Chapter 19.18 — MHP MOBILEHOME PARK OVERLAY DISTRICT

The purpose of the MHP mobilehome park overlay district is to:

(A) Recognize the importance of existing mobilehome parks as a valuable city resource providing affordable housing and stable communities, protected from speculative pressures to convert to other land use types;

(B) Provide appropriate areas for residential mobilehome park development that are consistent with the general plan and with standards of the public health and safety as established by state or city code;

(C) Ensure adequate light, air, privacy and open space for each dwelling, and protect residents from the harmful effects of excessive noise, population density, traffic congestion and other environmental effects;

(D) Achieve design compatibility with surrounding neighborhoods and promote and encourage orderly residential development with appropriate physical amenities.

(Ord. 2001-02 § 1, 2001.)

(A) Permitted Uses. The following uses may be allowed in the MHP overlay district through approval of a design permit (Chapter 19.41):

(1) Mobilehome park, defined as a site developed for the long-term placement of mobilehomes that are certified under the National Manufactured Housing Construction and Safety Standards Act of 1974;

(2) Accessory structures and recreational facilities related to mobilehome parks;

• (3) Caretaker's quarters.

(B) Conditionally-Permitted Uses. The following uses may be allowed in the MHP overlay district through approval of a conditional use permit (Chapter 19.42):

• (1) Mobilehome subdivision;

(2) The permitted and conditionally-permitted uses allowed by this title for the underlying base zone district.

(C) Mobilehome Park Conversion. All requests to convert a mobilehome park or subdivision to another land use requires a rezoning to eliminate the overlay district and compliance with the city's mobilehome park conversion ordinance.

(Ord. 2001-02 § 1, 2001.)

(A) Project Area. A site proposed for a mobilehome park or subdivision shall be a minimum of ten acres.

• (B) Density and Site Area.

(1) The minimum and maximum overall density of a mobilehome park or subdivision shall conform to the site's general plan land use designation and the underlying base zone district.

(2) Individual mobilehome sites or lots shall have a minimum area of three thousand six hundred eighty square feet.

(C) Site Width. Individual mobilehome sites or lots shall have a minimum width of forty-six feet.

(D) Perimeter Buffer Area. A landscaped area with a minimum width of twenty feet shall be maintained along the exterior boundaries of a mobilehome park or subdivision site as a buffer between the mobilehome units and the adjoining property, except when located adjacent to any public roadway, where a landscaped buffer area with a minimum width of thirty feet of shall be maintained.

(E) Minimum Yards.

(1) Side and Rear Yards. A five-foot minimum setback from the outer edge of any structure or mobilehome to the mobilehome side or rear space or lot line shall be maintained.

(2) Front Yard. A fifteen-foot minimum setback from the outer edge of any structure or mobilehome to the mobilehome front space or lot line shall be maintained.

(3) Cornices, eaves, canopies, fireplaces and other similar architectural features, but not including any flat wall or window surface, may extend up to two feet into any yard. No other encroachments shall be permitted.

(F) Maximum Height. The maximum height in the MHP overlay district shall be twenty-five feet and structures shall be limited to one story.

(G) Common Areas. Common areas shall be provided within a mobilehome park or subdivision for recreation and other activities. The size and type of facilities required will be based on project size and location.

(H) Circulation and Parking. All streets, access drives, parking bays and connection to public roads shall be in accordance with plans reviewed and approved by the city engineer.

• (1) Access.

(a) All mobilehome spaces shall be served from internal private streets within the mobilehome park or subdivision, and there shall be no direct access from a mobilehome space to a public street or alley.

(b) Private streets shall have a clear and unobstructed access to a public thoroughfare.

• (2) Street Widths.

(a) The minimum width for any street within a mobilehome park shall be no less than twenty-five feet.

(b) No interior street shall be less than thirty-two feet in width, curb to curb, if parking is allowed on one side and not less than forty feet in width if parking is allowed on both sides.

(3) Pedestrian Circulation. Sidewalks and pedestrian pathways shall be incorporated into the park design to allow normal circulation patterns to take place between adjacent parcels and common areas.

