Lancaster Municipal Code Art. VII Mobilehome Parks and Mobilehome Park (MHP) Zone

The purpose and intent of the mobilehome park (MHP) zone is to provide the means necessary to implement the city general plan, specifically the "urban residential, moderate density" land use designation set forth in the text of the general plan and as delineated on the general plan map. The MHP zone is intended for the exclusive development of mobilehome parks. All mobilehome parks shall be developed in accordance with the standards of this section. Mobilehome parks are intended as an alternative mode of affordable housing to the residents of the city.

The MHP zone sets forth standards for mobile-home parks in order to promote a better living environment. Where the city does not have the authority to adopt regulations, the mobile home parks act, Government Code Section 18200 et seq. shall apply. It shall also be the intent of this zone to apply all mobilehome park zone requirements contained herein to all new mobilehome parks created after the effective date of the ordinance codified in this chapter and to apply these same requirements to any additions to existing mobilehome parks created after the effective date of the ordinance codified in this chapter. Existing lots may develop in the MHP zone but no new lots may be created in the MHP zone with a gross area of less than 10 acres.

It shall not be the intent of this chapter to render previously legally created mobilehome parks which do not comply with the new mobilehome park zone requirements of this chapter to be nonconforming where these parks complied with the ordinances in effect at the time of their creation.

(Ord. No. 989, § 1, 4-9-2013)

Mobilehome parks located in the MHP zone are subject to site plan review. Mobilehome parks located outside the MHP zone in a residential zone are subject to a conditional use permit, as provided in Article I of Chapter 17.32. Mobilehome parks located outside the MHP zone shall comply with the development requirements which would be imposed on a single-family residential development in that particular zone including, without limitation, any density considerations which might be applicable.

(Ord. No. 989, § 1, 4-9-2013)

A person shall not use any premises in the MHP zone except as hereafter specifically permitted in this chapter and subject to all regulations and conditions enumerated in this chapter.

(Ord. No. 989, § 1, 4-9-2013)

The following uses are permitted in the MHP zone:

A. A mobilehome on each designated mobile home space within an approved mobilehome park;

B. One conventional single-family detached dwelling per mobilehome park. Said dwelling to be for the exclusive use of the caretaker or manager, responsible for operating the park, as a residence and an office. Parking shall be provided in accordance with Section 17.08.140, off-street parking;

C. Parks, playgrounds, riding and hiking trails, golf courses, lakes, structures, facilities, clubhouses, community centers and similar uses; providing that all such uses are designed for and limited to use by residents of the mobilehome park and their guests, and further provided that such uses are not permitted on the individual mobilehome space;

D. Public uses (i.e., parks, libraries and fire stations);

E. Water reservoirs, dams, treatment plants, gauging stations, pumping stations, tanks, wells, and any use normal and appurtenance to the storage and distribution of water. Exception: This use is not subject to site plan review;

F. Senior mobilehome park in accordance with Section 17.08.305.

(Ord. No. 989, § 1, 4-9-2013)

A. The following uses are considered as accessory uses to the permitted uses in mobilehome parks:

1. Awnings, enclosed or unenclosed; storage sheds or cabinets; fences, walls or windbreaks, carports, porches, ramps, stairways, garages;

2. Maintenance or storage buildings;

3. Solar energy systems, whether mounted on or attached to a mobilehome, building, or mounted on the ground;

4. Swimming pools and associated uses and structures. All heated pools erected or constructed after the adoption of the ordinance codified in this chapter shall be heated primarily by a solar energy system or any other water heating system which has been demonstrated to be equal or superior to solar systems in energy efficiency.

B. The following uses are considered as temporary uses in the MHP zone:

1. Building materials, storage of, use in the construction of a building or building project for a permitted use, during the construction and 30 days thereafter, including the contractor's temporary office, provided that any lot or parcel of land so used shall be part of the building project, or on property adjoining the construction site.

(Ord. No. 989, § 1, 4-9-2013)

If site plans or other pertinent information for the proposed use are first submitted to and approved by the director in accordance with Article VI of Chapter 17.32, premises in the MHP zone may be used for the following uses:

A. Home occupation subject to the requirements of Section 17.08.320;

B. Public utilities (i.e., gas, electric and telephone facilities);

C. Limited convenience commercial and retail uses designed to serve residents of the mobilehome park.

(Ord. No. 989, § 1, 4-9-2013)

The following uses may be permitted provided a conditional use permit has first been obtained as provided in article I of Chapter 17.32, and while such permit is in full force and effect in conformity with conditions of such permit:

A. Uses necessary to the maintenance of the public health, safety and general welfare.

(Ord. No. 989, § 1, 4-9-2013)

Any proposal for conversion of an existing mobilehome park shall comply with the requirements of Chapter 11.12.

(Ord. No. 989, § 1, 4-9-2013)

In addition to the development standards established in the mobile home parks act, the following minimum development standards shall apply:

A. Mobilehome park area: 10 gross acres.

B. Mobilehome park density:

1. Mobilehome park zone: Consistent with the MDR zone classification.

2. Outside mobilehome park zone: Shall not exceed the density specified by residential zone in which the park is located.

C. Mobilehome park street frontage: 200 feet, continuous frontage on a dedicated public street.

D. Public street front yard, rear and street side setback for mobilehome park site: 20 feet. Parking is not permitted in these yards.

E. Interior side yard and rear setback, for mobilehome park site: 10 feet along each boundary line of the mobilehome park.

