Camarillo Municipal Code § 19.18.190 Landscaping

In order to assure a minimum of congestion of persons and property, good traffic flow, appropriate private and public open space and recreation areas, and protect the public safety, health and welfare, it is necessary to set forth specific development standards and conditions under which mobilehome parks and subdivisions may be permitted.

The design of mobilehome parks is to be guided by the standards of this chapter and it is intended to create a variety of unit siting and interesting street patterns. Mobilehomes should be placed utilizing the latest in siting techniques including variable front setbacks, various parking arrangements and unique open space to take advantage of the natural terrain and setting while affording individual privacy.

(Ord. 474 § 4 (part), 1980: Ord. 274 § 1 (part), 1974.)

In the MHPD zone, the following uses are permitted in accordance with the property development and performance standards set forth in Chapter 19.14, R-1 Zone:

A. Agriculture and accessory uses, but no poultry or animals may be raised or kept except as are otherwise permitted by Chapter 19.14. A dwelling may be used only as a residence for agricultural workers employed on the farm where the dwelling is located;

B. Dwelling, one-family conventional detached unit per parcel subject to R-1 zone setbacks, including employee housing accommodations for six or fewer employees;

C. Temporary storage: while any building project is under construction or sixty days thereafter, the property and the project may be used for the storage of materials used in the construction of the individual buildings in the project and for the contractor's temporary office which may be placed on the adjoining property with the approval of the property owner;

D. Public schools;

E. Public parks, playgrounds and community centers owned by a public agency;

F. Governmental facilities, including fire stations, excluding detention facilities;

G. Cottage food operations as set forth in Chapter 19.74.

(Ord. 512 § 5, 1982; Ord. 474 § 4 (part), 1980: Ord. 274 § 1 (part), 1974.)

(Ord. No. 1079, § 4(Exh. B), 9-25-2013; Ord. No. 2008, § 4(Exh. A), 4-12-2023)

The following uses may be permitted in MHPD zone if a conditional use permit is obtained in the manner provided in Chapter 19.62 and such use conforms to every term and condition of the permit. A permit for any of these uses may be granted if the applicant produces sufficient proof that the use will not be injurious or detrimental to the public health, safety or welfare, or the property in the vicinity or zone in which the use will be situated, or that such effects will be prevented with the imposition of conditions, and that the requirements of Chapter 19.62 are satisfied:

A. Mobilehome parks with notice pursuant to Health and Safety Code Section 18300.1;

B. Mobilehome subdivisions;

C. Natural resources, development of, including necessary structures and appurtenances. Development of water resources shall be limited to the following:

1. The drilling and operation of water wells on lots which are principally used for agriculture and are forty acres or larger. The water produced shall be used only for the lot on which the well is located,

2. The drilling and operation of water wells and distribution of water therefrom by any mutual water company to the persons and properties which it serves;

D. Churches;

E. Public utility buildings and structures;

F. Golf courses (excluding miniature), tennis clubs, swim clubs, including clubhouses and accessory restaurants;

G. Temporary agricultural stands in accordance with Chapter 19.62.

(Ord. 512 § 10 (part), 1982; Ord. 474 § 4 (part), 1980: Ord. 274 § 1 (part), 1974.)

This chapter contains the minimum standards for location and development of mobilehome parks. These standards apply to mobilehome subdivisions, except where a contrary intent is expressed; and, where applicable, to modular homes situated within mobilehome parks and mobilehome subdivisions. They are in addition to the requirements of state law which govern mobilehomes.

(Ord. 474 § 4 (part), 1980: Ord. 274 § 1 (part), 1974.)

A. Consideration shall be given to whether the proposed location of a mobilehome park will be an asset to the city, will contribute to the well-being of the community in general, will lend itself to the overall design of the general area, will comply with applicable governmental regulations and will be consistent with the general plan.

B. Mobilehome parks may be located adjacent to a primary street but no part of any mobilehome park shall be closer than two hundred feet to any freeway frontage road or any freeway right-of-way line.

C. Consideration shall be given to proximity to parks, churches, shopping facilities and other residential support facilities.

(Ord. 474 § 4 (part), 1980.)

All improvements placed in the park whether on individual sites or in common areas shall be made and provided in accordance with applicable city standards, specifications, and conditions.

(Ord. 474 § 4 (part), 1980.)

A mobilehome park shall have a usable area of not less than ten acres and a length and width of not less than one hundred fifty feet. The length and width requirements may be increased or modified by the planning commission in keeping with good planning practices and the natural topography of the area, as deemed appropriate and desirable.

(Ord. 474 § 4 (part), 1980).

