HomeMy WebLinkAboutItem C - Seal Beach Trailer Park, Response to Issues Raised by PublicAGENDA REPORT
DATE: May 28, 2002
TO: Chairperson and Members of the Redevelopment Agency
THRU: John B. Bahorski, Executive Director
FROM: Lee Whittenberg, Director of Development Services
SUBJECT: SEAL BEACH TRAILER PARK - RESPONSE TO
ISSUES RAISED BY PUBLIC
SUMMARY OF REOUEST:
Receive and File Staff Report.
BACKGROUND:
At the last Redevelopment Agency Meeting and City Council Meeting the following
questions were set forth by the public and staff has been directed to provide answers to
those questions. This Staff Report will attempt to provide as clear and concise responses
as possible.
Question — What Happened to the 20 Spaces at the Seal Beach Trailer Park?
Staff Response: No affordable spaces at the park have been removed. While the
number of affordable spaces required by law or agreement has been reduced, the number
of spaces that are legally required to be affordable in the park has no bearing on the issue
of the City's obligation to provide new affordable units outside the park. Affordable
housing existing within the trailer park (or anywhere else in the City) does not provide
any "credit" toward meeting identified needs within the Housing Element. (See
discussion, infra.) The new provisions will allow for fewer spaces to be provided for
low- income families/persons, and greater number of spaces available for moderate -
income and non - restricted families/persons.
❑ Low- and Moderate- Income Housine Provisions due to Initial Arencv Assistance in
7981:
When the Redevelopment Agency initially provided assistance to the Seal Beach Trailer
Park in 1981 to assist in the relocation of the park, a Covenant was entered into between
the property owner and the Redevelopment Agency. The terns of the Covenant
addressed many issues, including the following: /�
,-DA Agenda Item
C:Ny Documems \RDA \Tniltt Park Q.i..,MA Suff Re n.aWM05 -16-02
Trailer Park Questions and Responses
Redevelopment Agency Staff Report
May 18, 2002
❑ Not less than 120 of the trailer lots shall be maintained as a housing resource for
persons and families of low and moderate income throughout the term of the
Master Lease between Riverbeach and Naples Land Company.
❑ Not less than half of such units shall be maintained for persons and families of
low income.
a Riverbeach required to verify the income level to determine qualifying as either
low or moderate income prior to leasing a trailer space.
o Agency approval was required prior to any trailer space rent increases.
Low- and Moderate - Income Housing Provisions due to Agency Assistance in Acquisition
of Seal Beach Trailer Parkin 2000:
As was indicated in the November 13, 2000 Agency Staff Report regarding the trailer
park bond issue:
"Section 33740 and following of the California Health and Safety Code
(the "Law ") authorizes redevelopment agencies to issue bonds to make
loans to nonprofit corporations for the purpose of acquiring mobilehome
parks. The Law requires that twenty percent of the spaces within
mobilehome parks financed with bond proceeds be reserved as low -
income spaces. The Law additionally requires that certain rent restrictions
apply to these lower income spaces."
Thus, state law required that twenty percent of the spaces in the park be reserved as low -
income spaces. The Agency's goal was (and is) to maintain the greatest number of
affordable units in the park. However, future rental income has been pledged to pay off
the bonds, so an adequate income flow most be maintained. Without an increase in rental
income, the bond - financed acquisition of the trailer park would not have been possible,
and Richard Hall would have retained ownership of the park. Under these constraints,
LINC Housing agreed to keep an additional 60% of the spaces affordable for moderate -
income families/persons.
Following is comparison of the previous and current income restrictions within the Seal
Beach Trailer Park:
Type of Unit 1981 Covenant 2000 Acquisition
Very- Low /Low Income 60 spaces 25 spaces (Very Low)
Moderate Income 60 spaces 75 spaces
Total Restricted Spaces 120 spaces 100 spaces
Provided w Attachment 1 for the information of the Agency and the public are the
current income criteria for low- and moderate- income persons and families in Orange
County.
Treilm Pv Quami ,RDA Smff Report
Trailer Park Questions and Responses
Redevelopment Agency Staff Report
May 28, 1002
There have also been questions regarding how the City may comply with the provisions
of Housing Element law and the use of Agency housing set -aside funds. The use of
housing set -aside funds for rental assistance programs, as is being provided to the
residents of the Seal Beach Trailer Park, does not provide the necessary length of time
assistance to qualify towards meeting any of the identified "new construction" need
identified in the Housing Element for low- and moderate- income persons and families.
In order to qualify, the assistance would need to be for a tens of 55 years. As has been
indicated previously by staff, the Housing Element identified needs are for new
construction to address the housing needs of future residents anticipated to move into the
community over the time period of 2000 -2005. Housing existing within the community
prior to that time period does not provide any "credit" toward meeting the identified
needs within the Housing Element.
Question —Were there conditions placed on the "Unclassified Use Permit" granted by the
City in 1977 regarding, the provision allow- and moderate- income housing?
Staff Response: No. Unclassified Use Permit UUP -1 -77 was approved by the City
Council on October 25, 1977 through the adoption of City Council Resolution No.2702.
The resolution has a fording indicating "The intent of the development is to provide
permanent low cost housing for persons of low and moderate income levels." Resolution
2702 sets forth 21 conditions of approval and references additional Engineering
Conditions as provided in Exhibit A of Resolution No. 2702. None of approved
conditions of approval set forth any requirements for the provision of low- or moderate-
income housing. A copy of City Council Resolution No. 2702 and the City Council
Minutes and Staff Report of October 25, 1977, are provided as Attachments 2, 3, and 4,
respectively. Staff has not been able to locate a copy of the Coastal Development Permit
and is continuing to work with Coastal Commission staff to obtain a copy of the
appropriate permit.
The "Amended Declaration of Establishment of Covenants" ( "Covenant ") was entered
into between the property owner, Riverbeach Associates ( "Riverbeach") in 1981. This
Covenant, discussed above, set forth the initial agreements between the Redevelopment
Agency and the property owner regarding provision of low- and moderate - income units
within the Seal Beach Trailer Park. Those Covenant provisions have been modified as
indicated above, in accordance with financial structuring of the acquisition of the Seal
Beach Trailer Park by a non -profit housing corporation, in accordance with the
requirements of the bond financing for the acquisition and the requirements of the State
of California, Health and Safety Code § 33740, and for use of the MPROP funds.
Ouestion —What assistance to tenants other than the "ramp -up" assistance is being
provided by the RedevelopmentAgency?
Staff Response: The `tamp -up" assistance is over the initial 3 years after the
acquisition, and is intended to assist very-low and low- income residents in subsidizing
the increased space rents necessary to achieve the rent income necessary to allow the
Trailer Park Qa tions.RDA Staff Re n
Trailer Park Questions and Responses
Redevelopment Agency Staff Report
May 28, 2007
bond financing. This "ramp -up" assistance is budgeted at $340,000 over the 3 year time
period.
The Agency is also providing "rental assistance" funds to qualified low- and moderate -
income persons and families within the Seal Beach Trailer Park. Such rental assistance is
available to each of the 125 spaces provided within the park, provided the occupants or
future occupants qualify for assistance based on the income criteria in effect at the time
of moving into the Trailer Park. Current income criteria are presented in Attachment 1.
The Agency has committed to providing the above - indicated assistance, and those funds
are being utilized by eligible tenants within the Trailer Park at this time. In accordance
with the provisions of Section 3.2 of the Administrative Agreement for the Seal Beach
Trailer Park, reports are filed with the City by a third -part consultant, the "Oversight
Agent ". The March 31, 2002 report (See Attachment 5) indicates the following regarding
the various assistance programs funded by the Low- and Moderate- Income Housing
funds of the Redevelopment Agency:
❑ "Ramp -Up Assistance ", April — November 2001: $ 238,459.00
❑ "Ramp -Up Assistance" being provided to 114 spaces
❑ `Rental Assistance ", April —November 2001: $ 25,112.93
❑ "Rental Assistance" being provided to 22 residents; 20 very-low income, 2 low
income
As a further indication of the Agency intent to provide long -term rental assistance within
the Trailer Park, the recently adopted AB 1290 Implementation Plan establishes funding
commitments over the 5 -year period of this plan (2000 -2005) for rental assistance within
the Seal Beach Trailer Park.
The Agency has set aside funds for rental assistance programs for projected assistance for
13 years after the acquisition of the trailer park by LINC, extending to 20 years if
necessary. If a person meets the necessary qualifications for assistance within the
appropriate time frame, the Agency should have funds available.
Tmiler Palk Questiom.RDA Stetr Report 4
Trailer Park Questions and Responses
Redevelopment Agency Staff Report
May 28, 2002
/A) YRedlopment APPROV
vu
Wltittenberg ski, Executive Director
Director of Development Servi Agency
Attachments: (6)
Attachment 1: 2002 Orange County Income Guidelines
Attachment 2: City Council Resolution No. 2702, Approving UUP -1 -77
Attachment 3: City Council Minutes re: UUP -1 -77, October 25, 1977
Attachment 4: City Council Staff Report re: UUP —1 -77, dated October
25, 1977
Attachment 5: Seal Beach Trailer Park Project — Section 3.2 Report,
prepared by Rosenow Spevacek Group, Inc., dated March
21, 2002
Attachment 6: Excerpts - Trailer Park Rental Assistance Information from
previous Staff Reports and Adopted Plans
Trellel Palk Que ions. MA sent RepoA
Trailer Park Questions and Responses
Redevelopment Agency Staff Report
May 28, 2002
ATTACHMENT 1
2002 ORANGE COUNTY INCOME GUIDELINES
Provided below for the information of the Agency are the current income limits for
Orange County that define very low, lower, median, and moderate income:
Number of Persons
In Family
Income
Limits
Very Low
Lower
Median
Moderate
Income
Income
Income
Income
1
26,450
38,100
52,900
63,500
2
30,250
43,500
60,500
72,550
3
34,000
48,950
68,050
81,650
- -4
37,800
54,400
75,600
90,700
5
40,800
58,750
81,650
97,950
6
43,850
63,100
87,700
105,200
7
46,850
67,450
93,750
112,450
8
49,900
71,800
99,800
119,700
•
• s +
Tmiler Park Queatiow.RDA Staff Rep n
Trailer Park Questions and Responses
Redevelopment Agency Stq fRepoR
May 28, 2007
ATTACHMENT 2
CITY COUNCIL RESOLUTION NO. 2702,
APPROVING UUP -1 -77
Teener PoAc Qumdons.RDA Staff Report
RESOLUTION NO. off' r
A RESOLUTION OF THE SEAL BEACH CITY COUNCIL
APPROVING UNCLASSIFIED USE PERMIT NO. UUP -1 -77
WHEREAS, an application was duly filed by East Naples Land Company and
the City of Seal Beach (Seal Beach Associates), 11 Marina
Drive, Seal Beach, California, for UUP -1 -77; and
WHEREAS, the property is described as a 6 -acre parcel of land bounded
by First Street, Oakwood Garden Apartments, San Gabriel River
and a portion of the existing Seal Beach Trailer Park,
AP No. 043- 173 -08, portions of AP No. 043- 173 -07, 043 - 173 -09,
043- 173 -03, 043 - 173 -10 and commonly known as 11 Marina Drive;
and
WHEREAS, the proposal is to redevelop a portion of the Seal Beach Trailer
Park into a new 140 space mobile home park with a recreational
complex in the R -3 zone; and
WHEREAS, an Environmental Impact Report has been prepared on the project
and was determined to be sufficient by the Environmental Quality
Control Board on September 15, 1977; and
WHEREAS, the proposal included centralized uncovered parking with 35%
of parking spaces being for compact car parking with stalls
of 8 ft. x 18 ft. with a 22 ft. turning radius; and .
