Imperial County Municipal Code § 90505.04 Minimum lot size

The purpose of the high density residential and mobile park/subdivision zone, is to allow for areas that are suitable for high density residential environments and mobile home (manufactured home) residential living environments and regulate development within these areas to be in compliance with California Code of Regulations (CCR) Title 25.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

The following uses are permitted in the R-4 Zone provided they meet the requirements of this Title:

a) Accessory facilities, such as laundry, a storage facility and a convenience store, with an RV/Mobile home park.

b) All permitted R-3 uses listed in § 90504.01.

c) Commercial Office, related to the park or subdivision.

d) Community Recreational Facilities.

e) Day Care Facility limited to one child per three mobile homes.

f) Electrical Vehicles Charging Stations as an Accessory Use (incidental to Primary Use).

g) Manager's/Caretaker or proprietor's quarters in conjunction to an RV Park.

h) Mobile Home (manufactured home) (one per legal lot within a mobile home park subdivision zone).

i) Residential accessory structure, (including cargo containers provided they meet architectural standards as defined herein Division 14), when located within a mobile home park or park subdivision only after installation of a mobile home.

j) Single-Room Occupancy (SRO) Units and Boarding/Rooming Houses.

k) Solar energy extraction generation provided that it is for on-site consumption only.

(Ord. No. 1565, §§ 3, 4, 12-15-20; Ord. No. 1587, §§ 1, 2, 12-5-23)

The following uses are permitted in the R-4 Zone provided they meet the requirements of this Title:

a) All R-3 uses listed under 90504.02.

b) Community care/veteran facility.

c) Community sewage treatment facility.

d) Flood control facility, water storage or groundwater recharge facility.

e) Public agency or utility building or facility.

f) Utility substation.

(Ord. No. 1565, §§ 3, 4, 12-15-20; Ord. No. 1587, §§ 1, 2, 12-5-23)

All other uses not permitted by Sections 90505.01 and 90505.02 herein are prohibited in the R-4 (mobile home park) zone, including dwellings other than manufactured homes.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

Except as otherwise provided within this title, no portion of any lot within the R-4 zone shall be less than six thousand (6,000) square feet, except that lots within a designated and permitted mobile home park shall meet the requirements of Title 25 of CCR.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

In a mobile home park subdivision, there shall be no more than one dwelling unit per legal lot in the R-4 zone.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

The following yard and setback requirements shall apply in the R-4 zone:

A. Front Yard. Except as otherwise provided, the front yard minimum setback for all buildings shall be as follows:

The front yard minimum setback for all structures shall be twenty (20) feet from property line.

B. Side Yard. Except as otherwise provided, the side yard minimum setback for all buildings shall be as follows:

1. For mobile home parks, there shall be a side yard on each side of the property or main building of not less than five feet and not less than ten (10) feet on the other side, except that on a corner lot, the side fronting on the street shall be the same as the front yard setback.

2. For development other than mobile home parks, the minimum side yard shall be at least five feet on each side of the building except for the following:

a. On a corner lot, the side yard facing the street shall meet the same setback as the front yard.

b. On designated zero lot line construction, one side may be zero provided the opposite side is minimum of ten (10) feet and provided further that the zero lot line side of the structure meets all UBC and UFC requirements for fire protection.

C. Rear Yard. Except as otherwise provided, the rear yard minimum setback for all buildings shall be as follows:

1. Fifteen-foot minimum for all primary structures on lots that do not have an alley.

2. Ten-foot minimum for all primary structures on lots that do have a minimum width alley of twenty (20) feet.

3. Five feet for accessory structures for lots that do not have an alley.

4. Zero feet for accessory structures that abut an alley that have a minimum twenty-foot width.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

The following heights shall apply to all R-4 zones (all heights measured from AGL (average ground level) of lot):

1. Buildings and structures shall not exceed two stories or thirty (30) feet, whichever is less.

2. Radio and/or television antenna, chimneys and other similar structures shall not exceed sixty (60) feet.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

The following requirements apply to the minimum distances between structures in the R-4 zone:

A. There shall be a minimum distance of ten (10) feet between primary residential use structures.

B. There shall be a minimum of six feet between a primary residential structure and any accessory structure.

SPECIAL NOTE: In addition to the above this zone shall comply with setback requirements of Title 25, at a minimum. Where a "park" is governed by CCR Title 25, the CCR requirements shall govern.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

Off-street parking shall be provided in the R-4 zone according to the standards contained in Sections 90402.00 through 90402.16 of this title.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

The following signs shall be permitted in the R-4 zone; however, all signs shall be subject to Section 90401 as applicable:

1. Temporary real estate signs not exceeding ten (10) square feet, and advertising the property for sale or lease, and meeting requirements of Division 4, Chapter 1.