The maximum density for a mobilehome park shall be seven units per net acre.

(Ord. 474 § 4 (part), 1980.)

The minimum lot size within a mobilehome park shall be four thousand square feet (excluding private streets, guest parking, recreational areas, etc.). The average lot size within a mobilehome park shall be four thousand three hundred square feet.

(Ord. 474 § 4 (part), 1980.)

Minimum lot depth shall be eighty feet or greater, as established by the planning commission.

(Ord. 474 § 4 (part), 1980.)

A. Mobilehome pads shall be prepared and mobilehomes sited in one of the following ways:

1. By excavating and lowering the mobilehome onto the pad so that the height of the mobilehome floor is no greater than one foot above the surrounding finished grade and subsequently skirting it entirely with masonry blocks or concrete; or

2. By grading the pad so that at least fifty percent of the perimeter of the mobilehome abuts an earthen berm or concrete slab no more than six inches below the finished grade of floor of the mobilehome when installed and the remainder of the perimeter is skirted with masonry block or concrete.

B. A concrete patio area two hundred square feet minimum or porch structure shall be provided on each individual mobilehome lot adjacent to the entrance to the mobilehome.

(Ord. 474 § 4 (part), 1980.)

A. Each mobilehome lot shall have access directly to a private or public street.

B. A concrete walkway extending from the private or public street to the mobilehome entrance shall be provided on each mobilehome lot.

(Ord. 474 § 4 (part), 1980.)

Minimum lot width shall be fifty feet or greater, as established by the planning commission.

(Ord. 474 § 4 (part), 1980.)

A. There shall be no more than one mobilehome per lot.

B. No mobilehome shall be located closer than twenty feet to a mobilehome park property line adjacent to a public right-of-way.

C. No mobilehome shall be located closer than fifteen feet to a mobilehome park property line other than a property line adjacent to a public right-of-way.

D. No mobilehome shall be located closer than twenty feet to any recreation or community building, or closer than fifteen feet to any laundry, service, or other permanent building.

E. The maximum lot coverage for individual mobilehome lots shall be seventy-five percent.

F. No mobilehome, carport, awning or covered patio may be located closer than ten feet to any front or side street. A variable front setback shall be used in park design and shall be shown on the setback site plan to be approved by the planning commission.

G. No mobilehome, carport, garage, awning, covered patio, cabana or accessory building shall be closer than five feet to a side or rear lot line, nor within ten feet of any other mobilehome.

H. All exterior metal used on the carports and porches must blend harmoniously with coach. The design shall be consistent with park design standards, color and style. Carports and patios must be coordinated with the coach. Wrought iron railings, wood posts and wood beams are acceptable.

I. The exterior colors of all mobilehomes shall be in earth tones (browns, beiges, dark greens and grays) and exterior materials shall be wood, masonite, stucco, masonry or aluminum siding which simulates wood, stucco or masonry. Vertical metal skirting shall not be used. Mobilehome roofs and carport and patio roofs shall be wood shingle, composition shingle or sprayed monolithic material of a brown or spanish tile color.

J. All mobilehomes shall have ridged roofs.

(Ord. 474 § 4 (part), 1980.)

A. On-site parking spaces for a minimum of two cars shall be provided on each mobilehome lot. Such spaces may be in tandem (ten feet by forty feet) or side by side (twenty feet by twenty feet). They shall be surfaced with concrete. There shall be no utility equipment, posts or trash containers within this area. The use of side by side parking within garages is encouraged (twenty feet by twenty feet interior dimensions).

B. Off-street parking for guests shall be on the basis of one parking space for each five mobilehome lots or greater number as determined necessary by the planning commission. Such spaces shall be distributed throughout the park. They may be surfaced with concrete or asphaltic concrete.

C. Off-street parking on the basis of one parking space for each three hundred square feet of gross floorspace in the recreational, all purpose, laundry, or community building shall be provided. Such spaces shall be located adjacent to the facility or within a one-hundred-foot radius of the facility.

D. Recreation vehicle parking shall be provided on the basis of one space for five lots or greater if a need exists, as determined by the planning commission. Such parking shall be within areas paved with asphaltic concrete enclosed with six-foot high masonry or block walls with solid view obscuring gates and appropriate landscaping or other screening approved by the planning commission.

(Ord. 474 § 4 (part), 1980.)

A. The mobilehome park shall be surrounded with a six-foot high solid block wall, fence or screening approved by the planning commission. The wall requirement may be waived or modified by the planning commission with consideration given for natural topographical features, open space, golf courses or other factors which make the wall impractical.

