Contra Costa County Municipal Code Ch. 84-68 T-1 Mobile Home/Manufactured Home Park District

All land within a T-1 mobile home/manufactured home park district may be used as provided in this chapter.

(Ords. 80-74 §3, 68-30 § 2, 67-39 § 1; prior code § 8168).

Article 84-68.4. Definitions

Unless otherwise specifically provided, or required by the context, the following terms have the following indicated meanings in this chapter.

(Ord. 75-16 § 1: prior code § 8168(a): Ords. 68-30 § 2, 67-39 § 1).

Editor's note— Ord. No. 2009-12, § IV, adopted May 19, 2009, repealed the former § 86-68.404. The former § 84-68.404 pertained to the definition of camp car and derived from prior code § 8168(a)(4); Ord. 67-39, § 1(part), 1967; and Ord. 68-30, § 1, 1968.

"Lot" is any area or tract of land or portion of a mobile home park or travel trailer park designated or used for the occupancy of one mobile home, travel trailer or camp car and includes a "site."

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168(a)(6)).

Editor's note— Ord. No. 2009-12, § IV, adopted May 19, 2009, repealed the former § 86-68.408. The former § 84-68.408 pertained to the definition of mobile home and derived from prior code § 8168(a)(1); Ord. 67-39, § 1(part), 1967; and Ord. 68-30, § 2, 1968. See § 82-4.296 for the definition of mobile home.

"Mobile home park" is any area or tract of land where one or more mobile home lots are rented or leased or held out for rent or lease to accommodate mobile homes used for human habitation.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168(a)(2)).

Editor's note— Ord. No. 2009-12, § IV, adopted May 19, 2009, repealed the former § 86-68.412. The former § 84-68.412 pertained to the definition of travel trailer and derived from prior code § 8168(a)(3); Ord. 67-39, § 1(part), 1967; and Ord. 68-30, § 2, 1968. See § 82-4.300 for the definition of travel trailer.

"Travel trailer park" is any area or tract of land or a separate designated section within a mobile home park where one or more lots are rented or leased or held out for rent or lease to owners or users of travel trailers or camp cars used for travel or recreational purposes.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168(a)(5)).

"Recreational vehicle park or campground" is any area or tract of land of at least one acre, with provisions for temporary occupancy (including sleeping) for recreational or travel purposes, by travel trailers, camp cars, tents, tent trailers or other recreational vehicles designed for human habitation.

(Ord. 75-16 § 2).

Editor's note— Ord. No. 2009-12, § IV, adopted May 19, 2009, repealed the former § 86-68.418. The former § 84-68.418 pertained to the definition of manufactured home/house and derived from Ord. 80-74, § 4. See § 82-4.294 for the definition of manufactured home.

Editor's note— Ord. No. 2009-12, § IV, adopted May 19, 2009, repealed the former § 86-68.420. The former § 84-68.418 pertained to the definition of vessel and derived from Ord. 2002-27, § 2. See § 82-4.302 for the definition of vessel.

Editor's note— Ord. No. 2009-12, § IV, adopted May 19, 2009, repealed the former § 86-68.422. The former § 84-68.422 pertained to the definition of vessel trailer and derived from Ord. 2002-27, § 3. See § 82-4.304 for the definition of vessel trailer.

Article 84-68.6. Uses

The following uses are allowed in the T-1 district:

(1) Crop and/or tree farming, not including the raising or keeping of any animals other than ordinary household pets;

(2) One mobile home on each legally established mobile home subdivision lot, plus accessory structures and uses normally auxiliary to it.

(Ords. 80-74 § 5, 68-30 § 2, 67-39 § 1: prior code § 8168(b)).

Uses requiring a permit in this district are:

(1) Mobile home parks, and noncommercial facilities incidental to such an operation;

(2) Travel trailer parks, and noncommercial facilities incidental to such an operation;

(3) Mobile home sales area within a mobile home park, if the sales are only to lessees in that park, and the sales area shall terminate when all the park spaces are occupied;

(4) Recreational vehicle parks or campgrounds, and uses and services incidental to such an operation;

(5) Mobile home subdivisions in accordance with the provisions of Article 84-68.14.

(Ords. 80-74 § 6, 75-16 § 3, 70-49 § 1, 68-30 § 2, 67-39; prior code § 8168(c)).

Article 84-68.8. Rezoning

An applicant requesting a change in zoning to a T-1 mobile home park district shall submit simultaneously and in combination with the rezoning application, an application for a land use permit seeking approval of the development plan. When such an application for a land use permit is submitted, it shall be processed and notice given therefor in the same manner as those matters designated to come before the zoning administrator, except that this application shall be heard by the planning commission at the same time that the rezoning application is heard.

(Ords. 92-65 § 1, 87-3 § 2, 68-30 § 2, 67-39 § 1: prior code 8168(d)(1)).

