A. Purpose And Intent: The purpose and intent of this section is:
1. To permit variety and flexibility in land development for residential purposes by allowing the use of manufactured, modular and mobile homes and recreational vehicles under certain conditions.
2. To require that mobile home and recreational vehicle developments will be of such character as to promote the objectives and purposes of this title; to protect the integrity and characteristics of the zoning district contiguous to those in which manufactured and mobile home parks are located; and to protect other land use values contiguous to or near mobile home or recreational vehicle developments.
B. Location:
1. No mobile home shall be located anywhere within the corporate boundaries of the city, except in a licensed mobile home park or approved mobile home subdivision, or as temporary living quarters or office by conditional use permit. Emergency or temporary parking of any unoccupied mobile home outside a licensed mobile home park or mobile home subdivision will be permitted for a period not exceeding twenty four (24) hours. This limitation does not apply to unoccupied mobile homes in licensed mobile home sales areas. Approved manufactured or modular homes may be exempt from this requirement. Manufactured and modular homes may be allowed in traditional residential subdivisions that are specifically approved by conditional use for such homes.
2. Recreational coaches which do not include facilities necessary to be manufactured or mobile homes, as defined in section 18.02.130 of his title, shall not be used at any place within the corporate boundaries of the city, at any time, for living quarters except in designated camping areas or recreational coach parks.
3. Recreational coaches which are unoccupied for living space may be temporarily stored on a private residential lot or larger parcel of land, provided they do not violate any required setbacks for front or side yards. Long term storage of recreational coaches, maintenance operations, reconstruction or construction activities are permitted within enclosures only and in zoning districts allowing such uses.
C. Standards And Requirements For All Manufactured, Modular, Mobile Home And Recreational Vehicle Parks, And Manufactured, Modular And Mobile Home Subdivisions:
1. The planning and zoning commission shall review the proposed development plan to determine its compliance with all portions of the city general plan and, among other things, shall attempt to make sure that such development will constitute an environment of sustained desirability and stability and that it will not adversely affect amenities in the surrounding area. Standards higher than the minimum standards contained in this title may be required if necessary for local conditions of health, safety and protection of property, and to ensure that the development will mix harmoniously with contiguous and nearby existing and planned uses.
2. The planning and zoning commission shall not approve any application for a manufactured, modular, mobile home or recreational vehicle park, or manufactured, modular or mobile home subdivision conditional use permit if the developer cannot provide required water supplies and facilities, fire protection, waste disposal systems, storm drainage facilities, access or improvements, or if the developer cannot assure that the development will be completed within twelve (12) months, or if the planning and zoning commission or city council determines there would be unusual danger of flood, wind, fire or other hazard, or if the proposed development would be of such character or in such a location that it would:
a. Create excessive costs for public services and facilities;
b. Endanger the health or safety of the public;
c. Unreasonably hurt or destroy the environment;
d. Cause excessive air or water pollution or soil erosion; or
e. Be inconsistent with any adopted general or specific plan of the area in which it is to be placed.
3. The development shall conform to the following standards and requirements, unless modified by an approved planned unit development plan:
a. The area shall be in single ownership, or if in several, the application for approval of the development shall be filed jointly by all owners of the property included in the plan.
b. A strip of land at least fifteen feet (15') wide surrounding the entire park shall be left unoccupied by manufactured, modular or mobile homes, recreational vehicles, storage buildings, service buildings, garages or any add-ons, and shall be planted and maintained in lawn, shrubs, trees, and an irrigation/sprinkler system, with an approved durable sight obscuring permanent wall or fence designed to afford privacy to the development.
c. All storage and solid waste receptacles outside the confines of any manufactured, modular or mobile home or recreational vehicle shall be housed in a closed, view obscuring structure, compatible in design and construction to the manufactured, modular or mobile homes, and to any service buildings within the development; all patios, carports, garages and other add-ons shall be compatible in design and construction with the manufactured, modular or mobile home. The service buildings shall be constructed in accordance with standard commercial practice and kept in good repair as determined by the zoning administrator. In manufactured, modular or mobile home developments where units will be situated with long axis perpendicular to the street, streets will run in a north-south direction to the greatest extent possible. This is to promote solar orientation of the units.