WHEREAS, the proposal does not comply with the setback requirements of
the base zone but rather will incorporate the setbacks required
by Title 25 for mobile home parks and trailer parks; and
WHEREAS, the Seal Beach Planning Commission considered UUP -1 -77, and
by Resolution approved and recommended to City Council approval
of the Unclassified Use Permit; and
WHEREAS, the City Council makes the following findings regarding
Unclassified Use Permit, UUP -1 -77;
1. The intent of the development is to provide permanent
low cost housing for persons of low and moderate income
levels.
2. The uses proposed and proposed density are consistent
with the City's General Plan, Zoning Ordinance and
Redevelopment Agency Plan.
3. An Environmental Impact Report has been prepared on the
project which showed no adverse impacts which cannot be
mitigated.
4. The development substantially upgrades an old substandard
trailer park.
5. The parking ratio of 1.5 spaces /unit is adequate.
6. The provision of uncovered parking and centrally located
parking is warranted due to the size and nature of the
project.
7. The inclusion of 35% compact car parking spaces is warranted
due to the size of the project.
Resolution Number
8. The setbacks proposed on each lot (3 ft. to a property
line and 6 ft. between trailers or structures) is
adequate.
9. Approval of the project includes an approval in concept
for Lots 44 -60 located in the County of Los Angeles, City
of Long Beach.
10. The recreational complex proposed is adequate for a project
of this size and nature.
11. Four cottonwood trees and two eucalyptus trees will be
preserved in place.
12. All large trees in the project area will be boxed and
replaced in the finished project where possible.
NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby approve
UUP -1 -77 subject to the following conditions:
1. Approval of UUP subject to approval of PUD -2 -77, Tentative
Tract Map 9782 and the Final Tract Map.
2. Installation of a 6 ft. high slumpstone block wall or
decorative block wall along First Street, between the
mobile home park and the townhouses and surrounding the
lift station. If material other than slumpstone is used,
the materials to be used must be approved by the Planning
Director. Construction of the block wall to be to the
satisfaction of the City Engineer.
3. Install a commercial type steel gate at the entrance to
the lift station to the satisfaction of the City Engineer.
4. Compliance with Engineering conditions and Fire Department
conditions. Exhibit "A ".
5. Pave all private streets to the full width of 25 feet to
the satisfaction of the City Engineer, excepting those areas
containing the four cottonwood trees and one eucalyptus
tree which are to be preserved in place.
6. Pave all parking lots with asphaltic concrete or Portland
cement concrete to the satisfaction of the City Engineer,
except the area containing one eucalyptus tree.
7. All parking to be striped to the satisfaction of staff.
8. All existing large trees to be boxed, where possible, and
replanted in the new mobile home park except the trees to
be preserved in place.
9. Landscaping plans to the satisfaction of staff.
10. Lighting to be provided in the parking area and throughout
the project to the satisfaction of staff.
11. Installation of fire hydrants (City Standard East Bay Series)
at locations specified by the Fire Chief and to the
satisfaction of the Fire Chief.
12. Provision of mail boxes in compliance with the U. S. Postal
Service standards and at locations specified by the U.S.
Postal Service.
Resolution Number
13. Address numbers of lots to the satisfaction of staff.
19. Vertical access (north -south access) to be provided through
the area containing lots 67 through 121 to the satisfaction
of staff.
15. Compliance with Title 25 of the California Administrative
Code regarding setbacks. In no case shall the setback be
less than 3' -0" to a property line (lot line) and in no
case less than 6' -0" between trailers or structures on
adjoining lots.
16. No parking shall be permitted on the private streets.
17. All parking spaces in the project shall be used for the short
tern parking of licensed passenger motor vehicles for persons
residing in the mobile home park. Parking spaces shall not
be used for storage of non - motorized vehicles, inoperable
motor vehicles, boats, motor homes, or storage.
18. No encroachment into area where pump station easements
exist without approval of City Engineer.
19. Developer shall provide a siltation and erosion control
program for the construction phase of the project,
20. Clock tower to be lowered to a maximum of 25 feet.
21. Developer shall provide 12 washers and 6 dryers in the
laundry room of the project.
PASSED. APPROVED and ADOP D this RO -day of 1977,
by the following vote:
AYES: Councilmen x z
NOES: Councilmen
ABSENT: Councilmen zz
2a ara 4° 64�_4-r
Mayor
ATTEST:
Li. Clerk
Resolution Number
EXHIBIT "A"
Engineering Conditions
All on -site and off -site water, sewer, storm drain, street, street
lighting and utility improvements shall be constructed as required
by the City Code and shall be to the satisfaction of the City
Engineer, including but not limited to the following: '
1. Easements shall be provided for all on -site water facilities
including water meters.
2. All condominium units and trailer spaces shall have individual
water meters.
3. All water facilities shall be deeded to the City.
4. Sewer service shall be maintained to the existing development on
the south side of Marina Drive.
5. Ownership and maintenance of on -site sewers shall be the respon-
sibility of the property owner.
6. Provide a stub sewer connection to the right -of -way of Marina
Drive with sufficient capacity to serve future development on
the property bounded by the San Gabriel River, Marina Drive,
First Street and the beach. Grant the rights to said capacity
to the City. of Seal Beach.
7. - eliminate the present 48 inch diameter pipe bottleneck at the
storm drain pump station.
B. Provide paved access to the pump station.
9. Provide a six foot high slump stone block wall along the present
fence lines of the pump station adjacent to the trailer park..
30. Provide a six foot high galvanized metal sliding Date at the
pump station access that will completely block visibility into
the facility.
11. Provide an access gate between the pump station and the river
levee.
12. No additional on -site drainage will be allowed to drain onto
First Street or Marina Drive.
13. Provide revised easements for any modification to storm drain
channel of pump station site.
14. Provide easement for ingress and egress to pump station site.
15. Ownership and maintenance of on -site storm drains shall be the
responsibility of the property owner (excluding main channel).
16. Provide underground street lights where not already provided.
17. Provide sidewalks for all adjacent streets.
18. All utilities shall be underground.
19. Property owner shall landscape and maintain those portions of the
street parkway not used for sidewalk. Landscaping shall be to
the satisfaction of the City Engineer.
Trailer Park Questions and Responses
Redevelopment Agency Staff Report
May 28, 1002
ATTACHMENT 3
CITY COUNCIL MINUTES RE: UUP -1 -77,
OCTOBER 25,1977
Treiler Park Quc iom,. ASniff Report
10 -25 -77
WAIVER OF FULL READING
Laszlo moved, second by Kredell, to waive the reading in full of all
ordinances and resolutions, and that consent to the waiver of reading
shall be deemed to be given by all Council members after reading of
that title unless specific request is made at that time for the
reading of such ordinance or resolution.
AYES: Blackman, Gray, Kredell, Laszlo
NOES: None
ABSENT: Weir Motion carried
PUBLIC HEARING - UNCLASSIFIED USE PERMIT MP -1 -77 and PLANNED UNIT
DEVELOPMENT PUD -2 -77 - TRAILER PARK REDEVELOPMENT
Mayor Blackman declared the public hearing reopened to consider
Unclassified Use Permit UUP -1 -77 and Planned Unit Development PUD -2 -77.
The City Clerk stated that this hearing was continued from the October
10, 1977 meeting and that notices had been published and mailed as
required by law and that no further legal notice was required. Mr.
Neprud, Planning Director, presented an indepth report of the proposed
redevelopment of the Seal Beach Trailer Park, stating that four items
were presented for Council consideration: i.e. certification of the
Environmental Impact. Report, approval of the Unclassified Use Permit,
approval of the Planned Unit Development and approval of the Tentative
Tract Map. Mr. Neprud also reported that the proposed Project had been
considered by the Environmental Quality Control Board, the Parks and
Recreation Commission and the Planning Commission, and presented the
recommendations of those bodies.
Mayor Blackman invited members of the audience wishing to speak to
the matter to came to the microphone and state his name and address
for the record. Georgiana Brown, 14th Street, read a letter
from the Huntington Beach /Seal Beach League of Women Voters, supporting
dedication of parkland instead of payment of in lieu fees. Gilbert
Nelsen, 1001 Seal Way, spoke in favor of increasing the number of
washers and dryers for the trailer park facility. Lew Bennett, 403
Ocean Avenue, spoke for upgrading of the present trailer park as it
exists. Sean Dorr, 231 - 6th Street, spoke in favor of the proposed
Project and supported payment of in lieu fees. Margaret Quinn,'.,
10 -25 -77
and spoke in favor of the Project. Helen Mischell, five year
Trailer Park resident also spoke for the Project and urged Council
approval. Jack Balcom, Trailer Park resident, spoke against the
relocation procedures and rental subsidy and opposed the Trailer Park
- Redevelopment Project. There were no other communications from the
audience; Mayor Blackman declared the public hearing closed.
Gray moved, second by Laszlo, to adjourn the City Council meeting to
the Redevelopment Agency meeting for completion of that agenda at
9:13 P.m.
AYES:. Blackman, Gray, Kredell, Laszlo
NOES: None
ABSENT: Weir Motion carried
The meeting reconvened at 9:33 p.m. with Mayor Blackman calling the
meeting to order.
RESOLUTION NUMBER 2701 - ENVIRONMENTAL IMPACT REPORT - SEAL BEACH
TRAILER PARK
Resolution Number 2701 was presented to the Council by title "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH FINDING,
DETERMINING AND CERTIFYING THAT AN ENV IRONNENTAL IMPACT REPORT FOR
REDEVELOPMENT OF THE SEAL BEACH TRAILER PARK IS SUFFICIENT.' By
unanimous consent, full reading of Resolution Number 2701 was waived.
Blackman moved, second by Laszlo, to adopt Resolution Number 2701 as
presented.
AYES: Blackman, Gray, Laszlo
NOES: Kredell
ABSENT: Weir Motion carried
RESOLUTION NUMBER 2702 - UNCLASSIFIED USE PERMIT NO. UUP -1 -77 - SEAL
BEACH TRAILER PARK
Resolution Number 2702 was presented to Council by title "A
RESOLUTION OF THE SEAL BEACH CITY COUNCIL APPROVING UNCLASSIFIED USE
PERMIT NO. UUP- I -77." By unanimous consent, full reading of Resolution
Number 2702 was waived. Councilman Laszlo stated that he was in support
of additional washers and dryers for the Trailer Park facility. Mr.
