Hollister Municipal Code Ch. 15.12 Mobilehomes and Mobilehome Parks

For the purposes of this chapter:

Mobilehome park means any area or tract of land that has been developed to the mobilehome park standards where space is rented to owners or users of mobilehomes to be used for living purposes.

Mobilehome means a structure designed for human habitation and for being moved on a street or highway under permit as defined by California Civil Code section 798.3.

Commercial coach means a structure transportable in one or more sections, designed and equipped for human occupancy for industrial, professional, or commercial purposes, which is required to be moved under permit, and shall include a trailer coach as defined in California Vehicle Code section 635.

(Prior code §§ 13A-11, 13A-13; Ord. 911, § 2, 1998; Ord. 1238, 2023)

A. No person shall abandon, park, store, leave, keep or maintain, or permit to be abandoned, parked, stored, left, kept or maintained, any mobilehome upon any private or public property, other than in a mobilehome park.

B. With the prior authorization and consent of the city council of the city, a district, city, county or other political subdivision may park, store, leave, keep or maintain, a commercial coach for industrial, professional or commercial purposes, for a period not to exceed one year.

C. With the prior authorization and consent of the planning commission of the city, a commercial coach may be parked, stored, left, kept or maintained, for construction offices or storage purposes, for a period not to exceed 180 days.

(Prior code § 13A-12; Ord. 1238, 2023)

A. In General. The contents of this chapter do constitute the minimum standards for locational criteria and physical development. Deviation from these standards may be permitted only by the planning commission upon such reasons as it deems valid. The criteria as set forth in this chapter shall be considered by the city in the determination as to whether or not a proposed mobilehome park is so located as to be an asset to the city, will contribute to the well-being of the community in general, will not be a detriment to persons who reside or work in the area, will not be an encroachment into a developed area, but will lend itself to the overall design of the general area, will comply with the applicable governmental regulations and will be compatible with the general plan. Mobilehome parks may be permitted in any zoning district in the city, subject to obtaining a conditional use permit.

B. Access. Mobilehome parks shall be located adjacent to arterial or collector streets or adjacent to a designated freeway frontage road, provided further that if located adjacent to a collector street or designated freeway frontage road it should be a reasonable distance from an arterial street or freeway access ramp.

C. Community Services. Mobilehome parks should be located within reasonable proximity to parks, schools (if a family type park), shopping facilities and other residential support facilities.

(Prior code § 13A-14)

Mobilehome park developments are permitted in the city subject to the granting of a conditional use permit by the planning commission upon such terms and conditions deemed necessary to insure proper development. The commission must find, prior to the granting of a conditional use permit:

A. That the proposed use would not be detrimental to the public interest, safety, health, morals and general welfare;

B. That the proposed use is desirable to the public convenience and welfare;

C. That the proposed use would not impair the integrity and character of the development in the immediate neighborhood;

D. That the proposed use will not be contrary to or in conflict with the general purposes and intent of this chapter.

(Prior code § 13A-15)

Every applicant for a permit to construct, establish and maintain a mobilehome park shall file a written application with the planning commission of the city for a conditional use permit which shall contain the name and address of the applicant, the proposed location of the park and the name and address of the owner or proprietor of the park.

(Prior code § 13A-16)

A. Each application shall be accompanied with five copies of a map prepared by a civil engineer or surveyor, clearly and legibly drawn on tracing cloth or paper not smaller than 18 inches by 26 inches, with a scale of one inch equals 50 feet.

B. The map shall contain the following:

1. Name and address of owner, developer and engineer, date, north point and written and graphic scale;

2. Sufficient legal description to define the location and boundaries of the proposed park;

3. The locations, names and widths of all streets adjacent to the proposed park;

4. Adjacent properties and names of the owners thereof;

5. The location and size of all sewer, water and storm drain facilities within and adjoining the proposed park;

6. Contours of the land at six-inch intervals for ground slopes between level and two percent, one-foot contours between two percent and five percent and five-foot contours for over five percent;

7. Location, width and flow direction of all watercourses;

8. Existing buildings or structures and existing uses of the property;

9. Setback or plan lines on existing streets;

10. Improvements to be made to public streets or ways;

11. The location and number of all mobilehome sites, and the design of all roadways, walkways, electrical, sanitation, sewer drainage and water facilities and the location of parking areas;

12. The sizes of mobilehome sites;

13. Location of areas to be landscaped and the location and type of all existing trees with a height of 20 feet or greater;

14. Data showing the bearing and length of every site line;

15. The center line of all public streets and rights-of-way and the location of all easements for sewer, water and storm line, street and boundary line.