F. Maximum building height: 35 feet.

G. Perimeter public streets and access: Shall be provided in accordance with director's requirements and city standards.

H. Parking: Each mobilehome space shall be provided with 2 paved parking spaces, both of which must be covered. Each parking space shall not be less than 9 x 20 feet in size and may be tandem.

I. Guest parking: One guest space for each 4 mobilehome spaces to be located within 200 feet of the spaces they serve.

(Ord. No. 989, § 1, 4-9-2013)

The mobilehome park shall be designed and developed in a manner compatible with and complementary to existing and potential residential development in the immediate vicinity of the project site. Site planning on the perimeter shall give consideration to protection of the property from adverse surrounding influences, as well as protection of the surrounding areas from potentially adverse influences within the development.

(Ord. No. 989, § 1, 4-9-2013)

All yards and setbacks required for mobile home parks shall be landscaped and shall appear similar to conventional residential developments. A decorative masonry wall 6 feet in height shall screen the mobile home park and shall be located 20 feet from the back of the sidewalk on a street frontage and on the property line elsewhere. The landscaping shall be permanently maintained and shall consist predominantly of drought-resistant trees and vegetation in accordance with Title 8, Chapter 8.50, landscaping installation and maintenance; and Title 8, Chapter 8.30, residential landscaping installation and maintenance.

(Ord. No. 989, § 1, 4-9-2013)

A person shall not use any sign except as specifically permitted in this section and subject to all regulations and conditions set forth in this title. The following signs are permitted or required, as specified, in all mobilehome parks:

A. There shall be no more than one wall sign or single- or double-faced freestanding sign designating the name of the mobilehome park premises, facing or adjacent to each street from which there is access to the property. The height of a freestanding sign shall not exceed 8 feet, measured vertically from the base at ground level to the apex of the sign. The total sign area of all wall and freestanding signs (excluding directional signs) shall not exceed 1/10 square-foot for each linear-foot of street frontage, and no sign shall exceed a total sign area of 32 square feet. Freestanding signs may be lighted only by continuous internal light.

B. One directional sign, not to exceed 10 square feet in area, may be placed at each entrance or exit driveway of the mobilehome park. No such sign shall exceed a height of 3 feet measured vertically from the base at ground level to the apex of the sign. Directional signs may be lighted only by continuous internal light.

C. There shall be a directory diagram readily visible from all entrances to the park on which is posted a map of the park showing the location of all facilities, the layout and names of all interior streets, and the location and lot number of all mobilehome spaces. Such diagram shall be of a size to be easily readable by a person with normal vision, shall be illuminated during the hours of darkness, and shall be protected from the elements by being placed in a permanent glass or plastic device.

D. Each mobilehome shall be identified by a space number conspicuously posted and of such size and type so as to be clearly readable after dark and in accordance with city standards.

(Ord. No. 989, § 1, 4-9-2013)

The purpose of the senior mobilehome district overlay is to provide various development and preservation incentives to make the development and maintenance of senior mobilehome parks attractive to mobilehome park owners and developers while, at the same time, providing assurances that existing senior mobilehome parks within the overlay district remain available to seniors. Senior mobilehome parks shall comply with the following requirements:

A. Zoning Map Designation. Adoption of a senior mobilehome park overlay (MHP-S) shall be by a zone change in accordance with chapter 17.24. Such zone change may be initiated by either the mobilehome park owner or the city.

B. Qualification for Inclusion of Properties within the Senior Mobilehome Park Overlay (MHP-S). Properties that are designated to be within the senior mobilehome park overlay zone shall be those properties operated as or proposed to be developed as a senior mobilehome park in which at least one occupant of each mobilehome is 55 years or older.

C. Land Use Regulations. At least 80 percent of the spaces in mobilehome parks in the senior mobilehome park overlay district shall be occupied by at least one person 55 years or older. If an existing mobilehome park met this qualification on August 14, 2007, and fell below the 80 percent requirement between that date and the effective date of the ordinance codified in this section, the senior mobilehome park overlay district shall be applied to that mobilehome park, and that park shall be required to operate as a senior mobilehome park by renting spaces and mobilehomes only when at least one occupant of the mobilehome is 55 years or older. The signage, advertising, park rules and regulations, and leases for spaces in mobilehome parks in the senior mobilehome park overlay district shall state the park is a senior park.

D. Development New or Expansion of Existing Senior Mobilehome Park. A site plan review shall be required for any proposal to develop a new senior mobilehome park or expand an existing senior mobilehome park. A new senior mobilehome park and the expansion area of an existing senior mobilehome park shall comply with the development standards, perimeter treatment, landscaping, screening signage requirement, and use restrictions of this article.

E. Limitations on Rentals. Spaces and mobilehomes in a mobilehome park in the senior mobilehome overlay district shall be rented only to occupants who meet the age requirement set forth in subsection A. provided, however, that if the occupants of a space or mobilehome who do not meet this requirement rented the space or mobilehome before the adoption of this chapter, they shall be allowed to remain, and provided further that when such occupants cease to occupy a space or mobilehome, the home and space cannot thereafter be rented except to occupants who meet that age requirement.

F. Exemption from Abatement of Nonconforming Uses. Notwithstanding the provisions of Article VII of Chapter 17.32, senior mobilehome parks that have become nonconforming as to the underlying general plan or zoning designation shall be deemed to be legal and conforming uses.

G. Expansion of Existing Senior Mobilehome Parks. Notwithstanding the provisions of Article VII of Chapter 17.32, the expansion of an existing senior mobilehome park shall not terminate the legal and conforming status of any previously existing structures or uses in the mobilehome park.

(Ord. No. 989, § 1, 4-9-2013)