2. Temporary construction signs related to construction on said property, meeting requirements of Division 4, Chapter 1.

3. Temporary political, religious, civic and campaigning signs not to exceed three months, meeting requirements of Division 4, Chapter 1.

4. Institutional signs.

5. Signs approved in conjunction with a conditional use permit approved for the site.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

Every R-4 lot/parcel or use shall meet the requirements of Section 90302.02.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

The areas within an R-4 zone/lot shall at all times be maintained so as to not create a fire or life safety, or health hazard either to the occupants of the structures or to adjacent neighboring properties.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

In cases where a single-family dwelling unit exists, restrictions apply per Section 90502.13.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

The following special procedures, development and standards apply to the R-4 zone:

A. No development shall be permitted within the R-4 zone prior to the recordation of a final subdivision map in accordance with the procedures of Imperial County or following issuance of a permit to operate to a permitted mobile home park.

B. Each mobile home placed on an individual lot/parcel shall be:

1. Placed on a permanent foundation system.

2. Be installed according to manufacturer's instructions and state requirements and either be recessed into the grounds or be otherwise enclosed so that no portion of the under carriage is visible.

Note that a mobile home shall not be recessed into the ground if it is connected to liquefied petroleum gas. Any recessed mobile home shall have a finished floor elevation of a minimum of twelve (12) inches above adjacent street and shall make provisions for proper drainage.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

No mobile home park shall be established, no development shall occur and no building or grading permit shall be issued for any use or development in the mobile home park until an application for a site development plan review has been submitted and approved by the director of planning. At a minimum the site development plan review shall contain the following:

A. Name and address of applicant.

B. Name and address of property owners.

C. Assessor's parcel number.

D. Legal description.

E. A site development plan, drawn to scale specified by the director of planning, include the following:

1. Topography and proposed grading.

2. Proposed private access driveways and parking areas.

3. Location of all mobile home pads.

4. Location of all permanent buildings and structures.

5. Parks, open space and recreational areas.

6. Proposed landscaping.

7. North arrow.

8. Manager's office/residential location.

F. Elevation of all permanent common buildings.

G. Phasing of development.

H. A detail description of the facility improvements including:

1. Curbs, gutter, sidewalks, and street widths.

2. Water supply system.

3. Sewage collection and disposal system.

4. Public utility system.

5. Fencing.

I. Any other reports or approvals as required and/or specified as a mitigation measure by any environmental document for the implementation of a mobile home park.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

Development within a mobile home park zone or within a mobile home park shall comply with the following minimum standards:

A. The project shall be consistent with the general plan and all development shall be consistent with the goals and policies of the county's general plan.

B. Access, access driveways and parking.

1. All access driveways within a mobile home park shall be not less than twenty-five (25) feet in width.

2. Guest parking shall be distributed throughout the mobile home park as required by this title and the department.

3. All vehicular parking areas and driveways shall be surfaced and graded in accordance with the requirements for local public streets as contained in county ordinance.

4. All mobile home parks spaces shall have frontage on internal private/public driveways. No mobile home space shall have direct access to a public street or public alley way.

5. All mobile home park sites shall have access from an abutting improved and dedicated county street or state highway.

C. Public street and highway dedications.

1. Streets and highway dedications adjacent to a mobile home park may be required by the director of planning in conjunction with public works director, according to the following standards.

a. If the park is adjacent to a major highway, as shown on the Imperial County's Circulation Plan, the owner shall dedicate or make an irrevocable offer of dedication of all property lying within fifty-five (55) feet of the center line of such highway for public highway purposes at no cost to the county.

b. If the park is adjacent to a secondary highway as shown on the Imperial County's Circulation Plan, the owner shall dedicate or make an irrevocable offer of dedication of all property lying within forty-five (45) feet of the center line of such highway for public highway purposes at no cost to the county.

c. If the park lies adjacent to the projected alignment of a planned local street which is necessary for circulation within the general area or neighborhood, the owner shall dedicate or make an irrevocable offer of dedication of all property lying within thirty (30) feet of the center line of such street for public street and no cost to the county.

d. If the park is adjacent to an adopted specific plan or official plan line, the owner shall dedicate or make an irrevocable offer of dedication of all property lying within the specified right-of-way line for public highway purposes, and no cost to the county.

