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HomeMy WebLinkAbout21 - Design Standards for Mobile Homes on Individual Lots - PA2001-22)�ewvo�+r CITY OF NEWPORT BEACH Hearing Date: January 8, 2002 O� @ PLANNING DEPARTMENT Agenda Item: 21 }^U• 33 o NEWPORT BOULEVARD Staff Person: Patrick J. Alford �y opH� NEWPORT BEACH, CA 9058 (949) 644 -3235 (949) 644-32-% PAX (949) 644-3229 REPORT TO THE MAYOR AND CITY COUNCIL PROJECT- Design Standards for Mobile Homes on individual Lots (PA 2001 -223) SUMMARY: An amendment to Chapter 20.60 (Site Regulations) to establish design standards for mobile homes on individual lots. ACTION: 1. Conduct public hearing; and Introduce Ordinance No. 2002 ----- approving or modifying Code Amendment No. CA 2001 -005 and pass to second reading on January 22, 2002 or deny Code Amendment No. CA 2001 -005. Background On September 11, 2001, the City Council adopted a resolution of intent to amend the Newport Beach Municipal Code to establish design standards for mobile homes. Analysis The proposed amendment is intended to establish provisions for mobile homes outside of mobile home parks to ensure their compatibility with surrounding conventional dwelling units. The proposed amendment would add new Section 20.60.125: Design Standards for Mobile Homes on Individual Lots. These design standards include architectural restrictions for roof overhangs, roofing material, and siding material. This is permitted under State law, which allows such architectural requirements imposed on manufactured homes even if similar requirements are not imposed on conventional single - family residential dwellings. In addition, this new section defines prohibited materials, which has been used effectively by other communities to assist in making mobile homes visually compatible with conventional single family dwellings. The proposed amendment would also revise Section 20.10.020 Residential Districts: Land Use Regulations to add a.reference to Section 20.60.125 to the list of Additional Land Use Regulations and to the Single Family Residential row in the land use regulation table. Planning Commission Action On December 6, 2001, the Planning Commission voted (6 -0) to recommend approval of Code Amendment No. CA 2001 -005 to the City Council. Submitted by: SHARON Z. WOOD Assistant City Manager Prepared by: PATRICK ALFORD Senior Planner xhibits 1. Draft ordinance. 2. December 6, 2001 Planning Commission staff report. 3. Draft December 6, 2001 Planning Commission minutes. CA 2001 -005 January 8, 2002 Page 2 of 2 ORDINANCE 2002- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE TITLE 20 OF THE NEWPORT BEACH MUNICIPAL CODE TO ESTABLISH DESIGN STANDARDS FOR MOBILE HOMES ON INDIVIDUAL LOTS IN RESIDENTIAL DISTRICTS (CODE AMENDMENT 2001 -0051 WHEREAS, on September 11, 2001, the City Council of the City of Newport Beach initiated an amendment to Title 20 of the Newport Beach Municipal Code to establish provisions for mobile homes outside of mobile home parks to ensure their compatibility with surrounding conventional dwelling units; and WHEREAS, on December 6, 2001, the Planning Commission of the City ofNewport Beach held a duly noticed public hearing regarding this code amendment voted unanimously to recommend approval of this code amendment to the City Council; and WHEREAS, on January 8, 2002, the City Council of the City of Newport Beach held a duly noticed public hearing regarding this code amendment; and WHEREAS, pursuant to the California Environmental Quality Act, it has been determined that the proposed amendment is categorically exempt under Class 5, minor alterations in land use limitations. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Title 20 of the Newport Beach Municipal Code shall be amended to add new Section 20.60.125 and to revise Section 20.10.020, as provided in Exhibit "A." SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the 1 J same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on January 8, 2002, and adopted on the 22nd day of January 2002, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK z Exhibit A Chapter 20.60, add new Section 20.60.125: 20.60.125 Design Standards for Mobile Homes on Individual Lots A. Purpose. This section establishes design standards for mobile homes outside of mobile home parks to ensure their compatibility with surrounding conventional dwelling units. B. General Requirements. In compliance with California Government Code Sections 65852.3, et seq., individual mobile homes installation in individual lots in the R -A, R- 1, R -1.5, R -2, MI R and residential portions of PC Districts shall comply with the following standards in addition to those of the zoning district: Mobile homes shall be placed on a foundation system consisting of solid concrete or masonry wall under the outside perimeter of the manufactured home; or piers or other open construction meeting the requirements of the currently effective City Building Code, combined with skirting placed around the outside of the manufactured home in such a manner that the exterior siding appears to start from ground level. 