(A) Area requirement. Manufactured home parks are permitted on parcels of one acre or larger. Manufactured homes in parks smaller than three acres shall meet the following design standards, consistent with O.R.S. 197.314(6).
(1) The manufactured home shall have a pitched roof with a slope not less than three feet in height for each 12 feet in width (14 degrees).
(2) The manufactured home shall have exterior siding and roofing which in color, material and appearance are similar or superior to the exterior siding and roof material used on nearby residences (e.g., horizontal wood or wood-appearance siding is considered "superior" to metal siding and roofing).
(3) Exception: Divisions (A)(1) and (2) above do not apply to manufactured homes which existed within the city prior to the effective date of this chapter.
(B) Park development density limitation. The maximum development density of any mobile home park in the city shall not exceed ten mobile home dwelling units per gross acre of park property. That density requirement applied overall and specific areas may be more densely developed, such as to provide for smaller homes; provided, the overall density limitation is not exceeded and provided all other development standards can be met.
(C) Off-street parking. Two off-street parking spaces (at least eight feet wide by 18 feet deep) shall be provided on each mobile home site, or provided in a common parking areas no further than 100 feet from a home it is intended to serve. Additional "visitor" parking shall also be provided within the park at a rate of one visitor space for each mobile home. Additional spaces may be required by the Planning Commission to provide sufficient spaces for nonresident guests who may be expected to attend special functions in a park's multi-purpose building or similar facility.
(D) Street and access way improvement standards.
(1) The primary entrance/exit to a mobile home park shall have a paved width of at least 30 feet and connecting directly onto a public street.
(2) Secondary entrance/exits to the park may be 24 feet in width and also paved.
(3) Exterior streets abutting a mobile home park which are not unproved to city standards shall be unproved for at least half the street's width and in accordance with specifications provided by the City Engineer.
(4) Interior streets shall have a minimum paved width of 20 feet to accommodate two ten-foot wide lanes. No on-street parking shall be provided or permitted. Visitor parking shall be accommodated in separate parking lots.
(5) All roadways shall be paved with crushed rock base and asphalt concrete surfacing, in accordance with the City Engineer's specifications.
(E) Pedestrian walkways. Pedestrian walkways connecting various park areas or service/recreational building shall be separated from vehicular traffic and surfaced with either asphalt or concrete to current UBC thickness of at least two inches and to a width of at least four feet. Other walk surfacing options may be approved by the Planning Commission for good reason.
(F) Bikeways. If bikeways are developed at the discretion of the developer, or required by the city, the bikeway shall be designed to link with other bikeways in the area and constructed to specifications provided by the City Engineer.
(G) Perimeter setbacks. All mobile homes and park buildings shall be located no closer than 20 feet from any property line that abuts a public street or future public street, and no closer than ten feet from any park property line.
(H) Utilities.
(1) All major utilities shall be installed underground, unless granted a variance to that requirement by the Planning Commission because of site limitations, such as soils, terrain and the like.
(2) Each mobile home site shall be connected to the public sewer system.
(3) Each mobile home site shall be provided with sufficient potable water for a typical residential use.
(4) Each mobile home shall have an electrical connection with service adequate for cooking and other typical household appliances.
(5) Fire hydrants shall be provided within the park to conform to applicable Fire Code requirements.
(6) Public telephone service shall be available within the park.
(7) Vehicular and pedestrian ways shall be adequately lighted for nighttime use.
(I) Drainage. The mobile home park shall be well-drained and any necessary drainage facilities or improvements shall be included on the site development plan and approved by the City Engineer. Drainage improvements shall take into consideration the soil, ground water, topography, vegetation and other local features to ensure that hazards will be minimized and that water will not be directed from the site onto adjacent properties.
(J) Recreation areas.
(1) A minimum of 6% of the total gross area of the mobile home park site shall be developed for recreational uses.