C. Such commission shall determine whether the proposed park meets all the requirements of this chapter and may require any changes therein which, in its estimation, will make the proposed park conform to the requirements of this chapter. The commission may approve the map without conditions, approve the map with changes and conditions or disapprove the map. If a map is disapproved, the commission shall state the reasons therefor and in what instances the map fails to meet the requirements of this chapter.

D. One copy of the map as approved by the planning commission shall be referred to the health officer who shall review the same to determine that the map and all improvements shown thereon proposed to be constructed meet all the requirements of this chapter with respect to sanitation, water, sewer and drainage facilities.

E. One copy of the map as approved by the planning commission shall be referred to the director of public works who shall review the same to determine that the map and all improvements shown thereon proposed to be constructed meets all the requirements of this chapter with respect to sewer and drainage facilities, buildings, roadways, walkways and other similar facilities.

F. One copy of the map as approved by the planning commission shall be referred to the county water conservation and flood control district who shall review the same as to off-site drainage.

(Prior code § 13A-17)

The application fee for a conditional use permit for a mobilehome park shall be $15.00.

(Prior code § 13A-18)

A conditional use permit shall be required to enlarge, change or modify any existing mobilehome park.

No conditional use permit to enlarge, change or modify an existing mobilehome park shall be granted unless and until such mobilehome park shall meet all the requirements of this chapter, excluding the requirement for the minimum park size as provided herein.

(Prior code § 13A-19)

A. Jurisdiction of City. The state, through the department of housing and community development, regulates many aspects of the construction and operation of the park. The city has the jurisdiction in respect to the following:

1. Park area layout and design including architectural design;

2. Lot size and shape;

3. Yards;

4. Landscaping;

5. Walls and enclosures;

6. Signs;

7. Parking and street widths;

8. Service and recreational facilities.

B. Mobilehome Park Area. A mobilehome park shall have a usable area of not less than ten acres, except by variance. Long narrow parcels are not deemed desirable for mobilehome park development.

C. Density. The maximum density for a mobilehome park shall be eight units per net acre.

(Prior code § 13A-20)

A. The minimum lot size permitted shall be 2,600 square feet and the average lot size for the total development shall be at least 2,800 square feet, excluding private streets, guest parking, recreational areas, etc. Each lot shall have a minimum width of 37 feet; except that triangular or gore-shaped lots shall have a minimum width of 37 feet measured at a point midway between front and rear property lines.

B. Each mobilehome lot shall have access directly to a private roadway.

C. The lot area beneath each individual mobilehome shall be paved with two inches of asphaltic concrete, or equivalent, a minimum of two feet beyond the perimeter of each mobilehome. Each mobilehome within the park shall be surrounded by solid skirting material, which skirting shall not unreasonably impede the movement of the mobile-home, which skirting shall be openable for inspection and shall have cross-ventilation on at least three sides with not less than two square feet of opening for each 25 linear feet. All unpaved areas shall be landscaped or sterilized for weeds.

D. A four-inch P.C.C. slab or wooden deck area of 200 square feet minimum shall be provided on each individual mobilehome site adjacent to the entrances of the mobilehome.

(Prior code § 13A-21)

All distances between mobilehomes and related accessory buildings shall be as per the state rules and regulations governing the construction of mobilehome parks, except:

A. That no mobilehome shall be located closer than 20 feet from a park property line adjacent to a public right-of-way;

B. That no mobilehome shall be located closer than five feet to any internal street line;

C. That no mobilehome shall be located closer than five feet from a park property line other than a property line adjacent to a public right-of-way;

D. That no mobilehome shall be located closer than 20 feet to any recreation or community building, or closer than 15 feet to any laundry or service building;

E. No portion of any mobilehome shall be closer than five feet to any lot line;

F. The maximum lot coverage for individual mobilehome lots shall be 75 percent and at least 300 square feet of a site shall be free of all structures and coverage.

(Prior code § 13A-22)

A. All parking spaces, as required by this section, shall measure ten feet in width by 20 feet in depth and shall be surfaced with four inches of P. C. C. or two inches of asphaltic concrete with header boards and suitable base materials. Guest parking spaces shall be suitably marked outlining individual parking spaces and traffic flow.

B. 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 40 feet).

C. Off-street parking for guests shall be on the basis of one parking space for each four mobile-home lots.

D. Off-street parking on the basis of one parking space for each 300 square feet of gross floor space in the recreational, all-purpose or community building, shall be provided. Such spaces shall be located adjacent to such facility or within a 100-foot radius of the exterior walls of the structure.