2. The exterior siding of the mobile home shall be similar in appearance to siding material customarily used on conventionally built housing. Shiny or metallic finishes are prohibited. 3. The roof of the mobile home must have a pitch of not fewer than 3 inches vertical rise per 12 inches of horizontal distance. The roof must have eaves or overhangs of not less than 12 inches, except where required to maintain a 2 -' /z foot property line setback. Built up, roll roofs and corrugated, sheet or skin metal or plastic panels are prohibited. 4. Mobile homes that are more than 10 years old are not permitted to be installed. Proof of the date of manufacture of the mobile home shall be required at the time of plan check submittal. Chapter 20.10, revise Section 20.10.020 to add new Additional Land Use Regulation (M) and corresponding note to the single family residential row of the land use regulation table: Residential Districts: Land Use Regulations P = Permitted UP = Use permit PD/U = Use petmit issued by the Planning Director L = Limited (see Additional Use Regulations) -- = Not Permitted R -A R -1 R -1.5 R -2 MFR Additional Regulations SINGLE FAMILY RESIDENTIAL P P P P P (D), (E), (N) Residential Districts: Additional Land Use Regulations (M) See Section 20.60.125: Design Standards for Mobile Homes on Individual Lots. n �ae�'I'Og4, CITY OF NEWPORT BEACH Hearing Date: December 6, 2001 PLANNING DEPARTMENT Agenda Item: 32 33 o NEWPORT BOULEVARD Staff Person: Patrick J. Alford NEWPORT BEACH, CA 92656 (949) 644 -3235 (949) 644-3200; FAX (949) 644-5229 REPORT TO THE PLANNING COMMISSION PROJECT: Design Standards for Mobile Homes on Individual Lots (PA 2001 -223) SUMMARY: An amendment to Chapter 20.60 (Site Regulations) to establish design standards for mobile homes on individual lots. RECOMMENDED ACTION: Conduct public hearing; adopt Resolution No. 2001 -_---- recommending approval or modification of Code Amendment 2001- 005 to the City Council; or disapprove Code Amendment 2001 -005. Background The issue of the quality and appearance of mobile homes became an issue with the installation of a doublewide mobile home in the Newport Heights community this past summer. On September 11, 2001, the City Council adopted a resolution of intent to amend the Newport Beach Municipal Code to establish design standards for mobile homes. The City Council wishes to establish provisions for mobile homes outside of mobile home parks to ensure their compatibility with surrounding conventional dwelling units. Introduction In 1980, the State of California adopted laws that preempt local land use authority relating to manufactured housing. The State Legislature found that manufactured housing offered an additional opportunity for affordable housing and home ownership. The cities may only subject the manufactured home and the lot on which it is placed to the same property development regulations (i.e., setback yards, height limits, off - street parking, etc.) or permit process (i.e., use permit or modification permit) that would apply to conventional single - family residential dwelling on the same lot. However, State law does allow architectural requirements for roof overhangs, roofing materials, and siding materials even if similar requirements are not imposed on conventional single - family dwellings units. Otherwise, local jurisdictions have very little discretion for review of manufactured homes on single - family lots. ' "1 Analysis The Zoning Code defines mobile homes as follows: A structure transportable on a street or highway by authorization or a permit in one or more sections designed and equipped for human habitation to be used with or without a foundation system. Mobile home includes manufactured homes but does not include recreational vehicles, commercial coaches, or factory-built housing. The proposed amendment would add new Section 20.60.125: Design Standards for Mobile Homes on Individual Lots. These design standards include architectural restrictions for roof overhangs, roofing material, and siding material. This is permitted under State law, which allows such architectural requirements imposed on manufactured homes even if similar requirements are not imposed on conventional single - family residential dwellings. In addition, this new section defines prohibited materials, which has been used effectively by other communities to assist in making mobile homes visually compatible with conventional single family dwellings. The proposed amendment would also revise Section 20.10.020 Residential Districts: Land Use Regulations to add a reference to Section 20.60.125 to the list of Additional Land Use Regulations and to the Single Family Residential row in the land use regulation table. Environmental Review The project has been reviewed pursuant to the California Environmental Quality Act and has been determined to be categorically exempt under Class 5, minor alterations in land use limitations. Recommendation Staff recommends that the Planning Commission adopt the attached resolution recommending that the City Council adopt Code Amendment No. CA 2001 -005. Submitted by: PATRICIA