February 15, 2005
SUBJECT: Application to Initiate a General Plan Amendment for a 4.77 acre site at 610 Alberta Avenue from Mobile Home Park to allow an application for either Low-Medium Density Residential (up to 14 dwelling units per acre) or Medium Density Residential (up to 24 dwelling units per acre). APN 323-33-062
REPORT IN BRIEF
The applicant intends to convert the 67-space Oasis Mobile Home Manor into other residential uses – most likely single-family detached homes for ownership. The applicant is also considering that the future project may also include some low-income housing to accommodate relocation of some the current Oasis residents. In order to convert the park, the General Plan must be amended from its current designation of Mobile Home Park. The applicant has not yet designed a project for this site and is requesting that Council initiate a General Plan amendment study that would encompass a range of residential densities from Low-Medium Density Residential (7-14 dwelling units per acre) to Medium Density Residential (15-24 dwelling units per acre). Staff is recommending approval of the initiation. Approving the initiation does not commit the City Council to future land use decisions regarding this property.
BACKGROUND
The Mobile Home Park land use designation in the General Plan was created to discourage the conversion of several functioning mobile home parks to other uses, since mobile home parks have traditionally provided low-to-moderate income housing for Sunnyvale residents. The zoning district that implements this General Plan designation is the R-MH, Residential-Mobile Home Zoning District. It allows up to 12 dwelling units per acre. The R-MH Zoning District also allows single-family or duplex dwelling units but only if they are used by the mobile home park owner or operator. Approximately 6% (3,500 units) of housing units available in the City are mobile homes.
Since creation of the mobile home park designation there have been three mobile home park conversions in the City.
- Mobile Home Manor on Fair Oaks Avenue south of 101 that resulted in the displacement of 60 mobile homes spaces to allow for 230 condominium units in an R4/PD Zoning District.
- Deluxe Mobile Home Park on Weddell Drive at Borregas Avenue where 30 mobile home spaces were converted into a 194 unit Single Room Occupancy apartment complex in an R-5 Zoning District.
- Ferndale Mobile Home Park was on Borregas Avenue south of 101 and resulted in the displacement of 41 mobile home spaces to allow 22 new single family homes in an R-1.7/PD Zoning District.
EXISTING POLICY
The following General Plan Goals and Policies are related to this request for a General Plan Amendment:
Land Use and Transportation Element:
Goal C2: Ensure Ownership and rental housing options in terms of style, size and density that are appropriate and contribute positively to the surrounding area.
Policy C2.1: Provide land use categories for and maintenance of a variety of residential densities to offer existing and future residents of all income levels, age, groups and special needs sufficient opportunities and choices for locating in the community.
Housing and Community Revitalization Sub-Element
Goal A: Foster the expansion of housing supply to provide greater opportunities for current and future residents within limits imposed by environmental, social, fiscal and land use constraints.
Goal D: Maintain diversity in tenure, type, size, and location of housing to permit a range of individual choices for all current residents and those expected to become city residents.
Policy D.5: Preserve mobile homes as an affordable housing option.
Policy D.5.a: Maintain land zoned for mobile home parks.
Policy D.5.b: Continue to provide and equitable process with reasonable mitigation measures in the event of conversion of mobile home parks to a different use.
DISCUSSION
The 4.77 acre Oasis Mobile Home Manor is located on the south side of Alberta Avenue between Sunnyvale-Saratoga Road and Hollenbeck Avenue. The area around the park is a mix of residential uses and zoning districts. North of the project on the north side of Alberta Avenue are duplexes that are zoned R-2 (Low-Medium Density Residential). On the same side of Alberta Avenue as the project, on the west, east and south sides of the project site, the zoning is primarily R-3 (Medium Density Residential).
The applicant has requested that the City Council initiate a General Plan amendment that would allow them to explore designing a project that would that would fall within the range of Low-Medium Density and Medium Density Residential. The applicant has not submitted plans.
If the site is designated Low-Medium Density Residential it would allow a range between 33 and 66 dwelling units with the potential zoning designations of R-1.5, R-1.7/PD and R-2. All of these designations allow small lot single-family homes. No BMR units are required for R-1.5 or R-1.7/PD. The 4.77 acre project site meets the minimum 2-acre site size requirement for R-1.7/PD.
