Ione Municipal Code Ch. 15.36 Trailer Parks

Whenever used in this chapter, unless a different meaning appears from the context, the words and phrases set forth in this section shall have the following meanings:

A. "Automobile trailer," "trailer coach," or "trailer" means any vehicle or structure so designed and constructed in such manner as will permit occupancy thereof as sleeping quarters for one or more persons, or the conduct of any business or profession, occupation or trade (or use as a selling or advertising device), and so designed that it is or may be mounted on wheels and used as a conveyance on the highways or city streets, propelled or drawn by its own or other motive power, excepting a device used exclusively upon stationary rails or tracks. The definition herein expressed pertains whether or not such a trailer does or does not have attached thereto wheels, rims or tires.

B. "Cabin plot" means a section of ground not less than thirty feet by forty feet in area, upon which only one camp cottage or cabin is located.

C. "Person" shall be construed to include person, partnership, firm, company, corporation, tenant, owner, lessee, or licensee, their agents, heirs or assigns.

D. "Tourist camp" means any park, tourist park, tourist court, camp, court site, lot, parcel, or tract of land upon which one or more camp cottages or cabins are located and maintained for the accommodation of the transients by the day, week, or month, whether a charge is made or not.

E. "Trailer camp" means any park, recreational vehicle park, camp, site or lot where one or more spaces are rented, leased or held out for rent to owners or user of trailers or recreational vehicles which are occupied for temporary or seasonal use. Said camp includes all buildings, tents and structures intended for use of the camp. A trailer camp shall not include automobile or recreational vehicle sales lots on which unoccupied trailers are marked for purposes of inspection and sale.

F. "Unit" means a section of ground in a trailer camp of not less than eight hundred square feet of unoccupied space in an area designated as the location for only one automobile and one trailer.

G. "Recreational vehicle" means a motor home, travel trailer, truck camper, or camping trailer, with or without motor power, designed for human habitation for recreation or emergency occupancy or the conduct of any business, is eight feet or less in overall width and forty feet or less in overall length, or a bus conversion for human habitation.

H. "Mobile home" means a vehicle registered with the California Department of Motor Vehicles and designed and equipped for living purposes which is over eight feet in overall width and more than forty feet in overall length.

I. "Mobile home park" means any area or tract of land where two or more mobile home lots or spaces are rented or leased or held out for rent or lease to accommodate mobile homes used for dwelling purposes.

J. "Modular home" means a manufactured home which meets the current Uniform Building Code (UBC) adopted by the city; the same as a conventional onsite constructed dwelling. A modular home is not subject to the Federal Department of Housing and Urban Developments nationwide mobile home construction and safety standards code; and therefore, a modular home is not a mobile home. A modular home meeting the current UBC may be placed in any zone allowing single-family residential dwellings.

K. "Manufactured home" means a residential building, dwelling unit, or an individual dwelling room or combination of rooms thereof, or building component, assembly, or system manufactured in such a manner that all concealed parts or processes of manufacture cannot be inspected before installation at the building site without disassembly, damage, or destruction of the part which is either wholly manufactured or is in substantial part manufactured at an offsite location to be wholly or partially assembled on site in accordance with building standards published in the State Building Standards Code. "Manufactured home" does include a mobile home which was constructed after July 1, 1976, and was issued an insignia of approval by the U.S. Department of Housing and Urban Development.

(Ord. 228 §§1, 2, 1981; Ord. 97 §1, 1961)

Trailer parks shall be established only by conditional use permit in appropriate zones as set forth in the "Land Use Zoning Ordinance of the City of Ione." In applying for a conditional use permit for the construction of a trailer park, the applicant shall provide the following:

A. The name and address of the applicant;

B. The location and legal description of the trailer park;

C. A complete plan of the proposed trailer park in conformity with all of the requirements for such as contained in all applicable ordinances;

D. Plans and specifications of all buildings, improvements and other facilities such as electrical wiring, water service pipes, gas service pipes, and sewer services, constructed or to be constructed with the trailer park;

E. A complete landscaping plan setting forth the types of plantings to be provided and their locations;

F. Such further information as may be requested by the planning commission, designed to determine if the proposed trailer park will comply with all the applicable requirements.

