(A) General Provisions: This section shall be known as the MOBILEHOME PARK ORDINANCE OF THE CITY OF PLACERVILLE.
(B) Purpose: The purpose of this section is to comply with section 65852.7 of Government Code that requires all cities and counties within California to deem a mobilehome park, as defined in section 18214 of the Health And Safety Code, a permitted land use on all land planned and zoned for residential land use as designated by the city's general plan; provided, however, that a city, county, or a city and county may require a use permit. This section also furthers the legislature's intent to eliminate the distinctions between mobilehome park developments and conventional forms of residential land use. Furthermore, the purpose of this section is to allow for the establishment of mobilehome parks within the residential zones of the city upon review and approval of a conditional use permit by the Placerville planning commission.
(C) Enforcement:
1. The city of Placerville's mobilehome park regulations are intended to complement and be subordinate to state law. The state law governing mobilehome parks is entitled the "mobilehome parks act" and may be found in division 13, parts 2.1 and 2.3 of the California Health And Safety Code.
Mobilehome park regulations are contained in the California Code Of Regulations, title 25, division 1, chapters 2 and 2.2. The city of Placerville does not assume responsibility for the enforcement of the regulations contained therein and all mobilehome parks within the city remain subject to the jurisdiction of the California housing and community development department in its role as the enforcement agency for the above described state laws.
2. Mobilehomes located within areas of special flood hazard are required to be in compliance with title 4, chapter 9, "Flood Damage Protection", of this code.
(D) Definitions:
LOT: As defined by section 18210 of the Health And Safety Code, means any area or tract of land or portion of a mobilehome park designated or used for the occupancy of one manufactured home, mobilehome, or recreational vehicle.
MOBILEHOME: A mobilehome, as defined in section 18008 of the Health And Safety Code, or a manufactured home, as defined in section 18007 of the Health And Safety Code, a structure that was constructed prior to June 15, 1976, is transportable in one or more sections, is eight (8) body feet or more in width, or forty (40) body feet or more in length, in the traveling mode, or, when erected on site, is three hundred twenty (320) or more square feet, is built on a permanent chassis and designed to be used as a single-family dwelling with or without a foundation system when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein.
"Mobilehome" does not mean:
1. A recreational vehicle, as defined in section 799.29 of the Civil Code and section 18010 of the Health And Safety Code;
2. A commercial coach; or
3. Factory built housing, as defined in section 19971 of the Health And Safety Code.
MOBILEHOME PARK: As defined in section 18214 of the Health And Safety Code, means an area of land where two (2) or more lots are rented or leased, held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate manufactured homes or mobilehomes. (Ord. 1649, 7-10-2012)
(E) Mobilehome Park Conditional Use Permit Submittal Requirements:
1. An application for conditional use permit approval for the mobilehome park shall be filed with the development services department. (Ord. 1649, 7-10-2012; amd. Ord. 1654, 6-25-2013)
(a) A site location map indicating the location of the proposed park in relation to the surrounding area or region.
(b) A site plan indicating the following:
(1) Park name, date, north point, scale, boundaries and area (square feet and acres) of the site.
(2) The number of proposed mobilehome spaces.
(3) Names and addresses of record owner, engineer or surveyor.
(4) Location, names, and present width and grades of adjacent or abutting streets.
(5) Contour lines shall have the following intervals:
A. One foot (1') contour intervals for ground slope between zero percent (0%) and five percent (5%);
B. Two foot (2') contour intervals for ground slope between five percent (5%) and ten percent (10%);
C. Five foot (5') contour intervals for ground slope greater than ten percent (10%).
(6) Existing topography, including trees, rock formations and other unusual features of the site, and at least one hundred feet (100') beyond its boundaries.
(7) Proposed changes to topography involving grading cut and fill quantities.
(8) Location of all mobilehome spaces; radii of all curves and central angles.
(9) Location of all existing structures identified by type and indicating which are proposed to be removed and which will remain.
(10) Approximate width and location of all existing easements.
(11) Location of existing overhead utility lines and poles on site and on peripheral streets.
(12) Approximate location of all areas subject to inundation of stormwater overflow, and location, width, and direction of flow of all watercourses.
(13) Individual trees with a diameter of more than seven and one-half inches (71/2"), measured twenty four inches (24") above existing grade, shall be identified by type, circumference, and dripline. Any trees proposed for removal shall also be indicated.
(14) Screening detail of mobilehome park along full length of its street frontage at street side setback lines.
(15) Landscape plan for mobilehome park street frontage.
(16) Sign plan for mobilehome park identification sign.
(17) Utility plan (electric, water and sanitary sewer).
(18) Vehicular access to the mobilehome park from the public street.
(F) Standards:
1. Development:
(a) Minimum Mobilehome Park Area: Five (5) acres.
(b) Density: Residential density of a mobilehome park shall not exceed the allowable density of the underlying residential zone, except as permitted under the city's density bonus ordinance for approved residential development projects incorporating a density bonus, and state law.
(c) Screening Wall: Along the mobilehome park's public street frontages, a minimum six foot (6') in height screening wall or fence shall be provided and maintained, subject to planning commission approval.
(d) Landscaping: The setback back area along the mobilehome park's public street frontages shall be landscaped with street trees and other plant materials, and equipped with an automatic irrigation system, subject to planning commission approval.
(e) Landscape Maintenance: All vegetation and landscaping subject to the conditional use permit approved by the planning commission shall be maintained free of physical damage or injury from lack of water, excess chemical fertilizer or other toxic chemicals, blight, or disease, and such vegetation of those that show signs of such damage or injury at any time shall be replaced by the same. A landscaping maintenance agreement between the applicant and the city shall be required to ensure the ongoing maintenance of landscaping.
(f) Identification Signs: Mobilehome park identification signs shall be consistent with subsection 10-4-17(G)7, "Residential Signs", of this chapter.
(g) Grading And Drainage: Grading and drainage facilities shall conform to title 8, chapter 7, "Grading, Erosion And Sediment Control", of this code and the current edition of the "El Dorado County Drainage Manual".
(h) Traffic Impact Analysis: A traffic impact analysis shall be required if the park consists of forty (40) or more units.
2. Access Standards:
(a) Access: Primarily, access to the mobilehome park must be from a city or county road or a private road built and maintained to applicable city of Placerville standards.
(b) Sight Distances: The minimum sight distance shall be ten (10) times the posted speed limit on the existing road. Sight distances shall be measured from the driver's seat of a vehicle that is ten feet (10') behind the curb or edge of shoulder line with the height of the eye three and one-half feet (31/2') above the pavement to an object two feet (2') high. Where necessary, the park land bordering the intersection shall be cleared of all growth and sight obstructions to achieve the required visibility.
(c) Centerline Of A Street: The centerline of any street within a park intersecting an existing public street shall be at least one hundred twenty five feet (125') from the centerline of any other street intersecting that public street.
(d) ADA Accessible Path: An ADA accessible path of travel shall be provided from the mobilehome park to the public right of way.
(e) Guest Parking: In addition to occupant parking, off street guest and service parking shall be provided within the boundaries of the park at a ratio of one space for each four (4) mobilehome lots. (Ord. 1649, 7-10-2012)