Article 84-68.10. Application

The planning department shall prescribe an application form for the land use permit, which shall comply with § 26-2.2002 and include a development plan drawn at a scale no greater than one inch equals one hundred feet indicating exterior boundaries of the land proposed for any mobile home park, travel trailer park or recreational vehicle park or campground, and such other drawings as may be necessary to indicate the following:

(1) All lots with their dimensions;

(2) All public streets in the vicinity of the proposed park or campground;

(3) The location, width and type of construction of all park or campground driveways;

(4) Areas which are to be landscaped and types of landscaping;

(5) Location of all park or campground buildings and proposed use of each;

(6) Type of building construction and elevations;

(7) Detailed plan of typical lot;

(8) Fences;

(9) All points of egress and ingress to the park or campground from public roads;

(10) Fire hydrants; and

(11) The lots that are to be occupied by independent mobile homes, dependent mobile homes, travel trailers, tents, or camp cars.

(Ords. 85-56 § 8, 75-16 § 6: prior code § 8168(e): Ords. 68-30, 67-39 § 1).

Article 84-68.12. Mobile Home and Travel Trailer Park Standards

Mobile home and travel trailer parks and lot spaces contained therein shall comply with the standards of this article.

(Ord. 80-74 § 8).

Each lot shall have an area of not less than two thousand five hundred square feet.

(Ord. 68-30 § 2 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168(f)(1)).

There shall be no more than twelve travel trailers, camp cars or mobile homes per gross acre in a park.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168(f)(2)).

Each park shall have a minimum area of three acres.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § (part), 1967: prior code § 8168(f)(3)).

Each lot shall have a minimum width and minimum frontage of thirty-five feet on a driveway. The lot shall be of a shape that shall permit reasonable area for private use and development and provide for convenient placement of one mobile home or one travel trailer or one camp car.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168(f)(4)).

The following yards shall be maintained, open and unobstructed, except for landscaping in each park in addition to those required yards for each lot:

(1) A front yard of at least twenty feet along the public street upon which the park abuts shall be provided.

(2) Side yards of not less than ten feet along each side boundary of the park shall be provided.

(3) A rear yard of not less than ten feet shall be provided along the rear boundary line.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168(f)(5)).

Driveways shall have a minimum width of thirty feet from edge to edge of pavement.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168 (f)(6)).

There shall be at least one recreational area having a minimum of two hundred square feet in area per each lot.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168 (f)(7)).

The park shall be bounded by a decorative fence six feet in height (Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168 (f)(8)).

All areas of a park not occupied by driveways, patios and other park facilities shall be landscaped.

(Ord. 68-30 § 2, 1968: Ord. 67-39 § 1 (part), 1967: prior code § 8168 (f)(9)).

Article 84-68.13. Mobile Home Subdivision Standards

Mobile home subdivisions and lots contained therein shall comply with the standards of this article.

(Ord. 80-74 § 9).

Each mobile home subdivision shall have an area of not less than ten acres for the sole use of mobile homes as single-family dwelling units on the subdivision's individual lots.

(Ord. 80-74 § 9).

No mobile home permitted in the T-1 district shall be placed on a subdivision lot:

(1) Frontage. With less than a forty-foot frontage; and

(2) Depth. Less than ninety feet in depth.

(Ord. 80-74 § 9).

The following yards shall be maintained for each subdivision lot:

(1) Front. There shall be front yard setback of at least twenty feet for any mobile home. On corner lots the principal frontage shall have a setback of at least twenty feet and the other setback shall be at least fifteen feet.

(2) Side. The side yards shall aggregate at least fifteen feet in width. No side yard shall be less than five feet wide. These minimums may be reduced to three feet for an accessory building or structure if it is set back at least fifty feet from the front property line.

(3) Rear. There shall be a rear yard of at least fifteen feet for any mobile home. There shall be a rear yard for accessory structures of at least three feet.

(Ord. 80-74 § 9).

No mobile home or other structure in a T-1 subdivision shall exceed twenty feet in height.

(Ord. 80-74 § 9).

In T-1 subdivisions every mobile home unit shall have at least two off-street automobile storage spaces on the same lot. Such spaces shall each have a covered or open surfaced area of at least nine by nineteen feet and shall be entirely outside the required setback and side yard areas.

(Ord. 80-74 § 9).

A six-foot decorative fence shall bound the mobile home subdivision site area.

(Ord. 80-74 § 9).

Mobile home subdivisions shall comply with the provisions of the subdivision ordinance. (Title 9).

(Ord. 80-74 § 9).

Article 84-68.14. Restrictions

No mobile home, recreational vehicle, or travel trailer shall be located, maintained or used for human habitation, including sleeping, in any land use district, except as follows:

(a) The use of the mobile home, recreational vehicle, or travel trailer is authorized by Article 84-68.16, 84-68.18, or 84-68.20.