4. In addition to meeting the above requirements and conditions, and conforming to the other laws of the city, all manufactured, modular and mobile home parks, recreational vehicle parks, and manufactured, modular and mobile home subdivisions shall also conform to all applicable state regulations. In the event of any conflict between said regulations and this chapter, this chapter shall take precedence where its regulations are more strict, and the provisions of the state regulations shall take precedence where such regulations are more strict.
D. Underground Utilities: Every manufactured, modular or mobile home park, recreational vehicle park, and mobile home subdivision shall provide underground utility service to every mobile home stand or lot as required by the planning and zoning commission, including, but not limited to, water, sewer, electricity, natural gas, telephone and TV.
E. Compliance With Other Regulations: Any manufactured, modular or mobile home or recreational vehicle located in any permitted area shall comply with and conform to all other zoning laws, rules, regulations, and building, plumbing, electrical, fire prevention, and all other codes and requirements applicable to a structure or building erected within the zoning district in which said mobile home or recreational vehicle is located.
F. Guarantees:
1. For manufactured, modular and mobile home parks and recreational vehicle parks, adequate and reasonable guarantees must be provided as determined by the planning and zoning commission and city council for permanent retention of open spaces, and for the maintenance of roadways, storage facilities, service facilities and landscaping resulting from the application of these regulations. Guarantees shall be in the form of a surety bond, or a cash deposit, in the sum to be determined by the planning and zoning commission, which form must be approved by the city council and the city attorney. The basis for providing assurance of compliance will be a management plan developed by the applicant and approved by the planning and zoning commission and city council that will outline standards of operation, remedies for failure to comply with those standards and a single responsible person or entity for its administration and dealing with the city.
2. In any case, when a manufactured, modular or mobile home park or recreational vehicle park is owned by more than one person, the developer shall establish and appoint a park manager. The manager shall be authorized to receive, process, and represent fully the interests of the owners in respect to continuing management and maintenance of the park.
3. Prerequisite to the operation of any manufactured, modular or mobile home park or recreational vehicle park in the city shall be the obtaining of an annual business license from the city.
4. In the event a manufactured, modular or mobile home or recreational vehicle park is not completed according to approved plans, or operated and maintained according to the approved management plan, the annual business license may be denied or revoked. The manufactured, modular or mobile homes or recreational vehicles and associated property and facilities shall be removed and all services discontinued before any part of the land within the development planning area may be used for any other purpose, or be subdivided.
5. The premises on which any manufactured, modular or mobile home is located, used or occupied shall be maintained in a clean, orderly and sanitary condition. The accumulation of any rubbish, waste, weeds, inoperative vehicles, or other unsightly material thereon, shall constitute a public nuisance and a violation of this title.
6. Reasonable guarantees to assure compliance with this requirement will be required of the developer and/or owner as a requirement of conditional use permit approval and ultimately the issuance of the annual city business license.
G. Additional Requirements For Manufactured And Mobile Home Parks: In addition to the requirements for manufactured, modular and mobile home parks outlined in this section, mobile home parks shall meet the following requirements:
1. The number of manufactured or mobile homes shall be limited to seven (7) units per acre and may be limited to fewer units, depending on the manufactured, modular or mobile home size, topography, and other factors of the particular site. The mobile homes may be clustered; provided, that the total number of units does not exceed the number permitted on one acre, multiplied by the number of acres in the development. The remaining land not contained in individual lots, roads or parking shall be set aside and developed as parks, playgrounds and service areas for the common use and enjoyment of occupants of the development, and the visitors thereto.