L. TEMPLE Planning Director Exhibits Prepared by: PATRICK J. ALFORD Senior Planner 07/24/01 City Attorney's memorandum on manufactured housing. Resolution recommending approval to the City Council. CA 2001 -005 / December 6, 2001 Page 2 of 2 CITY OF NEWPORT BEACH July 24, 2001 Agenda Item CITY ATTORNEY'S OFFICE TO MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: ROBIN L. CLAUSON, ASSISTANT CITY ATTORNEY RE INFORMATION REPORT REGARDING STATE LAW REQUIREMENTS FOR MANUFACTURED HOMES ON SINGLE FAMILY RESIDENTIAL LOTS State zoning laws leaves cities, including charter cities, with very little discretion for review or approval of manufactured home on single family lots. Government Code Section 65852.3 requires a city to allow the installation of manufactured homes on lot zones for conventional single family residential dwellings if, (1) the home is certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. Sections 5401 et. seq.) and (2) the house is installed on a foundation system pursuant to Section 18551 of the Health & Safety Code. The cities may only subject the manufactured home and the lot on which it is placed to the same zoning development standards to which a conventional single family residential dwelling on the same lot would be subject. Therefore, manufactured homes must comply with a City's height, side and rear yard setback requirements, standards for enclosures, access and vehicle parking standards, aesthetic requirements and minimum square footage requirements. Cities may impose different architectural standards, but only standards for roof overhangs, roofing and siding materials that do not exceed those that would be required of a conventional single family dwelling constructed on the same lot. Furthermore, when there are no size requirements for roof overhangs for both manufactured homes and conventional single family homes, the City may impose a roof overhang requirement on manufactured homes not to exceed 16 inches. Cities may also preclude manufactured homes that are over 10 years old. Finally, State law prohibits a City from subjecting a certified manufactured home to any permit process or requirement which is not identical to the permit requirement that would be imposed on a conventional single family home on the same lot. These State laws related to manufactured homes were originally adopted in 1980. At the time of adoption, the law was based upon legislative findings that manufacturers offered Californians an additional opportunity to own and live in decent and safe affordable Mayor and Members of City Council July 24, 2001 Page 2 housing on a permanent basis. It became operative on July 1, 1981 and-has had limited amendments since that time. Therefore, the City Council has very limited discretion to approve the installation of a certified manufactured homes on a single family lot anywhere in the City. Accept and file report or direct Planning Department staff to provide limited allowed standards for architectural requirements. Robin L. Clauson RLC:da F: luserslcaMharedWalCCmemoWanufacturedHomes .doe ja 4.6-, RESOLUTION NO. _ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL TO THE CITY COUNCIL OF AN AMENDMENT TO THE TITLE 20 OF THE NEWPORT BEACH MUNICIPAL CODE TO ESTABLISH DESIGN STANDARDS FOR MOBILE HOMES ON INDIVIDUAL LOTS IN RESIDENTIAL DISTRICTS [CODE AMENDMENT 2000 -51 WHEREAS, on September 11, 2001, the City Council of the City ofNewport Beach initiated an amendment to Title 20 of the Newport Beach Municipal Code to establish provisions for mobile homes outside of mobile home parks to ensure their compatibility with surrounding conventional dwelling units; and WHEREAS, on December 6, 2001, the Planning Commission of the City ofNewportBeach held a public hearing regarding this amendment; and WHEREAS, the public was duly noticed of the public hearing; and WHEREAS, pursuant to the California Environmental Quality Act, it has been determined that the proposed amendment is categorically exempt under Class 5, minor alterations in land use limitations. NOW THEREFORE BE IT RESOLVED, that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council of the City of Newport Beach amend Title 20 of the Newport Beach Municipal Code to add new Section 20.60.125 and to revise Section 20.10.020, as provided in Exhibit "A." ADOPTED this 6th day of December 2001, by the following vote,.to wit: BY Larry Tucker, Chairman BY Earl McDaniel, Secretary AYES NOES ABSENT 2 1�- Exhibit A Chapter 20.60, add new Section 20.60.125: 20.60.125 Design Standards for Mobile Homes on Individual Lots A. Purpose. This section establishes design standards for mobile homes outside of mobile home parks to ensure their compatibility with surrounding conventional dwelling units. B. General Requirements. In compliance with California Government Code Sections 65852.3, et seq., individual mobile homes installation in individual lots in the R -A, R- 1, R -1.5, R -2, MFR and residential portions of PC Districts shall comply with the following standards in addition to those of the zoning district: 1. Mobile homes shall be placed on a foundation system consisting of solid concrete or masonry wall under the outside perimeter of the manufactured home; or piers or other open construction meeting the requirements of the currently effective City Building Code, combined with skirting placed around the outside of the manufactured home in such a manner that the exterior siding appears to start from ground level. 