(Ord. 97 §3(part), 1961)

A. A trailer park shall be deemed to be enlarged or altered when additional structures or trailer sites or accommodations for additional trailer coaches are established in the trailer park or on adjacent land owned or operated by the same person.

B. A conditional use permit is required before alteration or enlargement of existing trailer parks is permitted. The information required by Section 15.36.020 shall also be required in connection with alteration or enlargement of existing trailer parks, but only for the portion of the trailer park to be affected directly by the proposed alteration or enlargement.

(Ord. 97 §3.01, 1961)

Conditional use permits authorized by the city council for trailer park developments shall be in force and effective for only six months unless specified for longer or shorter periods of time. If construction of the trailer park is not begun and continued during the period for which the conditional use permit is issued, then the permit shall become void. The city planning commission shall determine whether or not construction has begun and is proceeding according to a reasonable schedule.

(Ord. 97 §3.03, 1961)

Persons seeking to establish or enlarge trailer parks in the city may request a formal public hearing before the planning commission prior to submitting detailed plans and specifications as set forth in Section 15.36.020. A fee of twenty-five dollars shall be charged to cover costs of public notice. The purpose of the hearing shall be to enable the planning commission to review the location of the proposed trailer park and determine propriety in relationship to the overall development patterns of the city, the objectives of the master plan, and adjacent land uses. All planning commission findings shall be subject to review and final determination of the city council. A parcel location review is not a substitute for the conditional use permit application requirement nor does it relieve the obligation to meet all the requirements of the chapter relative to conditional use permits.

(Ord. 97 §3.04, 1961)

Plans submitted for construction of proposed trailer parks shall conform to and meet the following minimum requirements:

A. Minimum Trailer Site. Each site in a trailer park used for trailer coach parking shall be not less than two thousand eight hundred square feet exclusive of recreational areas, roadways, visitor parking areas and accessory buildings or service areas. Individual trailer sites of two thousand eight hundred square feet may include area provided for off-street vehicle parking for a single vehicle in conjunction with the trailer itself. Each site of two thousand eight hundred square feet shall be clearly defined and marked.

B. Minimum Clearance. Trailer coaches shall be located on parking sites so that there shall be at least a twenty-foot clearance between trailers; provided, however, that with respect to trailers parked end-to-end, clearance may be less than twenty feet but not less than ten feet. No trailer coach shall be located closer than ten feet from any building within the trailer park or from any dwelling existing outside the trailer park.

C. Minimum Roadways. Roadways shall be provided in such a pattern as to provide reasonable and convenient traffic circulation within the trailer park and so that every trailer site fronts upon such roadway. All roadways shall be of sufficient width to permit two-way traffic. If automobile parking is to be prohibited on these roadways, then the minimum paved width of the roadway shall be thirty feet. If automobile parking is to be permitted on one side only, the minimum paved width of the roadway shall be thirty-five feet. If automobile parking is to be permitted on both sides of the roadway, the minimum paved width of the roadway shall be forty feet. Parking rules shall be enforced by the trailer park operator.

D. Automobile Parking. There shall be provision for at least one automobile parking space adjacent to each trailer site. Automobile parking spaces shall be not less than ten feet by twenty feet each. In addition, there shall be automobile parking spaces provided for visitors equivalent to one space for every eight trailer sites.

E. Trailer Recreation Area. Every trailer park shall include a central recreation area with a minimum space of one hundred twenty five square feet per trailer site in the trailer park. This area may include land used for community clubhouse, swimming pool, shuffle board courts, and similar activity areas. If factors exist which make it desirable to have the recreational space decentralized, several recreation areas, the total aggregate areas of which meet the above requirements, may be established with the approval of the city council.

F. Landscaping. In conjunction with the preparation of a plan for landscaping the trailer park, the following are minimum requirements:

1. Each trailer site shall have plantings maintained thereon.

2. Any portion of the trailer park fronting on a public street shall be landscaped with trees, shrubs, and/or flowers and maintained.

G. Park Lighting. Lighting equipment shall be such that there shall not be less than 5/10 average foot candle for protective lighting per square foot the full length of all roadways during the hours from one-half hour after sunset to one-half hour before sunrise of each succeeding day. Individual lamps for such lighting shall be so located that the maximum distance between them does not exceed one hundred feet. All light bulbs shall be enclosed in globes of a type approved by the planning commission.