2. No home or add-on shall be located closer than ten feet (10') from the nearest portion of any other home or add-on. All such homes and add-ons shall be set back at least ten feet (10') from road curbs or walks. If a manufactured, modular or mobile home tongue remains attached, it shall be set back a minimum of six feet (6') from road curbs or walks. All manufactured, modular or mobile homes, storage buildings, service buildings, garages, carports or other add-ons, etc., shall be set back at least fifteen feet (15') from any boundary of the manufactured, modular or mobile home park, road curb or walks.
3. Off street parking shall be provided at the rate of two (2) parking spaces per manufactured, modular or mobile home space, and each such parking space shall have a minimum width of ten feet (10') and minimum depth of twenty feet (20'). In no case shall the parking space be located farther than one hundred feet (100') from the manufactured, modular or mobile home space it is designed to serve.
4. A security compound for storage of vehicles, boats and other large items shall be provided equivalent to a minimum of three hundred (300) square feet of paved area per manufactured, modular or mobile home space, as approved by the planning and zoning commission.
5. One-story bulk storage areas shall be provided within a manufactured, modular or mobile home park equivalent to sixty (60) square feet per manufactured, modular or mobile home space. The area designated for said bulk storage shall be improved, fenced, landscaped, and screened as approved by the planning and zoning commission.
6. Not less than ten percent (10%) of the gross land area shall be set aside for the joint use and enjoyment of occupants in a park like setting with both active and passive recreational accommodations. The land covered by vehicular roadways, sidewalks, off street parking, storage and required setbacks shall not be construed or included as part of this ten percent (10%) common area; provided, however, that in initial stages of development or special smaller developments, the minimum area shall be not less than one- half (1/2) acre or ten percent (10%), whichever is greater.
7. Yard lighting with a minimum of 0.2 foot-candle of light shall be required for protective yard lighting the full length of all driveways and walkways at each space.
8. All areas not covered by manufactured, modular or mobile homes or recreational vehicles, hard surfacing, or buildings shall be landscaped as approved by the planning and zoning commission, and such landscaping shall be permanently maintained.
9. All off street parking spaces and driveways shall be hard surfaced before the adjacent spaces may be occupied.
10. The roadways shall be designed to accommodate anticipated traffic, including the following standards, unless modified by an approved planned unit development plan:
a. One-Way Traffic: A minimum of fifteen feet (15') in width, plus extra width as necessary for maneuvering mobile homes.
b. Two-Way Traffic: A minimum of thirty feet (30') in width.
c. Entrance Roadways: A minimum of thirty six feet (36') in width.
d. Roadways: All roadways shall be hard surfaced and bordered by twenty four inch (24") rolled gutters or an approved equivalent.
e. Sidewalks: Thirty six inch (36") minimum width sidewalks shall be installed on all main roadways within the development, if required by the planning and zoning commission.
f. Access: Each park shall have at least two (2) accesses to public streets, unless more than one access is prohibited by a responsible public agency or immovable obstacle.
11. Within forty five (45) days of occupancy, each manufactured, modular or mobile home shall be skirted, or if shields are used, they are to be anchored, fireproof and well painted. Storm drainage facilities shall be so constructed as to protect residents of the development as well as adjacent property owners. Such facilities must be of sufficient capacity to ensure rapid drainage and prevent the accumulation of stagnant pools of water in or adjacent to the development.
12. The manufactured, modular or mobile home park shall:
a. Be in keeping with the general character of the zoning district in which it is to be located.
b. Be located on a parcel of land not less than ten (10) acres, or on two (2) or more parcels separated by a street or alley only and totaling ten (10) acres, unless modified by an approved planned unit development plan.
c. Have at least twenty five (25) spaces completed, ready for occupancy, or an approved financing plan for construction and phase completion, together with approved security to assure compliance, before first occupancy is permitted.
d. A laundry for convenience of park occupants, but not for the general public, may be included in manufactured, modular or mobile home parks.
