HomeMy WebLinkAbout06 - Design Standards for Mobile Homes on Individual Lots - PA2001-223US �
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
33o NEWPORT BOULEVARD
NEWPORT BEACH, CA 92658
(949) 644-32°0% FAX (949) 644-5229
Hearing Date:
Agenda Item:
Staff Person:
REPORT TO THE MAYOR AND CITY COUNCIL
January 8, 2002
21
Patrick J. Alford
(949) 644 -3235
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 J. ALFORD
Senior Planner
1. Draft ordinance.
2. December 6, 2001 Planning Commission staff report.
3. Draft December 6, 2001 Planning Commission minutes.
CA 2001.00s
January 8, 2002
Page 2 of 2
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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 -005]
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 6,200 1, 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 ofNewport 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
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 1P
Newport Beach held on January 8, 2002, and adopted on the 22nd day of January 2002, by the
following vote, to wit:
ATTEST:
CITY CLERK
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR •
2
LA
• 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.
J
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
PDN = 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.
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�EWPO,gr CITY OF NEWPORT BEACH Hearing Date: December 6, 2001
04 A PLANNING DEPARTMENT Agenda Item: g �
�oo NEWPORT BOULEVARD Staff Person: Patrick J. Alford
NEWPORT BEACH, CA 82658 (949) 644 -3235
(949) 644-3: FAX (949) 644'329
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.
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•
�EWPO,gr CITY OF NEWPORT BEACH Hearing Date: December 6, 2001
04 A PLANNING DEPARTMENT Agenda Item: g �
�oo NEWPORT BOULEVARD Staff Person: Patrick J. Alford
NEWPORT BEACH, CA 82658 (949) 644 -3235
(949) 644-3: FAX (949) 644'329
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
1. 07/24/01 City Attorney's memorandum on manufactured housing.
2. Resolution recommending approval to the City Council.
0:
CA 2001.005 /
December 6, 2001
Page 2 of 2 L
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CITY OF NEWPORT BEACH July 24, 2001
CITY ATTORNEY'S OFFICE Agenda Item
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 Tittle 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 it
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.
RECOMMENDATION:
Accept and file report or direct Planning Department staff to provide limited allowed
standards for architectural requirements.
Robin L. Clauson
RLC:da
F:W sers\ cat\shared \da \CCmemoWlanufaauredHomes.dx
•
• 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 -5]
WHEREAS, on September 11, 2001, the City Council ofthe 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 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."
•
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ADOPTED this 6th day of December 2001, by the following vote, to wit:
BY
Larry Tucker, Chairman
I-M
Earl McDaniel, Secretary
AYES
NOES
C�
• 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.
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 -'/2 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.
a-
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.
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• 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: No
Abstain: Kranzrav
rrr
SUBJECT: Camc Pacific Construction Company
1811 Qu i Street
(PA2001-15
A request for a General Plan Amendm t and Planned Community Development
Text Amendment to increase the develo ent allocation within the Airport Area
2 -7 (Statistical Area L -4), Newport Place Pla ed Community Block G & H, which
would permit a 1.590 net square foot addi n to an existing office building
located at 1811 Quail Street.
• Public comment was opened and closed.
Motion was made by Commissioner Selich to recommen pproval of General
Plan Amendment No. 2001 -004 and Planned Comm ity Development
Amendment 2001 -002 by adopting Resolution No. 1543.
Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Selich \
Noes: None
Absent: Kranzley
.. r
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
r r `�
�-,
-A '
City of Newport Beach -°
Planning Commission Minutes
December 6, 2001 INDEX
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
000
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
P Residence
2215
\ 2215 Pacific Drive
• Variance No. 1228
Review of final plans f bstantial conformance with plans approved on July 22,
1999.
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 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.
.12
Item No.4
PA2001 -222
Recommended for
Initiation
Item 5
V1228
Approved
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