(b) The mobile home, recreational vehicle, or travel trailer is located in a lawful mobile home park or travel trailer park.

(c) The mobile home, recreational vehicle, or travel trailer is located in a lawful recreational vehicle park or campground allowed by a land use permit in these districts only: A-2, A-3, RB, C, L-1 and T-1.

(Ord. No. 2009-12, § XI, 5-19-09; Ords. 2002 - 27 § 4, 92-65 § 2, 87-3 § 2 [former § 84-68.806], 8 1-38 § 1, 80-74 § 7, 75-16 § 5: prior code § 8168(d)(3): Qrds. 69-83 § 1,68-30 § 2,67-39 § 1).

A mobile home, recreational vehicle, travel trailer, vessel, or vessel trailer may be stored at the residence of the owner or at any other residence in any land use district only if both of the following conditions are met:

(a) The mobile home, recreational vehicle, travel trailer, vessel, or vessel trailer is not used for living or sleeping purposes.

(b) The mobile home, recreational vehicle, travel trailer, vessel, or vessel trailer is adequately screened from view from all public roadways or thoroughfares.

(Ord. No. 2009-12, § XII, 5-19-09; Ords. 2002 - 27 § 5, 92-65 § 2 [former § 84-68.8 10], 87-3 § 2, 68-30 § 2 [former 84-68.8 10], 67-39 § 1: prior code § 8668 (d)(5)).

A lot in a mobile home park or travel trailer park shall not be occupied as living quarters unless a single mobile home or a single travel trailer or a single camp car is parked on the lot.

(Ords. 92-65 § 2 [former § 84-68.812], 87-3 § 2, 68-30 § 2 [former § 84-68.810], 67-39 § 1: prior code 8668 (d)(5)).

Article 84-68.16. Permanent Use

Mobile homes may be located, maintained and used for human habitation by building permit in all single-family residential districts (R-) and all agricultural districts (A-) when the mobile home unit complies with the following:

(1) It is to be occupied only as a principal residence on the lot;

(2) It meets all development standards of the applicable zoning district;

(3) It is certified under the National Mobile H Construction and Safety Act of 1974 and any subsequent revisions;

(4) It is installed on a permanent foundation system approved by the building inspection department of Contra Costa County;

(5) It is covered with an exterior material customarily used in new conventional single-family residential structures in the surrounding area;

(6) The exterior covering material must extend to the ground consistent with the most recent county-adopted Uniform Building Code. If a solid concrete or masonry perimeter foundation is used, the covering material need not extend below the top of the foundation. No conventional mobile home skirting shall be allowed;

(7) The roofing material is of a material customarily used in new, conventional single-family residential structures in the surrounding area;

(8) The roof has eave and gable overhangs;

(9) The covering material of the garage or carport is the same as used on the mobile home unit;

(10) The roof overhangs, siding and roofing material have been approved by the zoning administrator. The exterior materials must be found compatible with neighboring residences.

(Ords. 92-65 § 2 [former § 84-68.808], 87-22 § 3, 87-3 § 2, 8138 § 2 [former § 84-68.807]: Govt. C. § 65852-3).

Article 84-68.18. Caretaker Use

Mobile homes may be located, maintained and used for housing for a watchman or caretaker in the H-I, L-I, A-80, A-40, A-20, A-4, A-3, A-2, A-1, C, F-R, F-1, C-M and W-3 districts, when the zoning administrator has determined that all of this article's criteria and procedures are satisfied.

(Ords. 92-65 § 2 [former § 84-68.806(a)], 87-22 § 2, 87-3 § 2).

Caretaker mobile home criteria to be satisfied and complied with are:

(1) There is a need for an on-site caretaker to protect possessions of substantive value;

(2) No other housing is available for a caretaker;

(3) The mobile home is not and will not be occupied by any individual possessing an ownership or leasehold interest in the property. The caretaker shall be employed as a caretaker and shall be present on-site most hours of the day;

(4) The initial term of the land use permit shall not exceed four years, and shall be set at the discretion of the zoning administrator. The land use permit may authorize the granting of one or more extensions by the zoning administrator, each extension not to exceed four years;

(5) The mobile home shall be a single-wide unit and contain at least two hundred twenty square feet but not more than five hundred square feet of floor area;

(6) The mobile home shall not be installed on a permanent foundation system;

(7) Conditions of the health officer are satisfied regarding water supply, sewage and refuse collection, as set forth in Divisions 414, 418 and 420;

(8) Other conditions determined appropriate by the zoning administrator.

(Ords. 92-65 § 2 [former § 84-68.806(a)], 87-22 § 2, 87-3 § 2).

Where an ongoing need for a full-time caretaker exists, the shelter needs of the caretaker shall be satisfied by the provision of a residence on a permanent foundation.