If the site is designated Medium Density Residential it would allow a maximum of 44 dwelling units. This figure includes the density bonus that may be allowed for providing Below Market Rate Units.
In addition to standard required development plans, landscape plans, elevations and subdivision maps, prior to taking action on specific land use applications for the Oasis Mobile Home Manor, the Planning Commission and City Council are required to consider a mobile home Conversion Impact Report. Chapter19.72 of the Municipal Code addresses the steps necessary for a mobile home conversion including preparation and content of the report. The mobile home Conversion Impact Report lays out steps to be taken by the land owner of the park for relocation assistance and compensation of the mobile home park residents. The Code also outlines the hearing process for the Conversion Impact Report.
The applicant and property owner have notified the City that, because 31% of the 67 mobile home units are vacant, a “change of use” has occurred. This change of use requires the preparation of a Conversion Impact Report with or without the General Plan Amendment initiation.
FISCAL IMPACT
There will be no fiscal impact from initiating an amendment to the General Plan. If the City Council initiates the study the applicant would need to file and application and pay the appropriate fees which essentially cover the cost of the study. Future land use decisions may result in increased property tax revenues if the project site is ultimately developed with newer ownership housing. A development project on the site would also result in fees and taxes associated with receiving Building Permits.
Conclusion
The City has policies in place to support a variety of housing types to meet the needs of residents in all income brackets. Although denying the request for a General Plan amendment will retain the Oasis Mobile Home Manor for the time being, allowing review of a project with alternate types of housing will allow the City Council to determine what type of product meets the General Plan policy to have development that best contributes positively to the surrounding neighborhood. Initiating the General Plan amendment allows the applicant to move forward with an application. Denying the application will not allow the site to be redeveloped with other than a mobile home park. If market conditions were favorable a new park could be proposed.
PUBLIC CONTACT
It is not required by the Municipal Code to provide notices for a General Plan Initiation hearing. Staff sent a letter about the purpose and the date and time of the hearing to the residents of the Oasis Mobile Home Manor using a resident list provided by the applicant.
This application was also listed on the City Council agenda and posted on the City’s official notice bulletin board.
ALTERNATIVES
The City Council may take one of several actions.
- Initiate the General Plan Amendment for a range of densities as requested by the applicant to allow a future development application ranging from Low-Medium Density (7-14 dwelling units per acre) to Medium Density Residential (up to 24 dwelling units per acre).
- Initiate the General Plan Amendment for a range of densities as requested by the applicant to allow a future development application ranging from Low-Medium Density (7-14 dwelling units per acre) to Medium Density Residential (up to 24 dwelling units per acre) with limited related rezoning applications to R-2 and R-3 Zoning Districts to create BMR units.
- Initiate a General Plan amendment for a specific density.
- Deny the request for a General Plan amendment and leave the General Plan land use designation for 610 Alberta Avenue as Mobile Home Park.
Initiating a General Plan Amendment does not commit the City Council to any future land use decisions for the subject site.
RECOMMENDATION
Staff recommends that the City Council approve recommendation No. 2, to initiate the General Plan amendment as requested by the applicant but that related rezoning applications be limited to the R-2 and R-3 Zoning Districts to allow the City to gain BMR units to replace some of the low income mobile home units. Initiating the General Plan amendment does not commit the Council to future land use decisions. Considering a project for the site will allow the Council to consider which land use (existing or proposed) best addresses City policies for providing a variety of housing types for residents and contributes positively to the surrounding neighborhood. Council will also need to consider a Mobile Home Conversion Impact Report which will allow Council to review provisions for assistance and relocation for current Oasis residents prior to making a land use decision for the site.
Prepared by:
Gerri Caruso, Principal Planner
Reviewed by:
Trudi Ryan, Planning Officer
Reviewed by:
Robert Paternoster
Director of Community Development
Approved by:
Amy Chan
City Manager
Attachments
A. Location and Zoning Map (.jpg)
B. Letter from Applicant requesting General Plan Amendment Initiation (pdf)