2. Required street and highway improvements shall include any necessary tie to existing pavement and shall be under permit of the county public works department or the state division of highways (CalTrans) as appropriate.

D. Recreational areas and facilities.

1. If a mobile home park contains ten (10) or more mobile home spaces, or if a mobile home park combined with a recreational vehicle park contains a combination of ten (10) or more mobile home spaces and recreational spaces, an open area of land devoted to and landscaped for recreational uses shall be provided within the park.

2. Such recreational areas shall not be less than five thousand (5,000) square feet, plus any additional one hundred (100) square feet for each space in excess of ten (10).

3. Required recreational areas may be divided into more than one location, provided that no single location, however, is less than three thousand (3,000) square feet.

4. No building or mobile home shall occupy a required recreational area, except buildings and structures necessary or used and devoted to the recreational use, such as a recreational building, swimming pools, accessory buildings, saunas, playgrounds (with or without equipment), picnic areas, etc.

5. No required front yard, side, or rear yard of the park or any mobile home space, recreational vehicle space or storage area shall be counted to with the requirement for recreational space.

6. The required recreational space shall be accessible to all occupants of the park and shall not be used for any other purpose other than recreational use of the occupants of the park.

E. Enclosures.

1. Each mobile home park shall be completely enclosed within a fence, hedge or combination thereof subject to the approval of the director of planning.

2. Such enclosures may have driveway or pedestrian way opening subject to the approval of the director of planning.

3. Within the front yard a required enclosure shall be no more than four feet in height.

4. Within any other portion of the park required enclosures shall be a minimum of six feet in height.

5. When deemed necessary by the director or the planning commission, in order to maintain standards compatible with an existing development, on adjacent properties, specific types of fences may be required.

F. Utility Installation.

1. All public utility transmission lines located within the park shall be underground.

2. Utility connections to each mobile home space shall be placed underground.

G. Drainage.

1. The drainage system shall be installed prior to occupancy of the park and shall be continuously maintained in accordance with the plan approved by the department.

2. The plan shall include, but not limited to the following:

a. All drainage originating on the park site shall be contained on the same site, unless the plan for acceptance of such drainage to off-site canals approved by the department of public works and Planning and Development services department.

b. The method for transporting off-site drainage through and away from a mobile home park shall be in accordance with the department of public works standards and accommodate a minimum of a 100-year flood.

c. In the event that any drainage sump is located within the park, it must have a water holding capacity of more than eighteen (18) inches in depth and shall be completely enclosed with a secured fence.

H. Water Distribution and Sewage Disposal System.

1. A water distribution system shall be installed prior to occupancy of the park and shall be continuously maintained in accordance with the plan approved by the Imperial County Planning and Development Services Department and Imperial County Public Health Department or California Department of Public Health, as applicable.

2. A sewage disposal system shall be installed prior to occupancy of the park and shall be continuously maintained in accordance with state water resources control board, division of drinking water standards as applicable.

I. State Permit Requirements.

1. Mobile home park owner/operator shall secure all necessary building permits and all operating licenses as required by the State of California, through the Imperial County Planning and Development Services Department.

Garage or yard sales are permitted without special use permits, provided they meet the following conditions:

a. Sales last no longer than two days.

b. Sales are held no more than two times a year.

c. Sales are contained within the property.

d. No goods purchased for re-sale are efferent.

e. Directional signs shall be removed immediately after sale ends.

f. Directional signs shall not exceed nine square feet.

g. Directional signs may be placed on public right-of-way provided they do not interfere with traffic.

h. Directional signs on private property shall have property owner's (not tenants) permission.

i. Violation of one or all of items (a) through (h) is a misdemeanor and may be cited.

(Ord. No. 1565, §§ 3, 4, 12-15-20)

Fencing, if installed, shall at a minimum meet the requirements of Section 90403 et seq. Under no conditions shall the use of barbed, razor edged, or electrified fencing be allowed within this zone.

(Ord. No. 1565, §§ 3, 4, 12-15-20)