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HomeMy WebLinkAboutPC Resolution _4800- Case 5.0917RESOLUTION NO. 4800 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 5.0917 TO PLACE 35 RECREATIONAL VEHICLES SEASONALLY ON EMPTY MOBILE HOME SPACES AT 1441 EAST RAMON ROAD, R-MHP ZONE, SECTION 23. WHEREAS, Ramon Mobile Home Park has submitted a conditional use permit application to place 35 recreational vehicles seasonally on empty mobile home spaces at 1441 East Ramon Road; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider the application for a conditional use permit was given in accordance with applicable law; and WHEREAS, on August 28, 2002, a public hearing on the application for Conditional Use Permit 5.0917 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report, all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that, the project is categorically exempt from further environmental review pursuant to Section 15301, Existing Facilities. Section 2: Pursuant to Zoning Ordinance Section 94.02.00, the Planning Commission finds that: a. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by the City's Zoning Ordinance. Recreational vehicles in conjunction with a mobile home park are permitted subject to approval of a Conditional Use Permit, pursuant to Section 92.07.01.C.1., and that the area developed for recreational vehicle spaces does not exceed 25%. Staff has compared the applicant's proposal to the relevant property development standards for mobilehome and recreational vehicle parks. In addition, the recreational vehicles would make up no more than 14% of the park spaces. b. That the said use is necessary or desirable for the development of the community, in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The applicant indicates that the seasonal placement of 35 RVs is meant to bolster the park's income so that improvements to the park can be made. The placement of 35 RVs seasonally will eventually allow the park to upgrade to a condition that is aesthetically pleasing and will contribute to the overall comfort level and safety for current and future residents. The vacancy rate in the park will also be reduced by the inclusion of recreational vehicles. c. That the site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls orfences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of land in the neighbourhood. The park has 253 mobilehome spaces so the proposed 35 RVs would make up approximately 14% of the spaces in the park, well under the limit of 25% as stated in Section 92,07.01.C.1 of the Zoning Ordinance. The conditions of approval call for improvements to the perimeter wall and landscaping to ensure that adequate screening of the mobilehome park and recreational vehicles. The mobilehome park has existed since the 1940s and as such, does not conform with some of the property development standards for the RMHP zone. Some of the non -conformities includes setbacks from property line, particularly on Calle Amigos, and minimum size of mobilehome spaces. The owner has repaved the streets with asphalt in the park and the pads should be concrete in order to allow the placement of RVs. There are also 12 points of access on Calle Amigos when by current standards, there should be no more than one point of access for every 200 feet. Where reasonable, staff has worked with the applicant to bring up non -conforming property development standards up to current code. d. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The Zoning Ordinance currently states that the mobilehome park have access from a street with right-of-way of at least 60 feet. However, since the conditional use permit being applied for is for the placement of RVs, the recreational vehicle park standards shall be used. The RV Park access standard states that principal access shall be from a secondary or major thoroughfare. Ramon Mobile Home Park's primary access is from Ramon Road, a major thoroughfare. Secondary points of access are off Sunrise Way, a major thoroughfare, and Calle Amigos, a local street. The streets within Ramon Mobile Home Park are paved with asphalt. The street widths inside the park range from 14 feet to 26 feet. e. That the conditions to be imposed and shown on the approved site plan or in Exhibit A of this resolution are deemed necessary to protect the public health, safety, and general welfare and may include minor modifications of the zone's property development standards. Staff finds that due to the fact that the recreational vehicles are not consolidated in a separate area of the park, not all property development standards should apply. However, Staff has deemed some property development standards, such as the perimeter wall and full utilities, are necessary for the health, safety, and welfare of park residents. These standards are reflected in the attached conditions of approval. The applicant must comply with all conditions of approval or the conditional use permit shall be deemed null and void. N NOW THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Conditional Use Permit 5.0917 subject to those conditions set forth in the attached Exhibit A. ADOPTED this 28' day of August, 2002. AYES: Conrad, Matthews, Grence, Shoenberger, Klatchko NOES: ABSENT: Marantz, Caffery ABSTENTIONS: ATTEST: Chairman of the Planning Commission CITY OF PALM SPRINGS, CALIFORNIA Secretaryfof the Planning Commission K m