William Dawson, Seal Beach Associates, was duly sworn by the Clerk as
he requested, and stated the present proposal was to provide six washers
and three dryers for the Trailer Park laundry facility however he would
10 -25 -77
be willing to increase that amount to twelve washers and six dryers if
the Council so desired. Gray moved, second by Laszlo, to approve
Resolution Number 2702 with the amendment that the developer provide
twelve washers and six dryers for the facility.
AYES: Blackman, Gray, Laszlo
NOES: Kredell
ABSENT: Weir Motion carried
ORDINANCE NUMBER 1022 - PLANNED UNIT DEVELOPMENT - TRACT NO. 9783
Ordinance Number 1022 Was presented to Council for first reading by
title "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH
ADOPTING PLANNED UNIT DEVELOPMENT PUD -2 -77 FOR DEVELOPMENT OF S.1
ACRES FOR 80 TOWNHOUSES AND RECREATIONAL COMPLEX, TRACT NO. 9783."
By unanimous consent, full reading of Ordinance Number 1022 was
waived. Blackman moved, second by Gray, to approve the introduction
of Ordinance Number 1022 and that it be passed to second reading.
Councilman Laszlo voiced dissatisfaction with the payment of $34,000
in lieu park fees as compared to the recent appraisal figure for the
.778 acre parcel considered for parkland dedication. Mr. Dawson,
Seal Beach Associates and project developer, objected to the donation
of parkland due to its effect on the entire project and offered to
pay the additional amount equal to the recent appraised value of the
property. This amount to be used for park and recreation purposes
toy the benefit of all Seal Beach citizens. Councilman Gray withdrew
his second to the motion on the floor.
Gray moved, second by Blackman, to authorize the City Manager to
enter into agreement whereby the developer of the Project will pay
the difference between the statutory in lieu parkland fee of $34,000
and the appraised value, the additional in the amount of approximately
$53,000 to be used specifically for park and recreation facilities to
benefit the residents of the Trailer Park, the townhouse development
and all citizens of Seal Beach.
AYES: Blackman. Gray, Laszlo
NOES: Kredell
ABSENT: Weir Motion carried
Blackman moved, second by Gray, to aparove the introduction of
10 -25 -77 `
Ordinance Number 1022 and that it be oassed to second reading.
AYES: Blackman. Gras, Laszlo
NOES: Kredell
ABSENT: Weir Motion carried
RESOLUTION NUMBER 2703 - TENTATIVE TRACT MAP 9783
Resolution Number 2703 was presented to Council by title "A
RESOLUTION OF THE SEAL BEACH CITY COUNCIL CONDITIONALLY APPROVING
TENTATIVE TRACT MAP NO: 9783." By unanimous consent, full reading
of Resolution Number 2703 was waived. Laszlo moved, second by
Blackman to adopt Resolution Number 2703 as presented.
AYES: Blackman, Gray, Kredell, Laszlo
NOES: None
ABSENT: Weir Motion carried
Mayor Blackman declared a ten minute recess at 9:55 p.m.
The meeting reconvened at 10.:03 p.m. with Mayor Blackman calling the
meeting to order. .
PUBLIC HEARING - HOUSING and COMMUNITY DEVELOPMENT ACT PROGRAM -
Mayor Blackman declared the public hearing open to consider establishing
priorities and programs for the fourth year of the Housing and Community
Development Act Program in the City's application for Housing Community
Development Act Federal Funding as part of the Urban Counties Application.
The City Clerk certified that notices had been published as required by
law and that no communications bad been received either for or against
the matter. Mr. Neprud presented the staff report, explained the
objectives of the program and presented the recommendations of the
Planning Commission. Mr. Neprud stated that the Planning Commission
had held two public hearings on this matter and questionnaires had
been distributed to obtain public input regarding priority projects.
There were no communications for or against the matter. Mayor
Blackman declared the public hearing closed.
RESOLUTION NUMBER 2704 - HOUSING AND COMMUNITY DEVELOPMENT BLOCK
GRANT PROGRAM - FOURTH YEAR FUNDING
Resolution Number 2704 was presented to Council by title "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH APPROVING
THE CITY'S PARTICIPATION IN THE HOUSING AND COMMUNITY DEVELOPMENT
Trailer Park Questions and Responses
Redevelopment Agency Staff Reporl
May 28, 2002
ATTACHMENT 4
CITY COUNCIL STAFF REPORT RE: UUP -1 -77,
DATED OCTOBER 25, 1977
Trails Peck Qoestimu.RDA Slefi Report
4Z 77 -9, 77 -10, 77 -r/
27el, 27oa, 47,93 : C4,c laz:
Memorandum
To: Redevelopment Agency and City Council
From: Bob Neprud, Planning Director '
Subject: Project Description and A royal Process Required for -
Redevelopment of the Seal Beach Trai er Park
Project Site Description
The site of the proposed project consists of 11+ acres of land zoned
R -3, High Density Residential. The site is bounded by Marina Drive,
First Street, Oakwood Garden Apartments and the San Gabriel River
Channel. The property lies within the boundaries of the Seal Beach
Redevelopment Agency and presently is used for a 200 space, older
trailer park located on 7 acres of the site. The remaining land is
presently vacant.
Project Description
The project consists of the redevelopment of the existing Seal Beach
Trailer Park into a new 140 space mobile home park and an 80 unit
townhouse development. The new mobile home park is proposed to consist
of 140 mobile home lots, 211 parking spaces in a centralized location,
a recreational complex and a system of private streets. The townhouse
development consists of 80 two story townhouses with two -car garages,
a recreational complex and a system of private streets.
Approval Process
The approval process considerations that have already taken place are:
Environmental Quality Control Board
On September 15, 1977 the Environmental Quality Control Board held
a public hearing on the Environmental Impact Report for the project.
The EQCB determined that the EIR was sufficient and prepared in
compliance with the provisions of the California Environmental Quality
Act. The EQCB forwarded its recommendations to the Planning Commission,
Redevelopment Agency and City Council.
Planning Commission
On September 21, 1977 the Planning Commission held public hearings on
the Unclassified Use Permit, UUP -1 -77, for the new mobile home park and
Planned Unit Development, PUD -2 -77, for the townhouse development and
also considered a Tentative Tract Map, No. 9783 for the townhouses. By
Resolutions No. 1078, 1079 and 1080, the Planning Commission approved
and recommended approval to the Redevlopment Agency and City Council
of the Unclassified Use Permit, Planned Unit Development and Tentative
Tract Map.
(1)
Parks and Recreation Commission
On October 4, 1977 the Parks and Recreation Commission considered
the question of land dedication or payment of in lieu park fees for
the subdivision of the townhouse portion of the site. The Parks
and Recreation Commission determined that it could make no
recommendations to City Council on the subject of land dedication
or in lieu fee payment. (A separate memorandum from the Parks and
Recreation Commission reflecting their action is included for your ,
information).
The following approvals are still required by the City:
Redevelopment Agency
The Redevelopment Agency must take the following actions on the
project:
1. Enviro nmental Impact Report - Affirmation of the sufficiency of
the EIR and recommend to City Council affirmation and certifi-
cation of EIR. (Action by Resolution)
2. Variance - Grant a Variance from the provisions of the Agency
Plan for compact car spaces in the mobile home park portion of
the development. (Action by Resolution)
3. Architectural Review - Conduct an architectural review of the
project. Action by Resolution)
City Council
The City Council has four items for consideration:
1. Environmental Impact Report - Affirmation of the sufficiency of
t e EIR. (Action y Reso ution)
2. Unclassified Use Permit - Hold a public hearing on Unclassified
Use Permit, UUP -1 -77 and approval of the Unclassified Use Permit.
(Action by Resolution)
3. Planned Unit Development - Hold a public hearing on Planned Unit
-7
Development, PUD -27 and adoption of a PUD Ordinance. (Action
by Ordinance)
4. Tract Map - Review and approve Tentative Tract Map No. 9783 and
determine if parkland or in lieu fees should be required. (Action
by Resolution)
Action by Other Agencies
Coastal Commission
At the conclusion of all City approvals, the Coastal Commission must
review and approve the overall project.
(2)
Detailed Description of the Proposed Mobile Home Park Development
Six acres of the 11 acre site is to be redeveloped into a new mobile
home park with 140 mobile home spaces, centralized parking, a system
of private streets that are 25' wide and a centrally located
recreational complex. In addition, most large trees on the site will
be boxed and replanted in the new park except for six trees which will
be retained in place.
The following is offered for Redevelopment Agency and City Council
Information:
Site Size
Number of Mobile Home Lots
a) small lots, 24'x26;' - 27'x40'
b) large lots, 26'x46' - 261;'x55'
c) special large lots
Number of Parking Spaces
a) full size spaces, 9'x20' w/24' radius
b) conpact car spaces, 8'x18' w/22' radius
Ratio of Parking to Lots
Form of Parking
6 Acres
140
73
63
4
211
137
74
1.5 to 1
Centralized and Uncovered
Recreational Complex Containing:
a) 16'x30' recreational room with kitchen, storage and fireplace.
b) Men's and women's restrooms including showers.
c) 15'x15' laundry containing 6 washers and 3 commercial dryers.
d) 12'x24' office for the mobile home park management.
e) 30'x44' one -half basketball court and open patio area.
f) Barbecue area.
g) 10' diameter outdoor spa with solar assist heating unit.
h) 10'x50' horseshoe pit.
i) 25' high clock tower containing the solar collector panels
for the spa.
Townhouse Development
Five acres of the 11 acre site is to be redeveloped into 80 townhouses
with two -car garages, a system of private streets containing guest parking,
and a central recreation complex. In addition, most large trees on the
site will be boxed and replanted in the new townhouse development.
The following is offered for Redevelopment Agency and City Council
Information:
Site Size
Number of Units
Number of Bedrooms
Size of Units
(3)
5 Acres
80
2or3
1300 to 1600 sq. ft.
Number of Stories
Number of Parking Spaces
Form of Parking
Size of Parking Spaces
Guest Parking Ratio
Number of Guest Parking Spaces
Recreational Complex Containing:
a) 15'x36' swimming pool or a spa.
b) 20'x20' meeting room.
c) Restrooms and covered patio walkway.
Private Patio
Washer -Dryer Area
2 story - 27'+
2 /dwelling unit
2 -car garage
9'x20'
1/7 dwelling units
12 minimum
15'x21' on each lot
In each garage
This concludes the overall report on the project description and approval
required. Please refer to the appropriate sections of the Redevelopment
Agency and City Council Agendas for reports on specific actions required
for this project.