H. Fencing and Setbacks. The planning commission shall recommend and the city council determine the fencing and setback requirements in relation to each proposed trailer park development.

I. Refuse Areas. Separate areas screened by either fencing or plantings of a height not less than four and one-half feet shall be established adjacent to roadways for deposit of refuse including garbage, rubbish and other waste. Refuse containers shall conform with city ordinances.

J. Laundry Yards. No laundry drying line shall be permitted within any trailer site.

K. Utilities. Each trailer site within all trailer parks shall be served with a direct lateral connection to the outfall sewerage system of the city; and each such trailer site shall be furnished with domestic water supply served by the water utility serving the city. An abundant supply of hot water shall be supplied at all times for bathing, washing and laundry facilities contained within a separate service building upon the site, provided for that purpose.

(Ord. 97 §4, 1961)

A. Standards and Conditions. The following standards and conditions shall apply to all signs:

1. Signs shall in no way endanger the health and safety by causing distraction to operators of motor vehicles on the streets and highways.

2. Location, lighting, and color of signs shall be such as to cause no confusion with public signs or traffic signals. No blinking, flashing or animated signs visible from any street or highway shall be permitted.

3. Lighting shall not be a nuisance to adjoining properties or to residential trailers on the premises.

B. Permitted Signs. The following signs may be permitted:

1. Identification signs which advertise the trailer park may be permitted, provided they are located on the subject property. Said signs shall not exceed one square foot of area for each lineal foot of frontage along the street from which there is access to the trailer park; provided, that signs for any one trailer park shall not exceed one hundred square feet of sign area on any one frontage.

2. Directional signs related to the location of trailers and facilities on the premises may be permitted, provided they are located on the subject property. Said signs shall not exceed ten square feet in area.

C. Sign Review. Plans and elevations for all signs to be erected in conjunction with any trailer park shall be submitted along with other construction plans as a part thereof and shall be subject to review and change upon recommendation of the planning commission and determination of the city council.

(Ord. 97 §5, 1961)

The following general requirements are established for trailer parks:

A. Independent Trailers Only. Only independent trailer coaches shall be permitted in trailer parks. The only exception is that residents of trailer parks may own and park within the trailer park a second dependent or independent trailer coach; provided, that the second trailer coach is not occupied or attached to any utility service.

B. Minimum Square Footage of Floor Space. No trailer coach shall be permitted in any trailer park in the city unless it containes more than two hundred forty square feet of living space. The only exception are those trailers established in accord with subsection A of this section as second trailers and provided they are not occupied or attached to any utility service.

C. Renting or Leasing Prohibited. It is unlawful for any person to rent, or hold for rent or lease, any trailer coach in a trailer park. The only exception shall be in those individual cases where an owner of a trailer coach parked in a trailer park for various personal reasons rents the trailer on a temporary basis for a period not to exceed one year.

D. Telephone. The trailer park owner shall cause to be provided at all times at least one accessible public telephone for the use of trailer park residents.

E. Camping Prohibited. It is unlawful to camp or use tents, or to permit camping or the use of tents, anywhere within a trailer park.

F. Trailer Park Register. There shall be a register provided in each trailer park in which shall be entered such information as is required by the Trailer Park Act, Division 13, Part 2, of the Health and Safety Code of the state as herein adopted by reference, and in which shall be entered in addition the total square footage of floor space of each trailer coach.

G. Trailer Park Operator. Every trailer park shall have a resident trailer park operator on the premises at all times. The trailer park operator shall be charged with the keeping of the trailer park register and shall have the responsibility of conducting the trailer park business in compliance with the provisions of this chapter and of applicable state laws.

(Ord. 97 §6, 1961)

All plumbing, electrical, building and other work on or at any camp licensed under this chapter shall be in accordance with the ordinances of the city regulating such work, unless said ordinances are specifically made inapplicable under the terms of this chapter.

(Ord. 97 §8, 1961)

The city health department, chief of police and other authorized city officials may enter upon the premises of any trailer park at any time to observe whether there is compliance with the provisions of this chapter and whether or not any nuisances exist and need abatement.

(Ord. 97 §7, 1961)

The city council is authorized to revoke any license issued pursuant to the terms of this chapter, if, after due investigation, they determine that the holder thereof has violated any of the provisions of this chapter, or that any trailer, trailer camp, or tourist camp is being maintained in an unsanitary or unsafe manner or is a nuisance.

