Big Bear Lake Municipal Code Ch. 15.60 Installation of Mobilehomes

The purpose of this chapter is to provide for the installation of mobilehomes on fixed foundation systems in residential areas of the city, and the removal of such mobilehomes therefrom, and to regulate the location and use of trailer coaches and commercial coaches for residential, office and commercial use within the city, in a manner compatible with state law and the health, safety and welfare of the citizens of the city.

(Ord. 82-63 § 1, 1982)

As used in this chapter, the following words and phrases shall have the meanings indicated:

A. "Approved foundation system" means a foundation system for a mobilehome which has been approved by the California State Department of Housing and Community Development.

B. "Commercial coach" means a structure transportable in one or more sections, designed and equipped for human occupancy for industrial, professional or commercial purposes.

C. "Mobilehome" means a structure transportable in one or more sections, designed and equipped to contain not more than two dwelling units, as defined in the California Health and Safety Code, Section 18005.5, to be used with or without a foundation system. Mobilehome does not include a recreational vehicle, commercial coach or factory-built housing, as defined in the California Health and Safety Code, Section 19971.

D. "Mobilehome accessory building or structure" means any awning, portable, demountable or permanent cabana, ramada, storage cabinet, carport, fence, windbreak, porch or garage established for the use of the occupant of a mobilehome.

E. "Removal of a mobilehome" means the physical removal of a mobilehome from the foundation upon which it was established and shall include, without limitation, the unattaching of the mobilehome from the foundation system, except for temporary purposes of repair or improvement to the mobilehome or the foundation system.

F. "Temporary use" means a use for a period not to exceed twelve months.

G. "Trailer coach" means a vehicle, other than a motor vehicle, designed for human habitation or human occupancy for industrial, professional or commercial purposes, for carrying property on its own structure, and for being drawn by a motor vehicle.

(Ord. 82-63 § 2, 1982)

No person shall locate, install, occupy or use a mobilehome on lots zoned for single-family dwellings within the city after the effective date of the ordinance codified in this chapter without first having complied with the provisions of this chapter.

(Ord. 82-63 § 3, 1982)

Mobilehomes which have been certified under the National Mobile Home Construction and Safety Act of 1974 (42 U.S.C. § 5401, et seq.) which are installed upon an approved foundation system shall be permitted on all lots within the city which are zoned for residential use, upon compliance with all of the terms and conditions established by this chapter.

(Ord. 82-63 § 4, 1982)

Prior to the installation of a mobilehome on an approved foundation system, the owner or a licensed contractor shall obtain a building permit from the city.

(Ord. 82-63 § 5, 1982)

No building permit for the installation of a mobilehome on an approved foundation system shall be issued until the city has received the following:

A. Written evidence acceptable to the city that the mobilehome owner owns or holds title to or is purchasing the real property where the mobilehome is to be installed on an approved foundation system. A lease held by the mobilehome owner which is transferable, for the exclusive use of the real property where the mobilehome is to be installed, shall comply with this subsection if the lease is for a term of thirty-five years or more from the date of application for the building permit required by this chapter and the term of the lease is not revocable at the discretion of the lessor except for cause, pursuant to Section 1161 of the California Code of Civil Procedure;

B. Written evidence acceptable to the city that the registered owner of the mobilehome owns the mobilehome free of any liens or encumbrances or, in the event that the legal owner is not the registered owner, or liens and encumbrances exist on the mobilehome, written evidence provided by the legal owner and any lienor or encumbrancer that such legal owner, lienor or encumbrancer consents to the attachment of the mobilehome to the foundation upon the discharge of any personal lien, which may be conditioned upon a satisfaction by the registered owner of the obligation secured by the lien;

C. Plans and specifications for the mobilehome foundation system, which disclose that the mobilehome foundation system has been approved by the California Department of Housing and Community Development;

D. A true copy of the mobilehome manufacturer's installation instructions, or in the absence of the manufacturer's instructions, plans and specifications signed by a California licensed architect or engineer describing the method for installation of the mobilehome upon the proposed approved foundation system;

E. Plans, specifications and other documents describing the location and manner of construction of all mobilehome accessory structures demonstrating that such mobilehome accessory structures will be located and constructed in compliance with all city ordinances, regulations and building codes which would be applicable if such accessory structures were associated with a conventional single-family residence constructed on the same lot;

F. Written evidence acceptable to the city that the mobilehome complies with all federal and state standards applicable to mobilehomes used as permanent residences; and

G. Written evidence that the mobilehome tie downs comply with all appropriate provisions of California statutes and regulations.