13. No manufactured, modular or mobile home space shall be rented for a period of less than thirty (30) days, and occupancy shall be by written lease. Leases shall be made available for inspection by the officials of the city, upon demand, to review compliance with these occupancy requirements.
14. Access shall be provided to each manufactured, modular and mobile home stand for maneuvering mobile homes into position. The accessway shall be kept free from trees and other immovable obstructions. Paving under mobile homes will not be required if adequate support is provided as required by state regulations. Use of planks, steel mats or other means to support the mobile home during placement shall be allowed, so long as the same are removed upon completion of placement.
H. Additional Requirements For Recreational Vehicle Parks: In addition to the requirements for recreational vehicle parks outlined in this section, recreational vehicle parks shall meet the following requirements:
1. Recreational vehicle parks shall generally be located:
a. Adjacent to or in close proximity to a collector, major traffic artery or highway.
b. Near adequate shopping facilities.
c. Within or adjacent to an existing or a planned mobile home park.
2. Not less than ten percent (10%) of the gross land area shall be set aside for the joint use or enjoyment of occupants. The land covered by vehicular roadways, sidewalks and off street parking shall not be construed as part of the ten percent (10%) common area required for parks and playgrounds for occupants; provided, however, that in initial stages of development or in special smaller developments, the minimum area shall not be less than one-half (1/2) acre or ten percent (10%), whichever is greater.
3. Yard lighting with a minimum of 0.2 foot-candle of light shall be required for protective yard lighting the full length of all driveways and walkways.
4. All areas not covered by recreational vehicles, hard surfacing or buildings shall be landscaped and permanently maintained pursuant to a plan approved by the planning and zoning commission.
5. All off street parking spaces and driveways shall be hard surfaced before the adjacent recreational vehicle spaces may be occupied.
6. The roadways shall be designed to accommodate anticipated traffic, including the following standards, unless modified by an approved planned unit development plan:
a. One-Way Traffic: A minimum of fifteen feet (15') in width, plus extra width as necessary for maneuvering recreational vehicles.
b. Two-Way Traffic: A minimum of thirty feet (30') in width.
c. Entrance Roadways: Minimum of thirty six feet (36') in width.
d. Roadways: Roadways shall be hard surfaced, bordered by twenty four inch (24") rolled gutters or an approved equivalent.
e. Sidewalks: Thirty six inch (36") minimum width sidewalks shall be installed on both sides of all main roadways within the development, unless otherwise directed by the planning and zoning commission.
f. Access: Each recreational vehicle park shall have at least two (2) accesses to public streets, unless more than one is prohibited by a responsible public agency or immovable obstacle.
7. No individual space in a recreational vehicle park shall be used by one individual recreational vehicle for more than ninety (90) days consecutively, nor shall such space be leased to any one individual for a period longer than ninety (90) days in any one calendar year.
8. Recreational vehicles may be stored where permitted, but not used for permanent living quarters.
9. Recreational vehicles may be stored, displayed, sold and serviced, but not used for living quarters, in a sales lot in an appropriate zoning district when such use is a permitted use or a conditional use.
10. Recreational vehicles may be parked in an approved and licensed mobile home park; provided, that:
a. The recreational vehicle park portion of the development is separated by barriers, screens, or otherwise from the area of mobile homes;
b. The recreational vehicle use area shall have direct access to a collector or arterial street; and
c. Separate ingress and egress shall be provided for recreational vehicles when required by the planning and zoning commission.
11. Recreational vehicle parks may be approved by the city council in locations permitting such use in this title. Before such approval is given, a report to the city council by the planning and zoning commission shall be submitted with findings that the proposed development will:
a. Be placed on a parcel of land of not less than five (5) acres, or within a mobile home park, unless modified by a planned unit development plan.
b. Before first occupancy, have at least twenty five (25) spaces completed (10 if in a mobile home park), or an approved schedule of financing, construction and phase completion, and approved security, to assure compliance. (Ord. 2008-002, 2008)