Bob Neprud
(4)
Memorandum
To: Redevelopment Agency, c/o Bill Little, Executive Director Secretary
From: Bob Neprud, Planning Director
Subject: Redevelopment A9encv Action on EIR Variance from Redevelopment
Aoencv Plan for Compact Car Parking Spaces in Trailer Park and
Redevelopment and ArChiteCUtral Review of UUP -1 -77 and PUD- 2777_
Redevelopment Agency Actions
The Redevelopment Agency has three items for consideration; action on EIR,
a Variance for compact car parking spaces in the mobile home park portion
and to conduct an architectural review of both sections of the development.
Action on EIR
An Environmental Impact Report was prepared for this project and was
determined to be sufficient by the EQCB after a public hearing on
September 15, 1977. The Redevelopment Agency should review the EIR and
forward it's recommendations to City Council. It is suggested that the
Agency adopt the attached Resolution forwarding the EIR to Council with
recommendations that City Council determine the EIR to be sufficient.
Variance for Compact Car _Parking Spaces
The mobile home park section of the development is provided with open
parking in a centralized area.
A total of 211 parking spaces are proposed with 137 spaces being 9'x20'
with a 24' turning radius. Thirty -five percent of the .parking, or 74
spaces, are proposed to be designed for compact cars. Each compact space
is 8' wide x 18' deep with a 22' turning radius. The compact car spaces
are proposed for the following reasons:
1. The present trend in automobiles is toward smaller cars.
2. It appears that the trend to small automobiles will continue
because of the increasing cost of gasoline.
3. All parking is in centralized locations and the parking is
uncovered so there are no walls or columns to interfere with
turning movements or parking.
4. In a project of this size, with over 200 parking spaces, it is
reasonable to provide for some compact cars.
In the Redevelopment Agency's consideration of the Variance request, the
Agency should determine if the proposed provision of compact car spaces
is warranted based on the reasons listed above.
If the Redevelopment Agency determines to give favorable consideration to
the concept of compact car parking and grants the Variance, the Agency
should adopt the attached Resolution.
M
Architectural Review of the Development
The Redevelopment Agency must conduct an architectural review of any
proposed development within the boundaries of the Redevelopment Agency
to insure that the proposed development is in keeping with the goals
of the Agency Plan, is a positive addition to the Agency and arrests
or removes a blighted condition from the Agency.
The projectappears to be consistent with the Agency Plan for the
following reasons:
1. The project will remove an older substandard trailer park.
2. The new mobile home park will comply with the requirements
of Title 25.
3. All mobile homes in the new park will meet the State require-
ments of decent, safe and sanitary.
4. The development will be a positive addition to the Agency.
5. The townhouses will meet all the requirements of the City
Building Codes.
6. The intensity, density and design of the development is
consistent with surrounding land uses inside and outside
the boundaries of the Redevelopment Agency.
In the Redevelopment Agency consideration of the architectural review for
the project, the Agency should determine if the project is in keeping with
the goals'of the Agency based on the above items (1 -6).
If the Redevelopment Agency determines to give favorable consideration to
the architectural review of the project, the accompanying Resolution
should be adopted.
Included for Agency consideration are: Planning Commission Resolutions
1078 and 1079, Minute Excerpt of Planning Commission meeting of
September 21, 1977, Resolution of Agency on EIR, Resolution of Agency on
Variance and Resolution of Agency on Architectural Review.
Bob Neprud
(2)
October 5, 1977
MEMORANDUM
To: Honorable City Council, c/o Bill Little, Acting City Manager
From: Bob Neprud, Planning Director
Subject: East Naples Land Company - City of Seal Beach, Redevelopment
of the Seal Beach Trailer Park. Environmental Impact Report,
Unclassified Use Permit, Planned Unit Development, Tentative
Tract Map
City Council Actions
The City .Council has four items for consideration, certifications of the
Environmental Impact Report (EIR), approval of the Unclassified Use
Permit (UUP), approval of the Planned Unit Development (PUD) and approval
of the Tentative Tract Map.
Environmental Impact Report
An EIR was prepared for this project and was determined to be sufficient
by the Environmental Quality Control Board (EQCB) after a public hearing
on September 15, 1977. Final action on an EIR is required by the City
Council. This action consists of the affirmation of the sufficiency of
the EIR and certification that the EIR has been prepared in compliance
with the provisions of the California Environmental Quality Act (CEQA).
It is recommended that City Council affirm the sufficiency of the EIR
and certify to its compliance with CEQA by adopting the attached
resolution.
Unclassified Use Permit UUP -1 -77
The location of a mobile home park in the city is governed by Sections
28 -2100 - Sec. 28 -2103 of the zoning ordinance. The Unclassified Use
Permit provisions permit a mobile home park in any zone of the city
subject to the development standards and the finding that the proposed
use is compatible with the types of uses permitted in surrounding areas.
An Unclassified Use Permit can be granted by the Planning Commission
and City Council subject to conditions deemed necessary to insure
compatibility.
For an overall description of the mobile home park redevelopment, refer
to the report "Project Description and Approval Process Required for
Redevelopment, of the Seal Beach Trailer Park."
In the City Council's consideration of the Unclassified Use Permit,
Council should be aware of certain unique features of this project.
A. Easements will be used to provide access to interior mobile home
pads which do not abut a street.
B. Small lots (pads) are provided for very small mobile homes or travel
trailers.
C. Cabanas will be attached to some of the small trailers.
D. This project provides permanent low cost housing for persons of low
and moderate income levels within 2 blocks of the beach.
E. Parking will be uncovered and centrally located.
F. 35% of the parking (74 spaces) are designed for compact cars.
G. Portions of Lots 44 -60 lie wholly or partially in Los Angeles county
in the City of Long Beach.
N. Minimum development standards proposed for the development are the
provisions of Title 25 of the California Administrative Code which
deal with mobile home park development standards.
At the conclusion of the public hearing on the Unclassified Use Permit,
if City Council determines to approve UUP -1 -77, the attached resolution
should be adopted.
Planned Unit Development PUD -2 -77
The City's zoning ordinance permits Planned Unit Developments under the
provisions of Article 11, beginning with Sec. 28 -1100. Under a PUD concept
a larger residential project can be designated with more
flexibility because the base zone criteria are applied to the overall
project rather than on a lot by lot basis.
Under the concept of a PUD, the Planning Commission and City Council
may impose conditions which are considered necessary or desirable in
order to comply with the intent of the zoning ordinance or protect the
Public safety and general welfare of the community.
In that regard, the Planning Commission recommended certain modifications
and changes to the PUD to which the applicant agreed as follows:
1. The unit setbacks be modified as follows:
A. The setback
adjacent
to
Unit
No.
22
on
Marina Drive
to
be reduced
from 15 ft.
to 10 ft.
B. The setback
adjacent
to
Unit
No.
1
be
modified from
0
to 3 ft.
C. The walkways
between
Units
4
and
5
and
Units 13 and
14
be
increased from 5 ft.
to
6 ft.
D. The setback
adjacent
to
Unit
No.
62
on
Marina Drive
be
reduced
from 15 ft.
to 12 ft.
E. The setback
adjacent
to
Lot No.
82
be
increased from
4
ft. to
7 ft.
F. The setback for units 62 through 82 on First Street be increased
to an average of 18 ft. with a minimum of a 15 ft. setback;
with a 3 ft. or greater reduction in the width of the central
greenway.
2. A minimum of a 400 sq. ft. multi - purpose building, plus rest rooms,
a pool or a spa, and a patio be provided for the use of the
townhouse development.
3. The vehicular turning radius provided to the garages should comply
with the prescribed intent of the zoning ordinance and be to the
satisfaction of the city staff, therefore the planters in the alleys
should be eliminated or modified.
For an overall description of the townhouse development refer to the
report "Project Description and Approval Process required for Redevelopment
of the Seal Beach Trailer Park."
At the conclusion of the public hearing on the Planned Unit Development,
if the City Council determines to approve PUD -2 -77, the attached ordinance
should be adopted.
Tentative Tract Map No. 9783
Tentative Tract Map No. 9783 has been prepared for the townhouse
development. The purpose of the map is to provide for the division of
the 5.1 acres into 80 separate lots and define the common areas that are
to be used and maintained by all the property owners.
The City, in of the tract map, can require the dedication
of land for park purposes or the payment of an in lieu fee. If the fee
is collected, the funds are to be combined with other funds and park
land is to be purchased and developed to serve the residents of the
tract. If the land is required to be dedicated, approximately .77 acres
or 33,540 sq. ft. would be required. If the in lieu fee is required,
the fee would amount to $33,600.
With respect to the issue of park land or in lieu fee payment, the
following is offered for City Council information.
�
- - In reviewing the EIR, the EQCB considered the park land /fee
issue and determined to recommend to the Planning Commission and City
Council that land be required. This recommendation was in part due to
(1) no recreational amenities in the townhouse portion of the development
and (2) current in lieu fee schedule is out of date. (Subsequently
recreational amenities were added in the townhouse portion.)
Plannin Comoniss�ion - In reviewing the overall project the Planning
3 1 sins n considered the park land /fee issue and recommended to the
City Council that in lieu fees be required for the following reasons:
1. The developer will provide some private recreational amenities in
both the mobile home park and townhouse project. This will reduce
the demand for use of the public recreational facilities in the area.
2. There is an attempt to keep the overall costs of the project down,
to keep at a minimum the number of relocations and trailer park
.rents. This is because the mobile home park development is intended
-' -
to provide low and moderate income housing in the city.
3. The city is negotiating for the long term lease of approximately
one acre of land owned by Exxon immediately adjacent to the Marina
Community Center and Park. It appears that the city will be able
to lease this property for a nominal annual fee. The in lieu fees
could be used to develop this site.
4. There are other recreational facilities in the immediate area or
the general plan indicates additional recreational amenities will
be provided near the site.
Existing facilities
a. Marina Park (1 block)
b. Pacific Ocean (2 blacks)
Future facilities.
a. Possible expansion of Marina Park
b.: 3 - 9 acres of Department of Water and Power site
C. Bike trail - San Gabriel River
Parks and Recreation Commission
The Parks and Recreation Commission made no recommendations to City
Council regarding park land or in lieu fees. (See accompanying memorandum
from Park and Recreation Commission.)
At the Council meeting of October 10, 1977, City Council may wish to
discuss the issue of park land or in lieu fee payment and express a
preference for land or fees.
The Subdivision Map Act requires the City Council to set a date for
consideration of the tract map. This date must be within 30 days of
the date Council receives the report from the Planning Commission. It
is recommended that City Council consider the matter of approval of
Tentative Tract Map No. 9783 on Monday, October 24, 1977. This date
falls within the 30 day time period set forth in the Map Act. Setting
the time for consideration of the Tentative Tract Map may be by minute
order action.
The following items of information were provided to the Redevelopment
Agency and City Council previously:
1. Final Environmental Impact Report
2. Overall site plan
3. Mobile home park site plan
4. Tentative Tract Map No. 9783
5. Floor plans and elevations of recreational complex for mobile
home park
6. Elevation for townhouse project
7. Sketch of recreational complex for townhouse project
8. Brochure of "The Gardens" and floor plans of the units for
the townhouse portion.
