§ 84.14.050  Development Standards.
   (a)   Locations.  Mobile home parks/manufactured home land-lease communities shall be located where allowed in compliance with Division 2 (Land Use Zoning Districts and Allowed Land Uses) and in compliance with State law.
   (b)   Parcel Size and Density.  The minimum parcel sizes and density standards for mobile home parks shall be as indicated in Table 84-8 (Parcel Size and Density Standards for Mobile Home Parks).
Table 84-8
Parcel Size and Density Standards for Mobile Home Parks
Development Standards
Land Use Zoning District
Minimum parcel size
20 acres
10 acres
10 acres
Maximum density
Determined by the density of the land use zoning district in which it is located
   (c)   Drainage and Flood Hazard.  A mobile home park shall be located on a well-drained site, properly graded to provide for adequate disposition of water runoff.  The area shall be free of flood hazard from external sources.  The review authority may require dedications and improvements that will ensure proper protection of a mobile home park.
   (d)   Streets and Highways.  The review authority may require additional dedication and improvements on streets and highways abutting the proposed mobile home park in compliance with the Circulation Element of the General Plan and established widths of local and collector streets.
   (e)   Parcel Areas and Dimensions.  A parcel in a mobile home park shall contain a minimum area of 1,200 square feet with a minimum width of 30 feet fronting on a driveway, provided that:
      (1)   Parcels larger than the above minimum sizes may be required where it is determined that the larger parcel size will be:
         (A)   Consistent with the general pattern established by mobile home parks in the vicinity; or
         (B)   Necessary to accommodate manufactured home sizes as stated in the Mobile Home Park Report submitted by the applicant.
      (2)   Parcels on curved driveways or cul-de-sacs where lot lines are either converging or diverging from the front to the rear of the parcel shall have an average width of at least 30 feet with a minimum 25-foot driveway frontage.
   (f)   Required Separation Distances.  Mobile homes shall be located so they are at least ten feet apart from side to side, eight feet apart from side to rear, six feet apart from rear to rear, and ten feet from a structure, except for accessory structures used as private toilets or baths for exclusive use of the occupant of the mobile home site.  Mobile home hitches shall face the access driveway.
   (g)   Minimum Side and Rear Setbacks.  The combined side setbacks of a mobile home parcel shall total a minimum of ten feet; provided, however, that a mobile home shall not be closer than three feet to a side or rear parcel line.  Where mobile home lots abut side or rear setbacks as defined in Subdivision (i) (Perimeter setbacks), below, setback areas may be included as a part of the perimeter setback.
   (h)   Maximum Occupied Site Area.  The occupied area of a mobile home parcel shall not exceed 75 percent of the total area of the parcel.  An occupied area shall mean an area that is covered or occupied by a trailer coach, cabana, vehicle, ramada, awning, closet, cupboard, or other structure.
   (i)   Perimeter Setbacks.  The following setbacks shall apply to the perimeters of a mobile home park:
      (1)   Front setback of at least 25 feet along the public street upon which the mobile home park fronts.  This setback shall extend across the entire width of the park.
      (2)   Side setbacks of not less than five feet along each side boundary line of the mobile home park.
      (3)   A rear setback of not less than ten feet along the rear boundary line of the mobile home park.
      (4)   Greater setbacks may be required where, in the opinion of the Director, greater setbacks are necessary due to topographic conditions, grading, drainage, or protection of adjacent property.
      (5)   No part of a mobile home shall be located within a required perimeter setback area.
   (j)   Circulation.  Roads within mobile home parks shall be designed to provide reasonable and convenient traffic circulation and shall meet the following standards:
      (1)   A road shall not be less than 33 feet in width if car parking is allowed on one side of the road and not less than 41 feet in width if parking is allowed on both sides.
      (2)   Road widths to provide for parking on one side shall be deemed necessary when parcels abut the road on one side only.  Road widths to provide for parking on both sides shall be necessary when parcels abut the roads on both sides.
      (3)   The entire width of the roads within mobile home parks shall be surfaced with a minimum of two-inch thick asphalt, concrete, plant mix, or other approved material.
   (k)   Parking.  Two parking spaces shall be provided on each mobile home parcel.  A parking area for use by guests and visitors shall also be established and maintained.  There shall be one guest parking space for every ten mobile home parcels, or fraction of ten, within the mobile home park.  Each parking space shall be ten by 20 feet in size plus the additional area for adequate ingress and egress.
   (l)   Walkways.  Walkways shall be provided to allow reasonably direct access to all parcels, service structures, and other areas or structures used by occupants of the mobile homes.  Collector walkways serving utility structures, playgrounds and other general areas shall be at least four feet in width and individual entrance walks to each mobile home site shall be at least two feet in width.  Walkways shall be constructed of asphalt, concrete, plant mix, or other approved materials that will allow all-weather pedestrian movement.
   (m)   Walls or Fences.  A wall or fence six feet in height shall be erected and maintained along each side and rear boundary of a mobile home park except along the portion of the side or rear boundary line that either abuts a public street or is within a front or side setback adjacent to the street, in which case, a wall or fence may be required.  A wall or fence shall be solid and of concrete, brick, or other masonry construction or of chain link metal construction or rod iron with an evergreen hedge planted on the side facing the mobile home park.  Where, in the opinion of the review authority, it is unreasonable to require the construction of a fence or wall, the review authority may waive or modify the requirements as specified in this Subdivision.
   (n)   Screening of Service Areas.  The Review Authority may require fencing or screen planting around areas containing garbage, rubbish, or waste disposal, or ground service, or recreational areas as a condition of approval of a mobile home park.
   (o)   Storage Areas.
      (1)   Common storage areas shall be provided with an enclosed fenced area for the residents of the mobile home park for the storage of recreational vehicles, trailers, travel trailers, and other licensed or unlicensed vehicles.  The storage area shall contain a minimum of 50 square feet for each mobile home parcel in the mobile home park.
      (2)   Storage on a mobile home parcel shall comply with the provisions of the Code of Regulations Title 25, Division 1.
   (p)   Public Address Systems.  Public address systems or loudspeakers shall not be allowed if audible outside the boundaries of the mobile home park.
   (q)   Modifications in Design.  Where a mobile home park application is submitted for approval that, although not in compliance with the design requirements in this Chapter, are consistent with the general purpose and intent of this Chapter, the review authority may approve the park with conditions and restrictions that ensure that the general purposes are satisfied.
      (1)   Park designs utilizing duplex or cell-type groupings of mobile home parcels or other modified designs may be approved under the provisions of this Section.
      (2)   Modifications of the above standards of design may be approved under the provisions of this Section for mobile home parks, travel trailer parks, recreational trailer parks, temporary trailer parks, and tent camps.  However, in no case shall the modifications conflict with minimum requirements of the Mobile Home Parks Act (Health and Safety Code §§ 18200 et seq.) and the applicable Mobile Home Parks Regulations adopted by the State Department of Housing and Community Development (Code of Regulations §§ 1000 et seq.). 
(Ord. 4011, passed - -2007; Am. Ord. 4085, passed - -2009)