(Prior code § 13A-23)

A. All streets within a mobilehome park shall be private roadways and shall be improved as per existing standards of the city. The following private roadway widths shall be permitted:

1. A minimum of 26-foot wide private roadway with parking prohibited on both sides;

2. A minimum of 32-foot wide private roadway with parking permitted on one side;

3. A minimum of 40-foot wide private roadway with parking permitted on both sides;

4. A minimum paved access of 40 feet, as approved by the public works director;

5. All roadways shall have curbs and gutters.

B. If on-street parking is to be permitted, off-street guest parking on the basis of one parking space for each four mobilehome spaces will not be required if the total number of on-street spaces provided will equal or exceed the total number of off-street parking spaces required. If the number of on-street parking spaces does not equal the guest parking requirement the difference shall be provided in off-street parking. Off-street parking requirements for the recreational, all-purpose or community building shall not be affected by the foregoing.

(Prior code § 13A-24)

A. The mobilehome park shall be surrounded with a six-foot high block wall, fence or screening, acceptable to the planning commission, on all property lines. However, such wall, fence or screening shall be a maximum of three feet in height when within 30 feet of any entrance to or exit from the property.

B. The wall, fence or screening adjacent to any street frontage shall be decorative in nature, of a design acceptable to the planning commission, and shall be set back a minimum of 30 inches from the property line. The resulting area between property line and wall, fence or screening shall be landscaped.

C. Trees, as required by the planning commission, shall be planted in landscape areas adjacent to exterior 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. Interior areas within the boundaries of the mobilehome park surrounding the recreation facility and other miscellaneous common areas shall be landscaped as required by the planning commission.

E. All required landscape areas other than on individual sites shall be equipped with sprinkler systems to insure ease of maintenance.

F. Detailed landscaping plans, in duplicate, shall be submitted to, and approved by, the planning commission prior to the issuance of permits of any type.

(Prior code § 13A-25)

A. A minimum of 200 square feet of area for each mobilehome site shall be devoted to indoor and outdoor recreational facilities.

B. Any permanent structure for recreational purposes shall be limited to two stories in height, not exceeding 35 feet.

C. Sidewalks, as per existing standards of the city, shall be provided from the private roadways to the recreational facilities as necessary.

(Prior code § 13A-26)

Storage yard areas designed for storage of travel trailers, campers, boats, etc., shall be provided within the boundary of the mobilehome park as per the following standards:

A. One storage space shall be provided for each five mobilehome sites in the park.

B. Each storage space shall be 180 square feet in area and shall be adjacent to an access driveway with minimum width of 25 feet.

C. The storage yard shall be located in an unobtrusive manner within the confines of the park.

D. The storage yard shall be paved with two inches of asphaltic concrete or four inches of P.C.C. with suitable base materials.

(Prior code § 13A-27)

Dogs and other animals shall not be permitted to run at large in any mobilehome park.

(Prior code § 13A-28)

Metal or plastic waste containers equipped with tight-fitting lids shall be provided. Storage facilities large enough to hold waste containers shall be provided for each mobilehome site, or there shall be central storage facilities within close proximity to each mobilehome site.

(Prior code § 13A-29)

Clothes drying yards shall be provided and shall be completely screened from view from the exterior of the mobilehome park in a manner acceptable to the planning commission.

(Prior code § 13A-30)

Car washing facilities, as required by the planning commission, shall be provided.

(Prior code § 13A-31)

A central radio and television antenna system shall be provided with underground wiring to the individual sites and service buildings, as required. No individual antennas will be allowed.

(Prior code § 13A-32)

All utilities within a mobilehome park shall be placed underground.

(Prior code § 13A-33)

All private roadways within the mobilehome park shall be provided with lighting standards spaced at intervals to insure adequate roadway lighting and shall be sufficiently artificially lighted to adequately illuminate every building in the park and the area or tract of land containing the park.

(Prior code § 13A-34)

Park property shall be adequately graded and drained so as to prevent the accumulation of water within the park.

(Prior code § 13A-35)

Advertising signs shall be permitted within the confines of the mobilehome park for the purpose of identifying the park only. The following sign shall be permitted: A maximum of eight feet in height, 40 square feet, lighted ground sign.

(Prior code § 13A-36)

Commercial uses shall not be permitted in any mobilehome park, irrespective of the zoning district in which the park is located.

(Prior code § 13A-37)

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

(Prior code § 13A-38)

Off-site improvements shall be provided in accordance with specifications of those city departments concerned.

(Prior code § 13A-39)