B. There shall be no fence or wall over three feet in height and no other visual obstruction within corner cutback areas of all corner lots.

C. The wall, fence, or screening adjacent to any public street frontage shall be decorative in nature, of a design approved by the planning commission, and shall be set back a minimum of fifteen feet from the right-of-way lane. The resulting fifteen foot area shall be landscaped.

D. A maximum three-foot-high fence may be permitted along side and rear lot lines.

E. No fence or wall shall be permitted within the front yard setback.

F. Notwithstanding the provisions of subsections A and D of this section, director of planning and community development may approve an increase in the height of a wall or fence of up to eight feet on that side of any parcel in this zone adjoining a primary arterial or eight feet on that side of any parcel in this zone adjoining a secondary arterial; provided, that the director finds that the wall and the landscaping surrounding the wall will be:

1. Compatible with surrounding land uses;

2. Consistent with the city's general plan;

3. In compliance with all city ordinances and policies; and

4. Consistent with and not detrimental to the public health, safety and welfare.

The director may impose conditions on approval of the increased height in order to meet these criteria, or as otherwise necessary to assure compliance with the intent and purpose of this title.

(Ord. 594 § 5, 1985: Ord. 474 § 4 (part), 1980.)

All buildings shall be limited to a height of twenty-five feet. Greater heights may be permitted as part of the granting of the conditional use permit.

(Ord. 474 § 4 (part), 1980.)

A. All utilities within the mobilehome park shall be placed underground in accordance with the Underground Utilities Ordinance, Chapter 13.08.

B. Water and sanitary sewer utilities and their appurtenances shall be installed in conformance with the current operations and design manuals of the city and the Camarillo sanitary district.

(Ord. 474 § 4 (part), 1980.)

A. Signs may be erected in accordance with Title 17.

B. A lighted directory sign and map within the park and visible from the park entrance identifying unit locations shall be installed.

(Ord. 474 § 4 (part), 1980.)

A. Recreation, laundry, equipment maintenance buildings shall be located in accordance with the plot plan approved by the planning commission.

B. There shall be no more than two storage cabinets per lot and they shall be of the same material and color as the mobilehome or of a consistent design theme approved by the planning director. The storage cabinets shall not exceed a total of one hundred square feet and shall not be habitable.

(Ord. 474 § 4 (part), 1980.)

A. A carport shall be at least fifty percent open on at least two sides or on one side and one end. If a storage cabinet is located at one end of the carport, this counts as fifty percent of the enclosed area. A cabinet shall not be placed so that it will obstruct doors or windows.

B. Garages may be attached to mobilehomes subject to meeting building, fire and state codes. Garages shall meet all setback requirements.

(Ord. 474 § 4 (part), 1980.)

Landscaping treatment shall be provided on all areas not used for buildings, parking, roadways, pathways or recreational facilities. Existing natural landscaping elements should be retained where possible and integrated into the landscape plan. The landscaping area shall be maintained in a orderly, healthy manner or replaced. Landscaping shall be considered actual planting areas of lawn, trees, planter boxes, shrubs, groundcover or other decorative material as approved by the planning director. Landscaping on individual lots may be done and be maintained by the tenant or property owner. Landscaping shall consist of a combination of trees, shrubs, groundcover with careful consideration given to the eventual size and spread, susceptibility to disease and pests, durability and adaptability to disease, pests, existing soil and climatic conditions. Fountains, ponds, sculpture and decorative screen walls as an integral part of the landscaping scheme are permitted. Landscaping requirements are as follows:

A. The fifteen-foot area between public right-of-way and the perimeter mobilehome park wall shall be landscaped.

B. A five-foot wide landscape area shall be provided for inside the six-foot high wall adjacent to all mobilehome park property lines.

C. Trees shall be planted in landscape areas adjacent to exterior mobilehome park property lines so as to provide a pleasant environment through the provision of color and texture and to prevent a bleak appearance of the visual horizon of the park exterior.

D. As a condition of the granting of a conditional use permit, the mobilehome park owner shall file written permission for the city to enter the premises for the purpose of abating any landscape conditions which the city considers to be blighted. Any costs incurred by the city in correcting such conditions shall be charged to the mobilehome park owner, and, if the city does not receive payment therefor within ten days from the billing date, shall become a lien upon the property, subject to collection on the tax roll.

E. All required landscape areas shall be equipped with subsurface automatically controlled sprinkler system to insure ease of maintenance.