(Ord. 97 §9, 1961)

Any person found guilty of violating any provision of this chapter shall be deemed guilty of a misdemeanor and shall be fined not less than five dollars and no more than five hundred dollars, and every day such violation exists shall constitute a separate offense and be punishable as such under this chapter.

(Ord. 97 §10, 1961)

A. The purpose of the manufactured home combining zone is to allow the placement of manufactured homes not qualifying as modular homes as defined in this code on designated single-family dwelling lots that have been determined to be compatible for such use. This zone is to be applied in accordance with Section 65852.3 of the California Government Code. The MH combining zone may be combined with any of the following zones subject to the provisions contained in this chapter: R-1, R-2, R-3 or R-4.

B. The planning commission of the city shall establish and designate certain residential areas and lots as suitable and compatible for the manufactured home combining zone, pursuant to the following findings of fact:

1. That such zone is compatible with the adjacent land uses and surrounding neighborhood;

2. That such zone is consistent with the general plan;

3. That such zone is necessary to provide reasonable and available housing for the benefit of the general public.

(Ord. 228 §3, 1981)

The manufactured home shall:

A. Be occupied only as a residential unit;

B. Be subject to all provisions of the zone to which the MH zone has been combined with regards to residential structures;

C. Be attached to a permanent foundation system in compliance with all applicable building regulations;

D. Have a minimum width of twenty feet and minimum length of sixty feet, or seven hundred fifty square feet;

E. Be covered with an exterior material customarily used on conventional dwellings and approved by the building inspector of the city. The exterior covering material shall extend to the ground, except that when a solid concrete or masonry perimeter foundation is used, the exterior covering material need not extend below the top of the foundation;

F. Have a roof pitch of not less than four-inch vertical rise for each twelve inches of horizontal run and consisting of shingles or other material customarily used for conventional dwellings and approved by the building inspector of the city;

G. The manufactured home shall have porches and eaves similar to those required for conventional dwellings and necessary to be compatible in the designated area in which it is to be located;

H. Mobilehomes. The mobile homes which qualify as manufactured homes under this chapter shall meet the following Title 25 (California Administrative Code) regulations for foundations:

1. Foundation System Definition. "A foundation system is an assembly of material constructed below, or partly below grade, not intended to be removed from its installation site, which is designed to support the structure and engineered to resist the imposition of external natural forces."

2. That mobile home foundation systems be designed in accordance with the provisions of Chapter 29 of the Uniform Building Code, 1979 Edition, and local soil conditions. Design conditions for roof, wind, and seismic loads applicable to permanent building foundations shall be applicable to the mobile home foundations system.

3. The mobile home shall be installed in accordance with installation instructions provided by:

a. The manufacturer of the mobile home; or

b. A California licensed architect or engineer for an individual mobile home where manufacturer's installation instructions are not available.

4. That both the foundation system and connection of the mobile home to the foundations system shall be capable of withstanding the design loads and concentrated loads identified in the installation instructions.

5. A foundation system plan shall be provided in addition to the installation instructions. The foundation system may be:

a. Provided by the mobile home manufacturer either as a part of, or separate from the installation instructions;

b. Provided by the installation contractor;

c. Required to be signed by a California licensed architect or engineer.

6. A foundation system plan approved by the California Department of Housing and Community Development will be accepted.

(Ord. 228 §4, 1981)

Modification of the standards set forth herein may be granted upon appeal of the building permit to the Ione building and construction board of appeals. Such appeal may be granted if the modification is found not to be detrimental to the public interest or surrounding residents or properties.

(Ord. 228 §5, 1981)

A mobile home which has been placed on a foundation system pursuant to this chapter shall be deemed to be a manufactured home and subject to local property taxation pursuant to Section 18551 of the California Health and Safety Code and Section 109.7 of the Revenue and Taxation Code.

(Ord. 228 §6, 1981)

Prior to installation of a manufactured home, the owner or a licensed contractor shall obtain a building permit from the city building department. To obtain such a permit, the owner or contractor shall comply with all requirements of the building department and Section 18551(a) of the State Health and Safety Code.

(Ord. 228 §7, 1981)