Included with this report are:
1. Planning Commission Resolutions No. 1078, 1079, 1080
" 2. Minute excerpt of Planning Commission meeting of September 21, 1977
3. City Council Resolution on EIR
4. City Council Resolution on UUP
5..- City Council Ordinance on PUD
6. Various written communications on the project.
Bob Neprud
(51
RESOLUTION M0. 1078
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION APPROVING UNCLASSIFIED USE PERMIT
NO. UUP -1 -77 AND MAKING RECOMMENDATIONS TO
TO THE REDEVELOPMENT AGENCY REGARDING COMPACT
CAR PARSING AND ARCHITECTURAL REVIEU OF THE
PROJECT AMD RECOMMENDING TO CITY COUNCIL
CONDITIONAL APPROVAL OF UUP -1 -77.
WHEREAS, an application was duly filed by East Maples Land Company
and the City of Seal Beach (Seal Beach Associates), 11
Marina Drive, Seal Beach, California for UUP -1 -77; and
WHEREAS, the property is described as a 6 arce parcel of land
bounded by First Street, Oakwood Garden Apartments, San
Gabriel River and a portion of the existing Seal Beach
Trailer Park, APO 043- 173 -08, portions of APO 043- 173 -07,
043 - 173 -09, 043 - 173 -03, 043- 173 -10 and commonly known as
11 Marina Drive; and
WHEREAS, the proposal is to redevelop a portion of the Seal Beach
Trailer Park into a new 140 space mobile home park with
a recreational complex in the R -3 zone; and
WHEREAS, an Environmental Impact Report has been prepared on the
project and was determined to be sufficient by the En-
vironmental Quality Control Board on September 15, 1977;
and
WHEREAS, the proposal included centralized uncovered parking with
35% of parking spaces being for compact car parking with
stalls Of 8'x18' with a 22' turning radius; and
WHEREAS, the proposal does not comply with the setback requirements
of the base zone but rather will incorporate the setbacks
required by Title 25 for mobile home parks and trailer
parks; and
WHEREAS, the Planning Commission makes the following findings re-
garding Unclassified Use Permit, UUP -1 -77:
1. The intent of the development is to provide permanent
low cost housing for persons of low and moderate income
levels.
2. The uses proposed and proposed density are consistent
with the City's General Plan, Zoning Ordinance and Re-
development Agency Plan.
3. An Environmental Impact Report has been prepared on
the Project which showed no adverse impacts which cannot
be mitigated.
4. The development substantially upgrades an old sub-
standard trailer park.
5. The parking ratio of 1.5 spaces /unit is adequate.
6. The provision of uncovered parking and centrally located
parking is warranted due to the size and nature of the project.
7. The inclusion of 35% compact car parking spaces is
warranted due to the size of the project.
B. The setbacks proposed on each lot (3' to a property
line and 6' between trailers or structures) is adequate.
9. Approval of the project includes an approval in con -
cept for lots 44 -60 located in the County of Los Angeles„
City of Long Beach.
10. The recreational complex proposed is adequate for a
project of this size and nature.
11. Four cottonwood trees and two eucalyptus trees will
be preserved in place.
12. All large trees in the project area will be boxed
and replaced in the finished project where possible.
NOW, THEREFORE BE IT RESOLVED that the Planning Commission does
hereby approve UUP -1 -77 and recommends to the Redevelopment Agency approval
of the project as being in keeping with the goals and architecture of the
Redevelopment Agency Plan and does recommend to the Agency approval
of a Variance from the Agency Plan to provide 35% compact car parking
spaces, each space 8'x18' with a 22' turning radius.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
approve and recommend approval to both the Redevelopment Agency
and City Council of UUP -1 -77 subject to the following conditions:
1. Approval of UUP subject to approval of PUD -2 -77
and Tentative Tract Map 9783.
2. Installation of a 6 ft. high, slunpstane block wall
or decorative block wall along First Street, between the
mobile home park and the townhouses and surrounding the
lift station. If material other than slumpstone is used,
the materials to be used must be approved by the Planning
Director. Construction of the block wall to be to the
satisfaction of the City Engineer.
3. Install. a commercial type steel gate at the entrance
to the lift station to the satisfaction of the City Engineer.
4. Compliance with Engineering conditions and Fire Depart-
ment conditions. Exhibit "A ".
S. Pave all private streets to the full width of 25 feet
to the satisfaction of the City Engineer, excepting those
areas containing the four cottonwood trees and one eucalyptus
tree which are to be preserved in place.
6. Pave all parking lots with asphaltic concrete or Portland
cement concrete to the satisfaction of the City Engineer, ex-
cepting the area containing one eucalyptus tree.
7. All parking to be striped to the satisfaction of staff.
8. All existing large trees to be boxed, where possible,
and replanted in the new mobile home park excepting the
trees to be preserved in place.
9. Landscaping plans to the satisfaction of staff
10. Lighting to be provided in the parking area and
throughout the project to the satisfaction of staff.
11. Installation of fire hydrants (City Standard
East Bay Series) at locations specified by the Fire
Chief and to the satisfaction of the Fire Chief.
12. Provision of mail boxes in compliance with the U.S.
Postal Service standards and at locations specified by
the U.S. Postal Service.
13. Address numbers of lots to the satisfaction of staff.
14. Vertical access (north -south access) to be provided
through the area containing lots 67 through 121 to the
satisfaction of staff.
15. Compliance with Title 25 of the California Administrative
Code regarding setbacks. In no case shall the setback be
lsss than 3' -0" to aproperty line (lot line) and in no case
less than 6' -Q" between trailers or structures on adjoining
lots.
16. No parking shall be permitted on the private streets.
17. All parking spaces in the project shall be used for
the short term parking of licenses passenger motor vehicles
for persons residing in the mobile home park. Parking
spaces shall not be used for storage of non- motorized
vehicles, inoperable motor vehicles, boats, motor homes or
storage.
18. No encroachment into area where pump station easements
exist without approval of City Engineer.
19. Developer shall provide a siltation and erosion control
program for the construction phase of the project.
20. Clock tower to be lowered to a maximum of 25 feet.
PASSED AND APPROVED on September 21, 1977 by the following vote:
AYES: tanning, Knapp, Ripperdan, Covington
NOES: None
ABSENT: Cook
Chairman of the P1ann1ng1Commis ion
Secretary to the ammn Co- fission
EXHIBIT "A"
Engineering Conditions
All on -site and off -site water, sewer, storm drain, street, street
lighting and utility improvements shall be constructed as required
by the City Code and shall be to the satisfaction of the City
Engineer, including but not limited to the following:
1. Easements shall be Provided for all on -site water facilities
including water meters.
2. All condominium units and trailer spaces shall have individual
water meters.
3. All water facilities shall be deeded t0 the City.
4. Sewer service shall be maintained to the existing development on
the south side of Marina Drive.
5. Ownership and maintenance of on -site sewers shall be the respon-
sibility of the property owner.
6. Provide a stub sewer connection to the right -of -way of Marina
Drive with sufficient capacity to serve future development on
the property bounded by the San' Gabriel River, Marina Drive,
First Street and the beach. Grant the rights to said capacity
to the City of Seal Beach.
7. Eliminate the present 48 inch diameter pipe bottleneck at the
storm drain pump station.
8. Provide paved access to the pump station.
9. Provide a six foot high slump stone block wall along the present
fence lines of the pump station adjacent to the trailer park.
10. Provide a six foot high galvanized metal sliding gate at the
pump station access that will completely block visibility into
the facility.
11. Provide an access gate between the pump station and the river
levee.
12. No additional on -site drainage will be allowed to drain onto
First Street or Marina Drive.
13. Provide revised easements for any modification to storm drain
channel of pump station site.
14. Provide easement for ingress and egress to pump station site.
15. Ownership and maintenance of on -site storm drains shall be the
responsibility of the property owner (excluding main channel).
16. Provide underground street lights where not already provided.
17. Provide sidewalks for all adjacent streets.
18. All utilities shall be underground.
19. Property owner shall landscape and maintain those portions of the
street parkway not used for sidewalk. Landscaping stall be to
the satisfaction of the City Engineer.
RESOLUTION NO. 1079
A RESOLUTION OF THE SEAL REACH PLANNING
COMMISSION APPROVING PLANNED UNIT DE-
VELOPMENT, PUD -2 -77 AND MAKING RECOM!1EN-
DATIONS TO THE REDEVELOPMENT AGENCY
REGARDING ARCHITECTURAL REVIEW OF THE
PROJECT AND RECOMMENDING TO CITY COUNCIL
CONDITIONAL APPROVAL OF PUD -2 -77.
WHEREAS, an application was duly filed by East Naples Land Company
and the City of Seal Beach (Seal Beach Associates) 11
Marina Drive, Seal Beach, California for PUB -2 -77; and
I
WHEREAS, the property is described as a 5 acre parcel of land
bounded by San Gabriel River, Marina Drive, First Street
and a portion of the existing Seal Beach Trailer Park,
Tentative Tract Map. No. 9783, portions of APp 043- 173 -03,
043- 173 -10, commonly known as 11 Marina Drive; and
WHEREAS, the proposal is for a Planned Unit Development, PUD -2 -77
for 80 townhouses and a recreational complex in the R -3 .
zone; and
WHEREAS, an Envi ramnental Impact Report has been prepared on the
project and was determined to be sufficient by the En-
vironmental Quality Control Board on September 15, 1977;
and
WHEREAS, the proposal does not comply with the base zone setbacks
but does provide usable open space in a central greenway
and does include recreational amenities in the project;
and
WHEREAS, the Planning Commission makes the following findings re-
garding Planned Unit Development, PUD -2 -77:
1. The proposed use is consistent with the City's General
Plan, Zoning Ordinance and Redevelopment Plan.
2. An Environmental Impact Report has been prepared for
this project which did not reveal any major adverse impacts
which cannot be mitigated.
3. The project is over two acres in size and is, therefore,
eligible for consideration under a Planned Unit Development
application.
4. The project complies with the density, lot coverage,
height, bulk and intensity provisions of the base zone when
calculated on a project wide basis.
5. The project complies with the subdivision requirements
of the City.
6. All large trees in the project area will be boxed and
replanted in the finished project where passible.
7. The proposed recreational complex is adequate for the
size of the project.
NOW, THEREFORE BE IT RESOLVED that the Planning Commission does
hereby approve PUD -2 -77 and recommends to the Redevelopment Agency
approval of the project as being in keeping with the goals of the
Redevelopment Agency Plan and is architecturally in keeping with
the Agency plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
approve and recommends approval to both the Redevelopment Agency '
anc City Council of PUD -2 -77 subject to the following conditions:
1. Approval of PUD is subject to approval of Tentative
Tract Map 9783.
2. The unit setbacks be modified as follows
A. The setback adjacent to Unit No. 22 on Marina Drive
to be reduced from 15 ft. to 10 ft.
