PC 04/09/97 - Laserfiche WebLink

Staff does not believe that adding the additional space would be consistent with the residential character of the neighborhood and would not be consistent with the MDR designation in the General Plan. Again to clarify, if the recommended action is to allow only 32 spaces, staff feels any 32 spaces are allowable, therefore requiring the removal of any vacant space, not one that is occupied. Mr. Iserson stated staff does not believe the park's use as a recreational facility is appropriate for the area. It would create additional noise and traffic with people entering and exiting on a much more frequent basis. Staff feels it would turn the area into an RV campground use rather than a permanent residential area. The mobile home park does contribute to the affordable housing and the multiple family housing targets of the City's General Plan. The General Plan also encourages that the displacement of tenants in mobile home parks is to be avoided, and having spaces available to moderate- and low-income individuals contributes toward the City's meeting its regional housing goals. Neighboring comments received were concerned with the disrepair of the site, coercing long-term tenants to leave, the appearance of the numerous RVs, the additional noise of the frequent entering and exiting of the park by RVs. Conversely, staff has also received supportive comments, encouraging the addition of the requested space. Staff does not feel the conditional use permit findings can be made in this case. It would not be consistent with the General Plan to approve an additional space in the park. Staff feels that the use of the mobile home park for RVs is not in the best interest of the community's welfare. Mr. Iserson requested the Commission to focus on the question of allowing an additional space in the mobile home park. If denied, staff suggested the Commission clarify that any space could be eliminated to achieve the 32 spaces, preferably eliminating a vacant space so as not to displace a tenant. The Commission could also look at the alterations made to the park over the years n the RV use and the alternations that have resulted in additional dwelling units. The Commission could either legalize these alterations or find they are not in compliance with the General Plan and direct staff to enforce the land use be returned to the pre-existing status. Staff has determined that the conditional use findings cannot be made for the mobile home expansion; nor do they find that the mobile home park used as a recreational vehicle facility is in the best interests of the City's public health and welfare. An option that may satisfy all parties is for Mr. Wagner to apply for a General Plan amendment for the park's density, apply for a PUD rezoning to allow staff to modify some of the Code standards so the park can stay as an affordable housing area in the community but also provide some amenities to the residents and some assurance of the maintenance of the facility. Based on the above, staff recommends for following action be taken by the Commission: determine the expansion to 33 spaces cannot be made and deny the use permit, adopt a resolution clarifying the status of the mobile home park as a pre-existing non-conforming use with the recognition of space 12A as one of the 32 legal spaces as long as another vacant space is removed; deny the alterations of the legal, non-conforming use (conversion to an RV facility, additional dwelling unit in washroom, additional dwelling unit in the former caretaker's single-family structure) and direct staff to take Planning Commission Minutes Page 7 April 9, 1997