A. Manufactured Housing/Mobilehome Parks:
1. Purpose: This subsection provides for the establishment, location, design, and improvement of mobilehome parks.
2. Applicability:
a. Where Allowed: The development standards provided in this chapter shall apply to the establishment or enlargement of mobilehome parks in zoning districts where allowed in compliance with this article 2.
b. State Law: The requirements of this chapter shall include the provisions of the mobilehome parks act 1 and the applicable mobilehome parks regulations adopted by the state department of housing and community development (code of regulations, title 25, division 1, chapter 2, section 1000 et seq.). The requirements of this chapter are intended to equal or exceed the requirements of the mobilehome parks act and the mobilehome regulations. The requirements of the mobilehome parks regulations shall be incorporated as part of this chapter and compliance with the regulations shall be required.
3. Enforcement Authority: The California department of housing and community development shall enforce state law and regulations that apply to the maintenance, use, occupancy, sanitation, and safety of mobilehome parks or that apply to permits to operate them.
4. Development Standards:
a. Locations: Mobilehome parks/manufactured home land lease communities shall be located where allowed in compliance with this article 2 and in compliance with state law.
b. Parcel Size And Density: The minimum parcel sizes and density standards for mobilehome parks shall be as indicated in section 9.07.050, table 2-4, "Residential Zoning Districts Development Standards", of this article 2.
c. Drainage And Flood Hazard: A mobilehome 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 mobilehome park.
d. Streets And Highways: The review authority may require additional dedication and improvements on streets and highways abutting the proposed mobilehome 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 mobilehome park shall contain a minimum area of one thousand two hundred (1,200) square feet with a minimum width of thirty feet (30') fronting on a driveway, provided that:
(1) Parcels larger than the above minimum sizes may be required by the commission where it is determined that the larger parcel size will be:
(A) Consistent with the general pattern established by mobilehome parks in the vicinity, or
(B) Necessary to accommodate manufactured home sizes as stated in the mobilehome 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 thirty feet (30') with a minimum twenty five foot (25') driveway frontage.
f. Required Separation Distances: Mobilehomes shall be located so they are at least ten feet (10') apart from side to side, eight feet (8') apart from side to rear, six feet (6') apart from rear to rear, and ten feet (10') from a structure, except for accessory structures used as private toilets or baths for exclusive use of the occupant of the mobilehome site. Mobilehome hitches shall face the access driveway.
g. Minimum Side And Rear Setbacks: The combined side setbacks of a mobilehome parcel shall total a minimum of ten feet (10'); provided, however, that a mobilehome shall not be closer than three feet (3') to a side or rear parcel line. Where mobilehome lots abut side or rear setbacks as defined in subsection A4i, "Perimeter Setbacks", of this section, setback areas may be included as a part of the perimeter setback.
h. Maximum Coverage: The maximum lot or parcel coverage of a mobilehome parcel shall not exceed seventy five percent (75%) of the total area of the parcel. Coverage shall include any 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 mobilehome park:
(1) Front setback of at least twenty five feet (25') along the public street upon which the mobilehome park fronts. This setback shall extend across the entire width of the park.
(2) Side setbacks of not less than five feet (5') along each side boundary line of the mobilehome park.
(3) A rear setback of not less than ten feet (10') along the rear boundary line of the mobilehome park.
(4) Greater setbacks may be required at the discretion of the commission where greater setbacks are necessary due to topographic conditions, grading, drainage, or protection of adjacent property.
(5) No part of a mobilehome shall be located within a required perimeter setback area.
j. Circulation: Roads within mobilehome 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 thirty four feet (34') in width if car parking is allowed on one side of the road and not less than forty two feet (42') in width if parking is allowed on both sides.
(2) Road widths shall be limited to thirty four feet (34') when parcels are located on only one side of the road. Road widths of thirty four feet (34') shall be required to provide for parking on both sides shall be necessary when parcels abut the road on both sides.
(3) The entire width of the roads within mobilehome parks shall be surfaced with a minimum of two inch (2") thick asphalt concrete, mix, or other material as approved by a soils report.
k. Parking: Two (2) parking spaces shall be provided on each mobilehome parcel, one of which shall be covered. 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 (10) mobilehome parcels, or fraction of ten (10), within the mobilehome park. Each parking space shall be ten by twenty feet (10 x 20') in size plus the additional area for adequate ingress and egress. Tandem parking is allowed.
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 mobilehomes. Collector walkways serving utility structures, playgrounds and other general areas shall be at least four feet (4') in width and individual entrance walks to each mobilehome site shall be at least three feet (3') 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 (6') in height shall be erected and maintained along each side and rear boundary of a mobilehome 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 chainlink metal construction or wrought iron with an evergreen hedge planted on the side facing the mobilehome 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 paragraph.
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 mobilehome park.
o. Storage Areas:
(1) Common storage areas shall be provided with an enclosed fenced area for the residents of the mobilehome park for the storage of licensed recreational vehicles, trailers, travel trailers, and other licensed vehicles. The storage area shall contain a minimum of fifty (50) square feet for each mobilehome parcel in the mobilehome park.
(2) Storage on a mobilehome parcel shall comply with the provisions of title 25, division 1 of the California code of regulations.
5. Bonds To Guarantee Improvements: If all improvements required as a condition of approval of a mobilehome park are not satisfactorily completed at the time a certificate of occupancy is requested, the owner or owners of the mobilehome park shall, before the issuance of the permit, enter as contractor into an agreement with the town guaranteeing that the required work will be accomplished. The form and amount of security shall be determined by the director.