F. There shall be at least one street tree planted for each lot.

G. Detailed landscaping plans shall be submitted in triplicate to the planning department to be approved prior to the issuance of permits of any type. The plans shall be prepared as follows:

1. The plans shall be at a minimum scale of one inch equals thirty feet;

2. The identification of each plant with common and botanical name at the planting area; the number of each and their container size;

3. Permanent watering system including pipe sizes and type and size of all sprinkler heads as well as water requirements for the system;

4. Specification sheet indicating soil preparation, maintenance program for continual maintenance of the landscaping area and any type of guarantee associated with the installation of the landscaping.

H. Common areas within the boundaries of the mobilehome park surrounding the recreation facility, and other common areas, shall be landscaped and shall be maintained by the mobilehome park owner or association.

(Ord. 474 § 4 (part), 1980.)

Refuse and recycling enclosures shall be provided in accordance with the enclosure provisions of Chapter 19.50 and the following standards:

A. When an outdoor refuse and recycling storage area is provided, it shall be easily accessible and enclosed on all sides by a minimum six-foot high decorative brick, concrete block or masonry wall. The opening of the storage area shall be screened by a solid gate of durable wood, metal, or comparable material.

B. The number and general placement of the enclosures shall be as set forth in the MHPD permit and approved by the planning commission.

(Ord. 791 § 3, 1993: Ord. 474 § 4 (part), 1980.)

There shall be a connected pedestrian walkway system within the mobilehome park providing access to the units, recreation areas, and open space. The walks shall be a minimum of four feet in width and in concrete material.

(Ord. 474 § 4 (part), 1980.)

A. All private streets and walkways within the mobilehome park shall be provided with lighting standards spaced at intervals to insure adequate lighting of the park, type of standards to be approved in conjunction with the conditional use permit.

B. The city street lighting policy shall apply. The developer shall annex to the proper districts. The developer shall furnish to the city engineer a metes and bounds legal description and an exhibit map of the development boundaries and annexation agreement.

C. Exterior lighting is permitted subject to the procedures and regulations in Chapter 19.47 of this code.

(Ord. 474 § 4 (part), 1980.)

(Ord. No. 2004, § 6, 1-11-2023)

No air conditioning or mechanical equipment shall be placed on roofs. Equipment shall be placed to minimize noise interference with adjoining lots and shall be screened with a solid fence equal to the height of the equipment.

(Ord. 474 § 4 (part), 1980.)

A. Private streets shall be improved according to specifications of the city engineer. Rolled concrete curbs may be used. Streets shall be graded and constructed to provide adequate drainage facilities. The layout or design of such streets shall provide ample area for movement and turnaround of vehicles, emergency vehicles and mobilehomes. Public streets must meet city standards.

B. Private streets and/or driveways provided within the project shall be in accordance with the following standards:

1. Twenty-six feet curb-to-curb (when parking is provided off street);

2. Thirty-two feet curb-to-curb (parallel parking on both sides);

3. Forty feet curb-to-curb (parallel parking on both sides).

(Ord. 474 § 4 (part), 1980.)

Adequate ramps and equipment to be provided to accommodate the use of the facilities by the handicapped shall include but not be limited to access ramps, restrooms, and drinking fountains.

(Ord. 474 § 4 (part), 1980.)

A minimum of two hundred fifty square feet of area per mobilehome lot shall be devoted to common recreational facilities.

(Ord. 474 § 4 (part), 1980.)

If clothes drying yards are to be provided, they shall be completely screened from view from the exterior of the mobilehome park in a manner approved by the planning director.

(Ord. 474 § 4 (part), 1980.)

A central radio and television antenna system shall be provided, with underground wiring to individual lots and service building.

(Ord. 474 § 4 (part), 1980.)

A. Home occupations and commercial uses shall not be permitted in any mobile home park.

B. Coin-operated devices or appurtenances to provide services to those within the mobilehome park may be provided.

C. Model home displays and sales offices may be used on a temporary basis during initial sales of units or lots in the park subject to posting of appropriate bonds and agreements and zone clearance approval.

D. A park manager's or association office may be established within a community recreation building.

(Ord. 474 § 4 part), 1980.)

Keeping of household pets consisting of small, medium and large birds and small caged rodents for personal purposes is permitted. Not more than two dogs and two cats over the age of four months and ten small birds, four medium birds, and two large birds, with a maximum of ten birds may be kept on any lot. Nothing herein shall authorize the breeding of dogs and cats for commercial purposes. For purposes of this section, more than one litter per year per household shall constitute commercial purposes. No farm animals, peafowl, or pigeons are permitted.

All areas used for the keeping of animals shall be kept in a clean and sanitary condition at all times and shall not cause detrimental or injurious conditions to the public health, safety, or general welfare of any human being.