B. The setback adjacent to Unit No. I be modified from
zero to 3 ft.
C. The walkways between Units 4 and 5 and Units 13 and
14 be increased from 5 ft. to 6 ft.
0. The setback adjacent to Unit No. 62 on Marina Drive
be reduced from 15 ft. to 12 ft.
E. The setback adjacent to Lot No. 82 be increased from
4 ft. to 7 ft.
F. The setback for units 62 through 82 on First Street
be increased to an average of 18' with a minimum of
a 15 ft, setback; with a 3' or greater reduction in
the width of the central greenway.
3. A minimum of a 400 sq. ft, multi - purpose building, plus
restrooms, a pool or a spa, and a patio be provided for the
use of all residents of the development within the townhouse
project.
4. The vehicular turning radius provided to the garages should
comply with the prescribed intent of the Zoning Ordinance and
be to the satisfaction of the City staff, therefore the planters
in the alleys should be eliminated or modified.
5. All garages shall be equipped with authomatic garage . door
openers.
6. All garages shall be a minimum of 20 ft. in depth (in-
terior dimension).
7. Guest parking spaces shall be striped and the remainder
of the project's streets and alleys posted with "No Parking"
signs.
8. Lighting is to be provided on garages, in the greenway
and walkways to satisfaction of the staff.
9. All existing large trees to be boxed, where possible, and
replanted in the new development, to the satisfaction of the
staff.
30. Landscaping plans shall be provided to the satisfaction of
the staff.
11. Emergency vehicle access to be provided at each end of the
central greenway to the satisfaction of the Fire Chief.
12. installation of fire hydrants (City East Bay Ranger Series)
at locations specified by the Fire Chief and to the satisfaction
of the Fire Chief.
13. Installation of Class "C" roofs on all units or as specified
by the Fire Chief.
14. Developer to attempt to obtain a license from the Flood
Control District to provide a 6 ft. emergency access way along
the property line adjacent to the San Gabriel Rivera
15. Patio fences for the units adjacent to the San Gabriel
River shall not exceed a height of 42 inches.
16. The Covenants, Conditions and Restrictions for the project
shall be submitted to the staff and City Attorney for review
and approval prior to recordation.
17. Mail boxes shall be provided in compliance with U.S. Postal
Service.
18. Developer to comply with the accompanying engineering
conditions. Exhibit "A ".
19. All wood siding above 15 feet in height to have one -hour
fire proofing behind siding to the satisfaction of the Fire
Chief.
20. Developer shall provide a siltation and erosion control
program for the construction phase of the project.
21. A total of 80 townhouses to be built and a recreational
complex to be installed.
PASSED AND APPROVED on September 21, 1977 by the following vote:
AYES: Lanning, Knapp, Ripperdan
NOES: Covington
ABSENT: Cook
Chairman OT the Panning Commission /
f"J"41- � - f
Secretary to the riannTg Commission
EXHIBIT "A"
Engineering Conditions
All on -site and off -site water, sewer, storm drain, street, street
lighting and utility improvements shall be constructed as required
by the City Code and shall he to the satisfaction of the City
Engineer, including but not limited to the following:
1. Easements shall be provided for all on -site water facilities
including water meters.
2. All condominium units and trailer spaces shall have individual
water meters.
3. All water facilities shall be deeded tP the City.
4. Sewer service shall be maintained to the existing development on
the south side of Marina Drive.
S. Ownership and maintenance of on -site sewers shall be the respon-
sibility of the property owner.
6. Provide a stub sewer connection to the right -of -way of Marina -
Drive with sufficient capacity to serve future development on
the property bounded by the San Gabriel River, Marina Drive,
First Street and the beach. Grant the rights to said capacity
to the City of Seal Beach.
7. Eliminate the present 48 inch diameter pipe bottleneck at the
storm drain pump station.
B. Provide paved access to the pump station.
9. Provide a six foot high slump stone block wall along the present
fence lines of the pump station adjacent to the trailer park.
10. Provide a six foot high galvanized metal sliding gate at the
pump station access that will completely block visibility into
the facility.
11. Provide an access gate between the pump station and the river
levee.
12. No additional on -site drainage will be allowed to drain onto
First Street or Marina Drive.
13. Provide revised easements for any modification to storm drain
channel of pump station site.
14. Provide easement for ingress and egress to pump station site.
15. Ownership and maintenance of on -site storm drains shall be the
responsibility of the property owner (excluding :rain channel),
16. Provide underground street lights where not already provided.
17. Provide sidewalks for all adjacent streets.
18. All utilities shall he underground.
19. Property owner shall landscape and maintain those portions of the
street parkway not used for sidewalk. Landscaping shall he to -.
the satisfaction of the City Engineer.
RESOLUTION NO. 1080
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION APPROVING AND RECOMMENDING TO
CITY COUNCIL APPROVAL OF TENTATIVE TRACT
MAP NO. 9783.
WHEREAS, an application was duly filed by East Naples Land Company
and the City of Seal Beach (Seal Beach Associates)
11 Marina Drive, Seal Beach, California for Tentative
Tract Map No. 9783; and
WHEREAS, the property is described as a five acre parcel of land
bounded by the San Gabriel River„ Marina Drive, First
Street and a portion of the existing Seal Beach Trailer
Park, portions of AP$ 043 - 173 -03, 043- 173 -10, commonly
known as 11 Marina Drive; and
WHEREAS, the proposal is to subdivide the 5+ acre parcel into 80
townhouses and common areas in conjunction with PUD -2 -77;
said property is located in the R -3 zone; and
WHEREAS, an Environmental Impact Report has been prepared on the
project and was determined to be sufficient by the En-
vironmental Quality Control Board on September 15,1977;
and
WHEREAS, the Planning Commission makes the following findings re-
garding Tentative Tract Map No. 9783;
1. An Environmental Impact Report has been prepared for
this project which did not reveal any major adverse im-
pacts which could not be mitigated.
2. The proposed map and improvements for the subdivision
are consistent with the City's General Plan and Redevelop-
ment Agency Plan.
3. The project complies with the type of use and density
prescribed for this site in the City General Plan and
Zoning Ordinance.
4. The site is physically suitable for development; the
land is flat; is in a developed area with existing streets
and utilities located adjacent to the project site.
5. The site is suitable for the proposed density of
development.
6. The design of subdivision will not cause substantial
environmental damage.
7. The design of the subdivision is not likely to cause
serious public health problems because all the necessary
utiliites and services are available for the project.
8. The design of the subdivision will not conflict with
easements acquired by the public at large for access through,
or use of, property within the proposed subdivision because
none exist.
9. The discharge of waste from the proposed subdivision
into the existing community sewer system will not violate
existing requirements prescribed by the local regional
water quality control board pursuant to Division 7 of the
Water Code.
NON, THEREFORE BE IT RESOLVED that the Planning Commission does hereby
approve Tentative Tract Map 9783 and recommend to City Council approval
of Tentative Tract Map 9783 subject to the following conditions:
1. It is recommended that the in lieu park fees be paid for
the project and that these funds be used to acquire land for
construction of new park facilities as soon as adequate funds
are obtained.
2. The developer shall comply wiph the accompanying engineering
conditions. Exhibit "A ".
PASSED AND APPROVED on September 21, 1977 by the following vote:
AYES: Lanning, Knapp, Ripperdan
NOES: Covington
ABSENT: Cook
a rman of t e Planm ng �DOmmls ion
Secretary to the nng ommission
EXHIBIT "A"
Engineering Conditions
All on -site and off -site water, sewer, storm drain, street, street
lighting and utility improvements shall be constructed as required
by the City Code and shall be to the satisfaction of the City
Engineer, including but not limited to the following:
1. Easements shall be provided for all on -site water facilities
including water meters.
2. All condominium units and trailer spaces shall have individual
water meters.
3. All water facilities shall be deeded tb the City.
4. Sewer service shall be maintained to the existing development on
the south side of Marina Drive.
5. Ownership and maintenance of on -site sewers shall be the respon-
sibility of the property owner.
6. Provide a stub sewer connection to the right- of-way of Marina
Drive with sufficient capacity to serve future development on
the property bounded by the Sad Gabriel River, Marina Drive,
First Street and the beach. Grant the rights to said capacity
to the City of Seal Beach.
7. Eliminate the present 48 inch diameter pipe bottleneck at the
storm drain pump station.
8. Provide paved access to the pump station.
9. Provide a six foot high slump stone block wall along the present
fence lines of the pump station adjacent to the trailer park.
30. Provide a six foot high galvanized metal sliding gate at the
pump station access that will completely block visibility into
the facility.
11. Provide an access gate between the pump station and the river
levee.
12. No additional on -site drainage will be allowed to drain onto
First Street or Marina Drive.
13. Provide revised easements for any modification to storm drain
channel of pump station site.
14. Provide easement for ingress and egress to pump station site.
15. Ownership and maintenance of on -site storm drains shall be the
responsibility of the property owner (excluding main channel).
16. Provide underground street lights where not already provided.
17. Provide sidewalks for all adjacent streets.
18. All utilities shall be underground.
19. Property owner shall landscape and maintain those portions of the
street parkway not used for sidewalk. Landscaping shall be to
the satisfaction of the City Engineer.
Minutes of the Planning Commission Meeting of September 21, 1977
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH
MET IN REGULAR SESSION ON 'WEDNESDAY, SEPTEMBER 21,
1977 IN THE COUNCIL CHAMBERS OF THE CITY ADMINIS-
TRATION BUILDING. THE MEETING HAS CALLED TO ORDER
BY CHAIRMANI KNAPP AT 7:30 P.M. AND THE PLEDGE TO
THE FLAG WAS LED BY CHAIRMAN KNAPP.
Present: Lanning, Knapp, Ripperdan, Covington
Excused Absence: Cook
The minutes of September 14, 1977 were approved as presented.
1. Public Hearings
Chairman Knapp announced that the Planning Commission would hold
a joint Public Hearing on Items A and B. and also take testimony
on the Tentative Tract Map. No. 9783 since all items were inter-
related.
A. East Naples Land - Company - City of Seal Beach; UUP -1;77
Unclassified Use Permit for a 140 space mobile home park in
the R -3 zone on 6 acres of land at 11 Marina Drive.
B. East Naples Land Company - City of Seal -Beach PUD -2 -77
Planned Unit Development for construction of 82 townhouses
in the R -3 zone on 5 acres of land at 11 Marina Drive,
East 11a 1es Land Company - City of Seal Beach Tentative
Tract Map NO i83
Consideration of Tentative Tract Map No. 9783 in conjunction
with PUD -2 -77 at 11 Marina Drive.
Secretary gave an extensive Staff Report on all the items for
consideration during the joint Public Hearing. The Unclassified
Use Permit involves a proposal to provide a new mobile home park
containing 140 spaces, centralized uncovered parking with 35%
of the spaces being compact car spaces and a centralized recrea-
tional complex. The Planned Unit Development involves 82 town-
houses. The Tentative Tract !Rap involves the 82 townhouses.