6. Public Address Systems: Public address systems or loudspeakers shall not be allowed if audible outside the boundaries of the mobilehome park.
7. Modifications In Design: Where a mobilehome 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.
a. Park designs utilizing duplex or cell type groupings of mobilehome parcels or other modified designs may be approved under the provisions of this section.
b. Modifications of the above standards of design may be approved under the provisions of this section for mobilehome 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 mobilehome parks act 2 and the applicable mobilehome parks regulations adopted by the state department of housing and community development (code of regulations, title 25, division 1, chapter 2, section 1000 et seq.).
B. Recreational Vehicle Parks:
1. Purpose: The purpose of this section is to provide general standards applicable to recreational vehicle parks to provide compatibility with adjoining properties.
2. General Standards:
a. All recreational vehicle parks shall contain a minimum of ten (10) acres.
b. Length of occupancy for any recreational vehicle shall not exceed one hundred twenty (120) continuous days or one hundred eighty (180) days in any one year period.
c. Each site/space shall be of a size and shape that will provide reasonable area for the parking of the recreational vehicles next to the utility connections and for the parking of another vehicle side by side.
d. Each site/space in the park shall be identified with an individual number in logical sequence and shown on the approved site plan for the park.
e. A six foot (6') high masonry wall or approved equivalent fencing shall be constructed along all exterior property lines to protect the existing or future use of the adjacent property. Fencing along any street frontage may consist of a six foot (6') high decorative wrought iron or masonry wall.
f. Each space shall have direct access to an abutting paved roadway. The roadways within the park shall be paved in accordance with town standards to a width of not less than thirty feet (30') for two-way traffic and a minimum width of not less than twenty feet (20') for one-way traffic. One-way drive aisles must originate and terminate at two-way drive aisles.
g. Roadways shall not be used for parking.
h. All recreational vehicle parks shall be designed to allow for two (2) access points to a public thoroughfare.
i. Each space shall contain a picnic table, barbecue, and at least one shade tree for every two (2) RV spaces.
j. All exterior lighting shall comply with title 8, chapter 8.70, "Outdoor Lighting", of this code.
k. Refuse containers shall be conveniently located throughout the park and contained within a trash enclosure in accordance with town standards.
l. Common recreational area shall be required for all recreational vehicle parks. The recreation area may contain a clubhouse, swimming pool, game courts, and open areas. Open areas may be either designed for active or passive recreation, provided that the slope of the land does not exceed a gradient of ten percent (10%). Grade of ten percent (10%) or more shall be common area, but not counted as recreational area.
m. Each space shall be improved with paving, gravel, or other nonpaved surface as approved by the town.
n. Each recreational vehicle park shall be landscaped in accordance with a landscape plan as approved by the planning division.
o. The facility shall have an on site manager. The manager's living quarters can either be a recreational vehicle or single- family residence.
3. Accessory Uses: The following structures and their uses are permitted in all recreational vehicle parks:
a. Private recreation facilities for the use of the occupants of the park, including, but not limited to, a swimming pool, playground area, putting green, game courts (i.e., tennis, basketball), and other similar recreational facilities.
b. Social and recreational clubhouse.
c. Common laundry facilities.
d. Common shower, bath, and locker room facilities.
e. Snack bar and food store provided this use is fully contained in a social or recreational center (clubhouse) and serving only park guests.
f. Other uses that are similar to those listed above and compatible with the site and surrounding land uses.
g. Recreation vehicle or travel trailer storage area shall be fully screened as approved by the planning commission with fencing not less than six feet (6') in height and shall be clearly designated on the approved site plan.
4. Prohibited Uses:
a. Except for park owner or park management personnel as allowed under subsection B2o of this section, there shall be no permanent residency in a recreational vehicle park.
b. The on site sale of propane is permitted subject to fire department review and approval.
c. Except as otherwise expressly provided herein, no part of the park shall be used for any business, commercial, manufacturing, retail, vending purposes, unless those activities are approved under the CUP or separate permit.
5. Setback Requirements:
a. When the park is within the RM-10 and RM-14 land use district, the social and recreation (clubhouse) building shall maintain the following setbacks:
(1) One hundred foot (100') setback from all interior property lines of the park.
(2) Fifty foot (50') setback from all streets.
(3) All other accessory structures shall maintain the required building setbacks of the land use district.
b. When the park is within the C-G and I land use districts, the social and recreation (clubhouse) building shall maintain the following setbacks:
(1) Fifty foot (50') setback from all interior property lines of the park.
(2) Fifteen feet (15') from all street frontages.
(3) All other accessory structures shall maintain the required building setbacks of the land use district.
c. A minimum ten foot (10') landscape setback shall be maintained along all street frontages.
d. When a park is adjacent to a residential land use district, a minimum twenty five foot (25') wide landscape buffer shall be provided between the spaces and the property line.
e. When a park is adjacent to a commercial or industrial land use district a minimum ten foot (10') wide landscape buffer shall be provided between the space and the property line.
6. Findings For Projects In The Multi-Family RM-10 And RM-14: Before taking any action to approve a project in the RM land use district, the planning commission or council shall find that the proposed recreational vehicle park conforms to the following criteria:
a. Location and design be consistent with the goals and policies of the general plan and other applicable goals and policies.
b. The RV park is compatible with the surrounding land uses and does not negatively impact the surrounding neighborhood. (Ord. 253, 12-16-2014)
Notes
| 1 | 1. HSC § 18200 et seq. |
| 2 | 1. HSC § 18200 et seq. |