(Ord. 791 § 4, 1993: Ord. 781 § 6, 1993: Ord. 767 § 10, 1992: Ord. 474 § 4 (part), 1980.)

All street names and lot numbering shall be submitted for approval to the planning department.

(Ord. 474 § 4 (part), 1980.)

Any structure including but not limited to mobilehomes, awning, carport, garage and cabana shall require a zone clearance issued by the planning department and shall comply with the ordinances and approved site plan of the mobilehome park as well as with applicable laws.

(Ord. 474 § 4 (part), 1980.)

A detailed site plan or plans shall be approved in conjunction with the conditional use permit, showing landscaping, streets, walkway, common buildings, common area, recreation vehicle storage area, and lot lines and setback lines for each lot. No structure shall be located in conflict with the setbacks. Construction phasing shall also be shown.

(Ord. 474 § 4 (part), 1980.)

All room additions, carports, patios, porches or other additions shall be shown on the site plan or typical lot plans. The design and materials shall be standardized and be a part of the park or subdivision approval.

(Ord. 474 § 4 (part), 1980.)

If the applicant for a mobilehome park or subdivision conditional use permit submits evidence of good cause for modification of the standards for lot frontage, lot depth, lot width and walls which are set forth in this chapter, the planning commission may grant a conditional use permit which includes such modification, so long as the modification is consistent with the intent of the zone, including but not limited to consideration of such factors as aesthetics, design, topography and other natural features, and open space, and so long as the modification does not result in violation of the standards established by state law.

(Ord. 474 § 4 (part), 1980.)

Application shall be made to the city prior to transferring ownership of a mobilehome park requesting an approval by the planning commission of the transfer and city approval of a new operating permit.

(Ord. 474 § 4 (part), 1980.)

A. All requirements for mobilehome parks shall apply to mobilehome subdivisions, in addition to the requirements listed in this section including but not limited to approval and recordation of a subdivision map.

B. Mobilehome subdivisions shall be developed in accordance with the standards for mobilehome parks which are set forth in this chapter and in state laws.

C. Improvements which are not dedicated to and accepted by the city, and all common areas and facilities, may be constructed only upon full and adequate provision for their preservation and future maintenance in a manner acceptable to the city. This requirement may be satisfied by the following documents, as approved by the city attorney: a declaration of covenants, conditions and restrictions for the subdivision; governing instruments for the owners' association, including, where applicable, articles of incorporation or association, bylaws, a management agreement and rules. Such documents shall establish, with respect to such improvements, common areas and facilities, by what persons or entity they are to be owned and maintained, and the method of financing the same.

(Ord. 474 § 4 (part), 1980.)

A. In order to convert a mobilehome park to a mobilehome subdivision, the subdivider must secure a conditional use permit for that purpose as provided in Chapter 19.62 and planning commission approval of a site plan, as well as complying with Section 19.18.340.

B. Current design and improvement standards shall be satisfied when warranted and practical. But, if the standards in effect at the time of the original mobilehome park approval are found to be presently satisfied and to be adequate for the proposed subdivision, then the same shall suffice for conversion. In instances when neither of the above is found to be applicable, the planning commission may establish requirements which are consistent with the intent of this chapter.

C. The following shall constitute minimal conditions of conditional use permit approval: The city shall examine utility services, and those which it determines to be unsatisfactory shall be repaired. Common areas for recreation, open space, landscaping and other purposes shall be placed in a condition satisfactory to the city. The subdivider shall provide community cable television to all mobilehome lots in accordance with Title 16 of this code.

D. No conditional use permit shall be approved until the subdivider submits evidence of compliance with the requirements of state law regarding such conversion, including but not limited to those set forth in Civil Code Sections 798 et seq. In addition, the following conditions shall be attached to any such permit and documentation of the same shall be submitted to the planning department in order for the permit to become effective:

1. Tenants in the park shall be given notice of an exclusive right to contract for the purchase of their respective lots upon the same terms and conditions that such lots will be initially offered to the general public or terms more favorable to the tenant. The right shall run for a period of not less than sixty days from the date of issuance of a subdivision public report when one is required by the Business and Professions Code, or, where no subdivision public report is required, for a period of not less then sixty days from the date of approval of a tentative tract or tentative parcel map pursuant to the Government Code, unless the tenant gives prior written notice of an intention not to exercise the right.

2. No increase in rents may be made from the date of mailing to tenants of the notice of conversion, so long as the intended conversion is not terminated.

3. Relocation assistance in the amount of one thousand dollars for each mobilehome moved out of the mobilehome park as a consequence of conversion shall be provided by the subdivider to tenants so affected.

(Ord. 474 § 4 (part), 1980.)