(4) Parking. Parking shall be provided in accordance with Chapter 19.21, Parking and Loading.

(I) Boat and Trailer Storage.

(1) All pleasure boats, trailers, campers and motor coaches shall be stored in an approved area set aside for such storage.

(2) Such areas shall be screened from view and shall provide a minimum of one boat or trailer space for every five mobilehome sites.

(3) Such storage shall not be allowed on any street or individual mobilehome space.

• (J) Landscaping.

(1) A detailed landscaping plan shall be submitted for consideration with each application for a mobilehome park or subdivision, in accordance with Chapter 19.22, Landscaping and Screening. All open areas except driveways, parking areas, walkways, utility areas, decks, patios and porches shall be landscaped and maintained.

(2) Substantial trees shall be planted throughout the mobilehome park or subdivision, and one street, of a variety approved by the planning commission, shall be provided on each lot. Specimen trees of not less than five-gallon container size or one inch in trunk diameter shall be planted.

(K) Utilities.

(1) All utilities in a mobilehome park or subdivision shall be installed underground.

(2) Individual exposed antennas are not permitted. Each mobilehome park or subdivision shall utilize a master antenna system.

• (L) Fences.

(1) The approving authority may require that the park or subdivision property be enclosed at the rear and sides by a six-foot fence and/or thick screen planting for control of view, light, sound and adequate security.

(2) Fences up to six feet in height may be permitted in the front setback area provided an average setback of ten feet from the street property line is observed and the area between the fence and property line is well landscaped and maintained. The height of fencing and landscaping located at intersections of streets, driveways and pedestrian walkways may be limited to provide clear lines of sight.

(M) Other Standards. Additional development standards may be prescribed as conditions of approval when such requirements are determined to be necessary to ensure the protection of the character of neighboring properties, the compatibility of land uses, and the health and safety of mobilehome development occupants and other city residents.

(N) Continued Maintenance. All recreation facilities, common open spaces, common area landscaping, perimeter walls and streets/driveways established under permits approved prior to adoption of this chapter shall be maintained and repaired

on an ongoing basis to ensure that such facilities serve the purpose intended under the original or subsequent permit approvals.

(Ord. 2001-02 § 1, 2001.)

(A) Mobilehome park or subdivision signs shall be limited to one twenty-four square foot sign per major entrance, not to exceed a height of six feet.

(B) Each mobilehome park or subdivision shall maintain a directory sign showing the location and house number of each unit.

(C) Signs shall be subject to the permit procedures and standards set forth in Chapter 19.23, Sign Regulations, except as noted herein.

(Ord. 2001-02 § 1, 2001.)

(A) "Senior mobile home park" is a mobile home park in the city located within the MHP mobile home park overlay district in which at least eighty percent of the spaces are occupied by or intended for occupancy by at least one person who is age fifty-five or older.

(B) Coterminous with the existing zoning for mobile home park residential is the senior mobile home park overlay zone (MHP-S).

(C) Mobile home units in a mobile home park in the senior mobile home overlay zone shall be occupied only consistent with the definition of senior mobile home park in subsection A of this section so that at least eighty percent of spaces and mobile home units are rented and occupied by at least one person who is age fifty-five or older. The age restriction stated herein does not apply to or affect ownership of mobile home units, but is an occupancy requirement.

(D) The signage, advertising, park rules and regulations, and leases for spaces or units in mobile home parks in the senior mobile home park overlay zone shall state the park is a senior park, or "housing for older persons," which at a minimum is consistent with the definition in subsection A of this section.

(E) Senior mobile home park owners and/or their management personnel shall submit biennial verification of occupancy to confirm their status as a senior mobile home park, through survey or affidavit, in a form to be determined by the city planning director, which shall be consistent with the survey or affidavit that satisfies the Federal Fair Housing Act regulations and which the city planning director, or designee, shall review and certify.

(F) Failure to submit the verification required by this section or failure of the verification to confirm a mobile home park within the senior mobile home park overlay zone meets the definition in subsection A of this section shall constitute a violation of the city's zoning ordinance, subject to enforcement in the manner and form provided for in the American Canyon Municipal Code.

(Ord. 2010-01 § 1, 2010.)