In both projects, the applicant proposes to use a system of
private streets. With regard to the subject of park land
dedication or the payment of in lieu fees, the Secretary provided
information on the city's efforts to lease the one (1) acre
Exxon site for an expansion of Marina Park, the city's and
Coastal Commission's plans for the 9 acre Department of Water
and Power site and the city's First Street Beach Complex.
Public Hearing Opened. Bill Davison, 11 Marina Drive, provided
some background on the overall project. The proposed plan is
the result of an effort to solve social, economic and physical
planning problems. The plan also attempts to address issues
raised by the Coastal Commission, State Department of Housing,
Legal Aid and the Redevelopment Agency in the participation
agreements. Mr. Dawson stated that two townhouses would be
deleated and all proposed conditions would be met. Joel Rottman,
3030 Bundy, Los Angeles, provided a sketch of the proposed re-
creation complex for the townhouse portion of the development.
The complex includes a meeting room, restrooms and a swimming
pool. Dr. Telford, Vice Chairman of the Environmental Quality
Control Board, noted that the EQCB found the EIR to be sufficient
but also raised some concerns regarding park land dedication vs. in
lieu fees in that the value of the land exceeds the in lieu fee.
The EQCB also felt that more washers and dryers should be provided
in the mobile home park portion. Dr. Telford also stated that a
number of trailer park residents had spoken to him regarding their
fears concerning eviction should they oppose the project.- John -
Balcome, 11 Marina Drive, stated that he would have to move when
the park was redeveloped and he would like some plan that allowed
him to remain. Covington asked who prepared the plot plans of
the trailer park and townhouses. Bill Dawson stated that John
MacIntyre, a Civil Engineer, prepared the trailer park plan and
Joel Rottman, an architect, prepared the townhouse plan. Knapp
asked who owned the land in the project. Bill Dawson said that
East Naples Land Company owned the land and would continue to retain
ownership. Knapp asked about the rent formula for the trailer park.
Bill Dawson said that the initial rents would reflect his costs
plus some profit but would be below what he could get in the open
market. In addition he stated that the rent schedule would be
reviewed by State HCD, Legal Aid and the Redevelopment Agency.
Further, the rent formula would be the subject of a participation
agreement with the Redevelopment Agency.
Knapp asked about the private streets. Bill Dawson said that all
streets would be private, maintained by the townhouse association
and the mobile home park management. A Key Card access would be
provided in the mobile home park portion with access control near
the pump station parking lot. Knapp asked about Title 25. Bill
Dawson stated that the development must meet and would comply with
Title 25 and that Javier Mendoza, Chief of the Code Section, was
aware of the project and was cooperating to make the project a
success. Lanning asked if Mendoza had seen the mobile home park plan.
Bill Dawson said that Mendoza has seen the plan and supported it.
Knapp asked if there was any opposition to lowering the clock tower
from it's proposed 35 foot height. Bill Dawson said that it could
be lowered and would be lowered if the City required it to be lower.
A woman resident of the trailer park stated that contrary to state-
ments made at the EQCB meeting of September 15, 1977 by Board Members,
she and other trailer park residents who attended the various meetings
in support of-the project were not coherced into attending the meetings.
They supportedcthe project because of their individual desires to
support it.
Knapp asked about provisions to insure that the new mobile home park
is kept up to Code. Secretary noted that the Building Department
would inspect the park as the need arouse in the same manner that
other buildings are inspected. Jean Dorr, 231 6th Street, spoke
in favor of the plan noting that this project has been evolving
since 1973 and Bill Dawson is the only person who was ¢pilling to
do something about upgrading the trailer park and allowing many
people to remain in the new park. Mrs. Dorr asked about parkland -
dedication or fee payment. Secretary stated that in Subdivisions
of 50 or less units only fees may be charged but in Subdivisions
or more than 50 units, the City Council may determine if land should
be dedicated or in lieu fees charged. Ripperdan asked about
maintenance of the mobile home park. Bill Dawson stated that main-
tenance would be the responsibility of the park management, not the
residents. Public Hearings Closed. Covington expressed a number
of concerns regarding the project. He is opposed to the small trailer
pad, centralized parking and the City endorsing innovative concepts
which have not been tried before anywhere. He feels that the town-
house portion should be redesigned to reduce the units from 82 to
about 65 units and increase the size of the units to about 2000 square
feet. He suggests that the City require land dedication rather than
in lieu fees. Possibly the Developer could buy the Exxon land and
dedicate it to the City. Secretary stated that the City may be able
to lease the Exxon property for a nominal fee; the property is
approximately one (1) acre in size. Knapp stated that he had no
major problems with the mobile home park portion. He is concerned
about the number of townhouses and the rent ceiling in the mobile
home park. Knapp asked about soils reports. Secretary stated that
the soils report would be submitted with the working drawings and
would be reviewed at that time.
Ripperdan moved to approve UUP -1 -77 with all findings and conditions
in the staff report, clock tower to be lowered to 25 feet in height,
approval conditioned on approval of PUD -2 -77 and Tentative Tract Map
9783. Matter to be forwarded to the Redevelopment Agency and City
Council with Planning Comnission recommendations for approval.
Seconded by Lanning and unamiously approved by members present.
Res. 1078.
Lanning moved to approve PUD -2 -77 with all findings and conditions in
the staff report noting the reduction in units to 80, including the
recreation facilities, modifying the recreation facility condition
to permit a pool or spa, approval conditioned on approval of Tentative
Tract Map 9873. Matter to be forwarded to the Redevelopment Agency
and City Council with Planning Commission recommendations for approval
seconded by Ripperdan and approved by the following vote:
Ayes: Lanning, Knapp, Ripperdan
Noes: Covington
Absent: Cook Res. 1079.
Ripperdan moved to approve Tentative Tract Flap No. 9783 with all
findings and conditions in the staff report and Planning Commission
recommendations to City Council for approval of Tentative Tract
Map No. 9783.. Seconded by Lanning and approved by the following
vote:
Ayes: Lanning, Knapp, Ripperdan
Noes: Covington
Absent: Cook -Res. 1080
Secretary announced that the matters would be forwarded to the
Redevelopment Agency and City Council for final action and that
notice of the meeting would be published in the Seal Beach Journal
and provided to property owners within 300 feet of the project site.
Bill Dawson, on behalf of the trailer park residents thanked the
Planning Commission for their favorable action on the project.
Chairman Knapp declared a five minute recess at 9:20 p.m.. Chairman
Knapp called the meeting back to order at 9:25 p.m.
2. Oral Communications
There were no oral communications,
3. Written Communiiations
All written communications were with specific Agenda items.
4. New Business
A, Discussion of Revised Fee Schedule for Subdivision In Lieu
Park Fee
By consensus of the Planning Commission the Chair ordered this
item continued until October 5, 1977,
5. Report from Secretary
There was no Secretary's Report.
The meeting was adjourned at 9:30 p.m.
'/' --
Recording Secretary
October 5, 1977
MEMORANDUM
To: Honorable Mayor and City Council
% Bill Little, Acting City Manager
From: Recreation and Parks Commission
% Jack Osteen, Secretary
Subject: Possible park land dedication or in lieu fees - Proposed townhouse development
On September 22, 1977 a Special Meeting of the Recreation and Parks Commission was
called to meet with Planning Department staff to review proposed re- development of
the Seal Beach Trailer Park and to discuss possible park land dedication or in lieu
park fees for the Townhouse development (Tentative Tract Map 9783).
It was moved, seconded and unanimously approved to table further discussion until the
next regular meeting to make final decision.
On October 4, 1977, the Recreation and Parks Commission met in regular session and
_discussed further the alternatives. The Commission recommendation is as follows:
Whereas the Recreation and Parks Commission was involved at such
a late date regarding the proposed. Townhouse development and because
there are many unanswered questions relating to the impact of the
above, we, the Recreation and Parks Commission, cannot make specific
recommendation relating to the option of in lieu park fees versus
required land dedication on this matter.
Some of the pertinent questions that went unanswered were:
1. In the event of dedication of land, how many trailer spaces and /or
townhouses would be eliminated?
2. What would be the tax implications to the City of the reduction in
townhouses and /or trailer space units?
3. What is the feasibility of negotiating with the developer for voluntary
increase of in lieu park fees to accept the proposal as it stands?
4. How many current residents of the trailer park are eligible for reloca-
tion and what is the projected cost? The proposal calls for 140
trailer spaces. Is this more or less than are eligible for relocation?
It is also the request of the Recreation and Parks Commissioners that, where applicable,
we as commissioners be involved at the "grass roots" level in the consideration of
future proposals where recreation and parks matters are in question, so that we may
ascertain in greater depth the pros and cons of these related subjects.
—Jack Os teen, Secretary
Recreation and Parks Commission
P
" CHRONOLOGY
OF EVENTS RELATING TO THE SEAL BEACH TRAILER. PARK -
" Early 1940s
Trailer park moved to present location. Lease held
by Russell B. Grotemat.
1971
Lease with Grotemat expired. Residents remained on
-
a month to month tenancy. A number of inquiries
from developers about redevelopment of the trailer
park site into high density residential were received
by city staff.
1972
When the trailer park residents were notified that
they would have to move, they appealed to the City
Council for assistance so they could remain in the -
trailer park.
May, 1972
Mayor Holden wrote to the property owner, East
Naples Land Company, requesting them to explore
methods to allow the residents of the trailer park
to remain.
January, 1973
A new 5 -year lease was signed with the Grotemat
Estate permitting the trailer park to remain. As
city staff understands it, one of the terms of the
lease required all residents of the trailer park to '
leave at the end of the 5 -year time period, early
..
1978.
Early 1975
Dawson Development Company (Bill Dawson) obtained.
the trailer park lease from the C,rotemat Estate and -
.began developing plans for trailer park redevelopment
consisting of a condominium development and trailer
park, with the goal of allowing most of the full -
time trailer park residents to be relocated in the
new trailer park_
December, 1975
Redevelopment Agency Plan revised and amended by
including a number of parcels into the Agency
boundary. One of these parcels was the trailer
park site.
April, 1976
Dawson Development Company (Bill Dawson) entered
into a participation agreement with the Redevelopment
Agency for redevelopment of the trailer park in -
-
conformance with the Redevelopment Agency Plan_
1977
In considering the proposed redevelopment of the -
trailer park site it was felt that certain adjacent -
property owned by the City of Los Angeles, Department
of Water and Power should be added to the trailer
park site in order to make a larger parcel and
improve the shape of the site. The City /Redevelopment
Agency settled a lawsuit with 041P on this parcel
resulting from the construction of 1st Street. It
now appears that this remaining D41P land can be
incorporated into the trailer park redevelopment plans_
1977 The portion of the site devoted to the new trailer
park has been increased to allow up to 150+ trailers
to be relocated. It now appears that all full
time residents will be allowed to relocate in the
new facility.