(Ords. 92-65 § 2 [former § 84-68.806(b)], 87-22 § 2, 87-3 § 2).

(a) Notice—Procedure. Before the zoning administrator decides an application pursuant to this section, the community development department shall mail notice of intent to decide the application to all owners of real property as shown on the latest equalized assessment roll within four hundred feet of the real property on which the mobile home is proposed to be located. Instead of the assessment roll, the department may use records of the county assessor which contain more recent information than the assessment roll.

(b) Notice—Content. The notice shall state the general nature and location of the application and the time period within which comments must be submitted to be considered. The public comment period shall not be less than seven calendar days from the date of mailing.

(c) Objections. If, within the comment period specified in the notice of intent, a written objection to the application is received or postmarked, the community development department will attempt to satisfy the concerned parties. Reasonable development and use conditions will be proposed to the applicant and the objectors. If one or more parties is unwilling to accept the staff proposal, the zoning administrator shall schedule a public hearing on the application before the planning commission in accordance with the applicable provisions of this chapter and mail notice thereof to the applicant, the owner and any objector.

(d) Permit—Granting. If no such objection is received or postmarked within the comment period, the zoning administrator may grant the permit, with or without conditions.

(e) Permit—Extensions. Requests to extend mobile home permits, including those which were issued prior to the effective date of the ordinance codified in this section, shall be subject to the criteria and procedures set forth in this section applicable to new permits.

(Ords. 92-65 [former § 84-68.806 (c),(d),(e),(f)(g)], 87-22 § 2, 87-3 § 2).

Article 84-68.20. Temporary Use

The use of a mobile home, trailer or camp car may be approved on any lot by a land use permit for temporary occupancy by members (within the third degree of consanguinity) of the family occupying the principal residence on the lot, when the zoning administrator has found that it will not be detrimental to the neighborhood and that there is hardship involving age or health and not mere financial need or convenience. The mobile homes shall not be installed on a permanent foundation system.

(Ords. 92-65 § 2 [former § 84-68.804(2)], 87-3 § 2 [former § 84-68.806], 81-38 § 1, 80-74 § 7, 85-16 § 5: prior code § 8168(d)(3): Ords. 69-83, § 1, 68-30 § 2, 67-39 § 1).

The use of a mobile home, trailer or camp car may be approved by the zoning administrator on a temporary basis in any district when necessary to provide a construction office or housing for a watchman during the construction phase of the project, and only after necessary permits are obtained from the building inspection and health department. The mobile home shall not be installed on a permanent foundation system.

(Ords. 92-65 § 2 [former § 84-68.804(2)], 87-3 § 2 [former § 84-68.806], 81-38 § 1, 80-74 § 7, 75-16 § 5: prior code 8168(d)(3): Ords. 69-83, § 1, 68-30 § 2, 67-39 § 1).

(a) By an approved land use permit, a mobile home may be located, maintained and used for a period not exceeding five years as housing on a parcel containing at least ten acres, zoned as an agricultural district (A- ) and where the zoning administrator has determined that all the following criteria are satisfied:

(1) No other adequate residential housing exists on the involved parcel;

(2) There is a need for the on-site mobile home to assist the agricultural use of the involved parcel during the interim (but not to exceed five-year) permit period;

(3) The term of any approved permit shall not exceed five years and shall be set at the discretion of the zoning administrator. No permit extensions are allowed;

(4) The square feet of the mobile home's floor area shall not exceed two thousand square feet and shall be as set at the discretion of the zoning administrator;

(5) The mobile home shall not be installed on a permanent foundation system;

(6) Conditions of the health officer are satisfied regarding water supply, sewage and refuse collection, as set forth in Divisions 414, 418 and 420;

(7) That upon expiration of the permit's term, the use of the mobile home for human habitation, living or sleeping purposes shall immediately cease and it shall be removed from the parcel except for any storage allowed by Section 84-68.1404;

(8) Other land use permit conditions determined appropriate by the zoning administrator will be complied with.

(b) Any land use permit granted for such interim agricultural mobile home use shall not become operative and no such interim mobile home use shall be established unless and until the permittee-applicant has filed with the community development director a written acknowledgement of and agreement to fully comply with this section's criteria and requirements, the involved land use permit's conditions, to immediately stop use of the mobile home on (and remove it from) the parcel after the permit's expiration, and to advise any successors-in-interest to the permit and/or ownership of the involved mobile home of these matters.

(Ord. 92-65 § 2).

Article 84-68.22 Land Use and Variance Permits

Land use permits for the permit uses allowed by this chapter and variance permits to modify the provisions contained in Sections 84-68.1202 through 8468.1316 may be granted in accordance with the procedure set forth in Chapters 26-2 and 82-6.

(Ords. 92-65 § 2, 80-74 § 10, 68-30 § 2, 67-39 § 1: prior code 8168(g)).