2. The exterior siding of the mobile home shall be similar in appearance to siding material customarily used on conventionally built housing. Shiny or metallic finishes are prohibited. 3. The roof of the mobile home must have a pitch of not fewer than 3 inches vertical rise per 12 inches of horizontal distance. The roof must have eaves or overhangs of not less than 12 inches, except where required to maintain a 2 -' /z foot property line setback. Built up, roll roofs and corrugated, sheet or skin metal or plastic panels are prohibited. 4. Mobile homes that are more than 10 years old are not permitted to be installed. Proof of the date of manufacture of the mobile home shall be required at the time of plan check submittal. Chapter 20.10, revise Section 20.10.020 to add new Additional Land Use Regulation (M) and corresponding note to the single family residential row of the land use regulation table: Residential Districts: Land Use Regulations P = Permitted UP = Use permit PD/U = Use permit issued by the Planning Director L — Limited (see Additional Use Regulations) — = Not Permitted R -A R -1 R -1.5 R -2 MFR Additional Regulations SINGLE FAMILY RESIDENTIAL P P P P P (D), (E), (M) Residential Districts: Additional Land Use Regulations (M) See Section 20.60.125: Design Standards for Mobile Homes on Individual Lots. `. i City of Newport Beach Planning Commission Minutes December 6, 2001 Motion Oqs made by Commissioner Kiser to continue this item to January 3, 2002. Ayes: NDaniel, Kiser, Agajanian, Tucker Gifford, Selich Noes: Nohq Abstain: Kranilay SUBJECT: Camc Pacific Construction Company 1811 Street (PA2001 -1\tand A request for a General Plan Amned Community Development Text Amendment to increase the cation within the Airport Area 2 -7 (Statistical Area L -4), Newport ommunity Block G & H, which would permit a 1,590 net squato an existing office building located at 1811 Quail Street. Public comment was opened and closed. Motion was made by Commissioner Selich to recommi Plan Amendment No. 2001 -004 and Planned G Amendment 2001 -002 by adopting Resolution No. 1543. ,al of General Development Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Selich \ Noes: None Absent: KranzJey SUBJECT: Design Standards for Mobile Homes on Individual lots • PA 2001 -223 An amendment to Chapter 20.60 (Site Regulations) to establish design standards for mobile homes on individual lots. Commissioner Agajanian asked if there was a minimum floor area size for the manufactured homes? Ms. Temple answered that they are regulated to the same extent as any other conventional single - family development, which has no minimum size. The only minimum is that every individual unit must have two parking spaces. Public comment was opened and closed. INDEX Item No. 2 PA2001 -157 Recommended for approval Item No. 3 PA2001 -223 Recommended for approval City of Newport Beach Planning Commission Minutes December b, 2001 Motion was made by Commissioner Gifford to adopt Resolution No. 1544 recommending approval of modification of Code Amendment 2001 -005 to the City Council. Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Selich Noes: None Absent: Kranzley SUBJECT: JWA Settlement Agreement Extension General Plan Amendment • PA 2001 -222 for General Plan Initiation GPI 2001 -003 Initiation of a potential amendment to the General Plan relating to the extension of the John Wayne Airport Settlement Agreement Extension. Commissioner Agajanian noted the date of the resolution should be changed. It was agreed by staff, saying it should reflect the current date. Public comment was opened and closed. Motion was made by Commissioner Gifford to adopt of Resolution No. 1545 amended to reflect today's date, recommending initiation of the General Plan Amendment GPI 20041 -003 to the City Council. Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Selich Noes: None Absent: Kranzley Review of final plans 1999. •R• Bettingen Residence 2215 Pacific Drive • Variance No. 1228 conformance with plans approved on July 22, Ms. Temple noted that this is a circum ce where a building code requirement came into play after the Planning Com 'ion approved the variance that required a second exit from the upper level k. As a result, an additional external stairway is now required. It is in the area the variance so we are bringing this back to the Commission to determine whethe ' can be determined in substantial conformance with the original approval or whe an amended variance application would be required. We did call the adjoining re ' nt on the easterly side and that person did indicate that they were not aware the change and they may have some concerns in that regard. — 42 INDEX Item No. 4 PA2001 -222 Recommended for initiation Item 5 V1228 Approved 1