Trailer Park Questions and Responses
Redevelopment Agency Staff Report
May 28, 2002
ATTACHMENTS
SEAL BEACH TRAILER PARK PROJECT -
SECTION 3.2 REPORT, PREPARED BY
ROSENOW SPEVACEK GROUP, INC.,
DATED MARCH 21, 2002
Tnik, Peek Queni...ROA SUti Report 10
rr
R O S E N O W S P E V A C E K G R O U P I N C
217 NORTH MAIN STREET
SORE 300
SANTA ANA, CALIFORNIA
WIOH..Ud
March 21, 2002
Mr. Lee Whittenberg
Director of Development Services
CITY OF SEAL BEACH
211 Eighth Street
Seal Beach, California 90740
TEL: 714 5414585
FAX 714 836 1748
EMAIL: INFOO W EBRSG,COM
W W W. W EBRSG.COM
SEAL BEACH TRAILER PARK PROJECT
Dear Mr. Whittenberg:
�_— RF1L FSQi[ .A A.,—
C/iyOF SEAL BEACH
D4PA TfdENT OF
Pursuant to the provisions of Section 3.2 of the Administration Agreement for the Seal Beach Trailer
Park Project, the following report is submitted on the status of the Rental Assistance and Resident
Services Funds as of December 31, 2001.
Rental Assistance Fund
Initial fund balance
$
273,358.00
Rental Assistance April to Nov. 25,112.93
Ramp-up Assistance April to Nov. 238.459.00
Total expended as of 12/31/01
- 263.571 93
Fund balance
$
9,786.07
Interest earned less sweep fees
24.72
Funds remaining as of 12/31/01
$
9.810.79
Plus: Line deposit from operating account
44,898.00
Less: Dec. Rental and Ramp -up Assistance
22.470.23
True 12/31/01 Fund Balance
$
32,238.56
As of December 31, rental assistance was being provided to 22 residents: 20 very low income residents
and 2 residents who qualified pursuant to the provisions established for low income or hardship rent and
ramp -up rental assistance was being provided for 114 spaces.
Resident Services Fund
There has been no activity in the Resident Services Fund.
Respectfully submitted,
ROSENOW SPEVACEK GROUP, INC.
Nancyrid
Managing Housing Administrator
ce: Hunter Johnson/ Julia Moore / Grace Quach, Line Housing
Gillian Wallace, Trustee, Union Bank of California
Seal Beach\Seal beach mhpVvH1 assist AMNIA
Trailer Park Questions and Responses
Redevelopment Agency Staf%Report
Mav 28, 2002
ATTACHMENT 6
EXCERPTS - TRAILER PARK RENTAL
ASSISTANCE INFORMATION FROM
PREVIOUS STAFF REPORTS AND
ADOPTED PLANS
As indicated in the November 13, 2000 Redevelopment Agency Staff Report:
"It was initially assumed that the MPROP funding did not accrue interest.
That is incorrect, the MPROP funding will have a 3% simple interest
financing attached to the loan, requiring additional funding from the
Operating Reserve Fund to fund the interest payments. This will require
additional funding from the Agency to replace the shortfall in order to
maintain the required funding level of the Operating Reserve Fund. Given
the financial projections, it is estimated that an additional $425,000 may
be necessary over the next 9 years to ensure all residents of the trailer park
are not expending more than 40% of their gross income for housing.
Therefore, the Loan and Grant Agreement establishes a maximum rental
assistance from the Agency Low and Moderate Income Housing Fund of
$765,000 over the first 12 years, beginning with the acquisition of the
trailer park by LINC Housing."
As further indicated in the "Fiscal Impact' section of the November 13, 2000
Redevelopment Agency Staff Report:
"FISCAL IMPACT
The financial contribution on the part of the Redevelopment Agency will
include 3 primary items funded from the Low/Moderate Income Housing
Set -Aside Fund. First, a rent subsidy fund in the amount of approximately
$765,000 will be provided by the Agency as a grant and will be used
during the first 12 years of operation to subsidize . the rent increases. At
bond closing the rent starts at $364.00 and increases to $446.00 in
2001 and $527.00 in 2002.
The second component of the Agency funding will include a $1,000,000,
30 -year loan with a 5 -year deferral of principal and interest. The loan will
Tmiler Peek Queniom.RDA SuffRe n 11
Trailer Park 0aestions and Responses
Redevelopment Agency StafReport
May 28, 2002
be in third position behind the tax - exempt bonds, and it will be amortized
at a 3% rate of interest.
The third component of the Agency funding will be a $1,000,000 bridge
loan provided to fill the time gap between the State MPROP funding being
approved and funded. It is anticipated that this loan will be in place for 6
to 12 months. No interest will be paid during this time, since the State
loan is deferred for 3 to 5 years.
The total fiscal impact to the Low/Moderate Income Housing Set -Aside
Fund will be approximately $2,340,000 over the fast 3 years. Currently the
Fund has a reserve for the set -aside of $3,054,000; therefore the Agency will
not experience a negative financial impact during the first 3 years. , In
addition, the Agency will receive sufficient funds in the Low and Moderate
Income Hosing Set -Aside Fund to provide the additional rent subsidies in
years 4 through 12."
The 35 -Year Cashflow Schedule for the Revenue Bonds, as presented to the Redevelopment
Agency on November 13, 2000, indicates the following amounts of Agency assistance:
TYPE OF ASSISTANCE
Year RDA Project Subsidy Estimated RDA Assistance
"Ramp -Up Assistance" "Rent Assistance"
I
$ 208,896
$ 0
2
$ 92,454
$ 43,573
3
$ 0
$ 84,156
4
$ 0
$ 44,605
5
$0
$0
6
$ 0
$ 90,825
7
$ 0
$ 87,281
8
$ 0
$ 72,903
9
$ 0
$ 57,978
10
$ 0
$ 42,496
11
$ 0
$ 26,449
12
$ 0
$ 14,767
13
$ 0
$ 2,286
14 and continuing
$ 0
$ 0
TOTAL
$ 301,350
$ 567,319
The Agency has committed to providing the above indicated assistance, and those funds
are being utilized by eligible tenants within the Trailer Park at this time. In accordance
with the provisions of Section 3.2 of the Administrative Agreement for the Seal Beach
Trailer Park reports are filed with the City by a third -part consultant, the "Oversight
Tnaer Part: QuWiow.anA SlavR a 12
Trailer Park Questions and Responses
Redevelopment Agency StafReporl
May 28, 2002
Agent ". The March 31, 2002 report (See Attachment 5) indicates the following regarding
the various assistance programs funded by the Low- and Moderate - Income Housing,,
funds of the Redevelopment Agency:
• "Ramp -Up Assistance", April —November 2001: $ 238,459.00
a "Ramp -Up Assistance" being provided to 114 spaces
• "Rental Assistance', April — November 2001: $ 25,112.93
❑ "Rental Assistance" being provided to 22 residents; 20 very-low income, 2 low
income
As a further indication of the Agency intent to provide long -term rental assistance within
the Trailer Park, the AB 1290 Implementation Plan adopted on April 25, 2002, indicates
the following commitments over the 5 -year period of this plan (2000- 2005):
"2. Tenant Ownership of Seal Beach Trailer Park
Tenant Ownership:
To ensure the long -term preservation of Seal Beach Trailer Park as an
important affordable housing resource, the City worked with LINC
Housing, a nonprofit housing organization, to pursue tenant ownership of
the: park. The City was awarded by the State Department of Housing and
Community Development (HCD) a $20,000 Technical Assistance grant to
facilitate conversion of the park to tenant ownership. Through the
issuance of a revenue bond by the Agency, approval of a MPROP Loan
by the State of California and subsequent loan to LINC housing,
conversion of the park to tenant ownership was completed in December
2000. Among the 125 units, 25 units have been deed - restricted as
housing affordable to very low income households and 75 units have
been deed - restricted as housing affordable to low /moderate income
households. In addition, the City provides ongoing rental assistance to
offset the monthly rent increase necessary to repay the bond. The rental
assistance is for a period of 12 years with a maximum funding
commitment of $ 965,000.00.
Rehabilitation- Replacement of Existing Units:
In addition to the - Agency assistance in the acquisition and rental
assistance of the Trailer Park, a substantial rehabilitation /replacement
loan program is proposed at a maximum loan amount of $50,000 for
individual existing units within the Trailer Park. Specific re -sale and
equity sharing provisions would apply if the property were sold to a non-
qualified buyer."
"B. Housing Production and Assistance Goals
Trailer Pak Qu duns.RDA Setif Repcd 13
Trailer Park Questions and Responses
Redevelopment Agency StaJrRepmd
May 28, 2002
Table 5 provides an estimate in terms of number of households to be
assisted and amount of housing set -aside fund to be expended over the
five -year period (2000 -2005) of this implementation plan.
Table 5
Five -Year Housing Assistance Goals
2000 -2005
Notes:
1. The $1,000,000 loan to LINC for acquisition of the park is expected to be
repaid back to the Agency within the time frame of this Implementation Plan.
These funds are proposed to be expended upon receipt within the time frame
of this Implementation Plan.
2. The total rent subsidy is for 12 years and will be allocated in future plans as
appropriate. Total subsidy is not to exceed $965,000.00.
3. $500,000 of funding for this program will not be available until the MPROP
Loan is funded by the State of California and the Agency bridge loan is
reimbursed.
4. $100,000 of funding for this program will not be available until the MPROP
Loan is funded by the State of California and the Agency Bridge Loan is
reimbursed.
S. $400,000 of funding for this program will not be available until the MPROP
Loan is funded by the State of California and the Agency Bridge Loan is
reimbursed."
Taiter Pak Questms.ADA Staff Pe ji 14
Households
Set-Aside Funds
Program
Assisted
to be Expended
1. Home Improvement Program
20
$1,000,000'
2. Tenant Ownership of Seal Beach Trailer
Park
Acquisition of Park (Loan)'
120
($1,000,000)
Rental Subsidy for 5 Years
25
$600,000
Replacement/Rehabilitation
10
$500,000°
3. Mortgage Assistance Loans
20
$700,000
Total
50
$2,800,000
Notes:
1. The $1,000,000 loan to LINC for acquisition of the park is expected to be
repaid back to the Agency within the time frame of this Implementation Plan.
These funds are proposed to be expended upon receipt within the time frame
of this Implementation Plan.
2. The total rent subsidy is for 12 years and will be allocated in future plans as
appropriate. Total subsidy is not to exceed $965,000.00.
3. $500,000 of funding for this program will not be available until the MPROP
Loan is funded by the State of California and the Agency bridge loan is
reimbursed.
4. $100,000 of funding for this program will not be available until the MPROP
Loan is funded by the State of California and the Agency Bridge Loan is
reimbursed.
S. $400,000 of funding for this program will not be available until the MPROP
Loan is funded by the State of California and the Agency Bridge Loan is
reimbursed."
Taiter Pak Questms.ADA Staff Pe ji 14