(Ord. 82-63 § 6, 1982)

No building permit shall be issued unless the applicant demonstrates to the city's satisfaction that the applicant has complied or will comply with the following criteria:

A. The mobilehome shall have a minimum width of twenty feet, excluding garages, porches, patios, eaves, cabanas and pop-outs, if the lot upon which the mobilehome is placed has a width of thirty feet or more.

B. If the mobilehome is to be placed upon a lot having a width of twenty-five feet, the mobilehome shall be a maximum width of nineteen feet including pop-outs and expansions.

C. The siding material of the mobilehome shall consist of stucco, wood, brick, stone or synthetic material of similar appearance and equivalent durability compatible with the residences in the neighborhood surrounding the lot on which the mobilehome is to be placed.

D. The exterior material covering the mobilehome shall extend to the top of the approved foundation, provided, however, that skirting materials customarily used in conventional residential structures may be used between the bottom of the mobilehome and the top of the approved foundation.

E. The roof of the mobilehome shall have eave and gable overhangs of not less than one foot, measured from the vertical side of the mobilehome, provided, however, that smaller eave and gable overhangs may be permitted if such smaller overhangs are customarily found on conventional residential structures located in the neighborhood in which the mobilehome is to be placed.

F. The gross floor area of the mobilehome shall not be less than five hundred square feet.

G. Except as otherwise provided by state law or this chapter, the mobilehome shall comply with all building and development standards to which a conventional single-family residence on the same lot would be subject, including, but not limited to, building setback standards, side and rear yard requirements, standards for enclosures, access, vehicle parking, minimum roof live loads, wind and seismic loads, other special environmental standards, and architectural and aesthetic requirements and minimum square footage requirements.

H. The roofing material and design of the mobilehome shall conform to the standards which would be applicable to a conventional single-family residence constructed on the same lot.

I. The pitch of the roof of the mobilehome shall conform to the standards which would apply to a conventional single-family residence constructed on the same lot. In no case shall the pitch be lesser than two inches to twelve inches.

J. The appropriate building permit fees shall be paid for each mobilehome pursuant to the current fee schedule.

(Ord. 82-63 § 7, 1982)

Prior to the use or occupation of a mobilehome on an approved foundation system, the owner of such mobilehome shall obtain a permit to occupy such mobilehome from the city. The city may, at all reasonable times, inspect the premises, accessory structures, foundation, the method of installation of the mobilehome upon the foundation system, and all other facts and circumstances necessary to insure that the installation of the mobilehome upon an approved foundation system complies with applicable state and city statutes, ordinances and regulations. The city shall issue to the owner an occupancy permit if appropriate inspections disclose to the city's satisfaction that the conditions of the building permit, and all applicable statutes, ordinance and regulations have been fulfilled.

(Ord. 82-63 § 8, 1982)

A mobilehome which has been installed upon an approved foundation system pursuant to this chapter shall not be detached or removed therefrom unless a permit therefor has first been obtained from the city. The applicant for such a permit shall demonstrate that:

A. All persons having any right, title or interest in or to the mobilehome or the real property upon which it is located have consent to the removal thereof, and

B. After the removal of the mobilehome, the property upon which it was located will be placed in a condition such that it will not constitute a nuisance, or be detrimental to the health or welfare of the citizens of the city.

(Ord. 82-63 § 9, 1982)

Trailer coaches and commercial coaches shall be permitted as a temporary use as authorized by Section 87.1702 of the city development code, provided a permit therefor has first been obtained from the city planning commission. No such permit shall be issued for a period exceeding twelve months. Extension of time for such uses may be granted by the planning commission, but in no event shall the total period of use of a trailer coach or a commercial coach exceed eighteen months.

(Ord. 82-63 § 10, 1982)