(2) Recreational areas may be in one or more locations throughout the park, but in no case shall a required recreational area be smaller than 2,500 square feet, or have a dimension of less than 25 feet. Linear facilities such as bikeways or pedestrian paths may be included in the area calculations, even though they do not meet the minimum width requirements.
(3) Recreational areas shall be provided for the use of park residents and may include usable open space lawn areas, play fields, playgrounds, swimming pools, community gardens, recreational buildings or other appropriate facilities.
(4) Areas of the park that are utilized for streets, parking and mobile home sites may not be counted as part of the recreation area requirement.
(K) Landscaping and fencing.
(1) A solid sight-obscuring fence or masonry wall six feet in height shall be constructed along all park property lines with the exception of the public street frontages. An exception may also be made by the planning Commission when the park abuts another mobile home park and when it is clear that there will be no adverse impact caused by not having a solid fence or wall between the two parks.
(2) Fencing within the mobile home park may be allowed at the discretion of the park management, but with the following height restrictions.
(a) Maximum fence height shall be six feet from grade.
(b) Maximum fence height within ten feet of any street shall be limited to 42 inches for safety and traffic visibility and to promote an open feeling along the roadways within the park.
(3) All areas of a mobile home park that are undeveloped or that are not otherwise set aside for natural resource preservation or other specific purpose shall be landscaped and continuously maintained in a neat and attractive manner.
(4) The planting of deciduous trees for summer shade and winter sun is encouraged and a minimum of one tree per mobile home site (space) shall be included on the site development plan and planted at the time of other landscaping improvement. At least one tree per site is preferred, but trees may be clustered or located in common or other open space areas as well.
(L) Site development standards. The following shall apply to each individual home site (space) within the park:
(1) Within mobile home parks, mobile homes are not required to be recessed or "in-ground set". However, an alternative foundation or skirting shall be installed around the base of the mobile home for aesthetic purposes and also to provide additional insulation for the home. Skirting shall be of a material and color that is same as or compatible with the mobile home.
(2) A solid foundation area shall be provided for the placement of the mobile home. This area shall be at least as large as the home itself and shall be unproved with an all-weather surface of asphalt, concrete, crashed rock or other suitable material that will minimize damage that might be caused by shifting, settling unevenly under the weight of the home, frost action, inadequate drainage, vibration, wind or other forces that might affect the structure and its stability. The site shall be inspected by the Building Official prior to placement of the mobile home.
(3) Off-street parking spaces, carports and driveways shall be paved, unless another proposal has been approved by the Planning Commission that will provide an equally suitable surface and will not result in dirt or mud being tracked onto the streets.
(4) Mobile homes shall be installed in accordance with the minimum standards contained in O.A.R. Ch. 814, Division 28, and shall be anchored to the ground in at least three places to reduce the possibility of damage caused by wind, flood, seismic activity or other natural or human-caused disasters.
(5) No mobile home shall be moved onto a mobile home space until a mobile home placement permit has been obtained and the proposed site has been inspected by the Building Official to ensure its strength and stability for the proposed home.
(6) The minimum spacing of mobile homes within the park shall be as follows.
(a) The distance between mobile homes shall, in no case, be less than ten feet end to end or side to side.
(b) Awnings, patio covers and carport roofs and other structures on a mobile home site or space shall be a minimum of three feet from the boundaries of that space and in no case shall be within six feet of any structure located on an adjacent space. Exceptions to this requirement include walkways, open uncovered porches and decks, fences and other structures that extend no more than three feet above grade.
(c) Adjacent mobile homes and park buildings shall be located no closer than 20 feet from any property line that abuts a public street or future public street and no closer than ten feet from any other park property line.
(d) All mobile homes shall be placed a minimum of 14 feet apart whenever a flammable or combustible fuel storage vessel, such as a propane tank, is located on or between the dwellings.
(e) A mobile home shall be no closer than ten feet to any park building and at least 20 feet from any swimming pool.
(f) All mobile homes and other structures shall be set back a distance of at least ten feet from all interior streets.
(Ord. 225, passed 10-20-1994, § 18.7)