manning 6608 Easy Street Carlsbad, CA 92009 i Dituri i 6614 Easy Street Carlsbad, CA 92009 Chapman 6618 Ocean View Drive Carlsbad, CA 92009 Pender 6612 Ocean View Drive Carlsbad, CA 92009 Pp I I a r d 6-507 Easy Street . f- 6509 Easy Street Carls-bad, CA 92009 Carlsbad, CA 92009 Lester Hosterman 6508 Ocean View Drive Carlsbad, CA 92009 - . Knecht S tec kl ing 6510 Ocean View Drive 6512 Ocean View Drive Carlsbad, CA 92009 Carlsbad, CA 92009 Salm ~ 6514 Ocean View Drive Carlsbad, CA 92009 Goodwin 6516 Ocean View Carlsbad, CA 92009 Buel ' 6518 Ocean View Drive Carlsbad, CA 92009 Adams 6520 Ocean View Drive l Carlsbad, CA 92009 Clay pool 6522 Ocean View Drive Carlsbad, CA 92009 , Pedrick 6524 Ocean View Drive Carlsbad, CA 92009 Prior 6526 Ocean View Drive Carlsbad, CA 92009 House 6528 Ocean View Drive Carlsbad, CA 92009 La Baer Carlsbad, CA 92009 ' 6529 Easy Street ~ Mumolo 6531 Easy Street Carlsbad, CA 92009 Kenney 6523 Easy Street ' Carlsbad, CA 92009 Rosati 6527 Easy Street Carlsbad, CA 92009 Prien 6525 Easy Street Carlsbad, CA 92009 Sims 6517 Easy Street Carlsbad, CA 92009 Loos 6521 Easy Street Carlsbad, CA 92009 Evans 6519 Easy Street Carlsbad, CA 92009 Fond 6515 Easy Street Carlsbad, CA 92009 Wing Carlsbad, CA 92009 I 6513 Easy Street Markot 6511 Easy Street Carlsbad, CA 92009 McGi nty 6518 Friendly Place Carlsbad, CA 92009 Crittendon 6516 Friendly Place Carlsbad, CA 92009 Powers 6520 Friendly Place Carlsbad, CA 92009 Faga n 6516 Easy Street Carlsbad, CA 92009 Watson 1 6518 Friendly Street ' Carlsbad, CA 92009 Clucs 6520 Easy Street Carlsbad, C4 92009 H u I bert 6522 Easy Street Carlsbad, CA 92009 Maz zacone 6524 Easy Street Carlsbad, CA 92009 Sch iv ieg hart 6526 Easy Street CArlsbad, CA 92009 J a dkow s ki 649q Oceanview Dr. Ca-plsbad, CA 92009 Moehnke 6490 Friendly Place Carlsbad, CA 92009 Jones 6496 Friendly Place Carlsbad, CA 92009 Shoemaker 6504 Friendly Place Carlsbad, CA 92009 Razee 6510 Friendly Place Carlsbad, CA 92009 Miller 6505 Friendly Place Carlsbad, CA 92009 McNee 6493 Friendly Place Carlsbad, CA 92009 Stan ley 6498 Easy Street Carlsbad, CA 92009 Conn 6504 Easy Street Carlsbad, CA 92009 Pleick 6510 Easy Street Carlsabad, CA 92009 Turley 6502 Ocean View Drive Carlsbad, CA 92009 - Johnson 6492 Ocean View Dr. 1 Carlsbad, CA 92009 S tiga I I 6492 Friendly Place Carlsbad, CA 92009 Bery 6498 Friendly Pla ce Carlsbad, CA 92009 Maestra 6506 Friendly Place Carlsbad, CA 92009 TaPP 6509 Friendly Place Carlsbad, CA 92009 Lewis 6503 Friendly Place Carlsbad, CA 92009 Leitch 6491 Friendly Place Carlsbad, CA 92009 Kirsch 6500 Easy Street Carlsbad, CA 92009 l Lewis ~ 6506 Easy Street Carlsbad, CA 92009 1 Miller ~ Carlsbad, CA 92009 6498 Ocean View Drive Chegdean 6504 Ocean View Drive Carlsbad, CA 92009 -- Weaver 6494 Ocean View Dr. I Carlsbad, CA 92009 I ~ Cirillo ~ 6494 Friendly Place Carlsbad, CA 92009 Hostrup ~ 6502 Friendly Place Carlbad, CA 92009 Knox 6508 Friendly Place Carlsbad, CA 92009 Velmon 6507 Friendly Place Carlsbad, CA 92009 Thompson 6501 Friendly Place Carlsbad, CA 92009 I Lewis I 6496 Easy Street Carlsbad, CA 92009 Stead 6502 Easy Street Carlsbad, cA 92009 Sciarra 6508 Easy Street Carlsbad, CA 92009 McConnell I 6500 Ocean View Drive Carlsbad, CA 92009 Darby 6506 Ocean View Drive Carlsbad, CA 92009 - t r^ TO: CITY CLERK'S OFFICE FROM: PLANNING DEPARTMENT RE: PUBLIC HEARING REQUEST (Form A) ..". Attached are the materials necessary for you to notice RMHP 87-1 SOLAMAR MOBILEHOME ESTATES for a public hearing before the City Council. Please notice the item for the council meeting of JAN. 26, 1988 . Thank you. - Assistant City Man-- - Date