Mendocino County Municipal Code Ch. 20.464 Mobile Homes and Mobile Home Parks

The purpose and objective of this Chapter is to recognize mobile homes as a means of adding an alternative to the County's supply of housing and to set reasonable standards for the development and placement of individual mobile homes and of well-designed mobile home parks. Mobile home parks whose density per mobile home space exceeds six thousand (6,000) square feet will be subject to all appropriate regulations of this Chapter and Section 20.444.030 for density bonus standards.

(Ord. No. 3785 (part), adopted 1991)

Development may be approved in stages so long as each stage meets the standards of this Chapter.

If the development is to be accomplished in stages, the development shall coordinate improvements of open space, and construction of buildings in order that each development phase achieves a proportionate share of the total open space and structural facilities requirement.

(A) No mobile home park shall be established unless first approved by the granting of a Coastal Development Use Permit (Chapter 20.532) requiring compliance with the following standards:

(1) The site shall have a minimum area of five (5) acres.

(2) Each mobile home space shall be a minimum of fifty (50) feet wide and a minimum of eighty (80) feet deep. The allowance for four thousand (4,000) square feet lot within mobile home parks shall constitute an automatic density bonus as specified in Section 20.444.030 and no additional density bonus shall be awarded.

(3) A minimum of two (2) parking spaces shall be provided for each mobile home space. A minimum of one (1) parking space shall be provided immediately adjacent to the mobile home. Visitor parking may be developed in conjunction with a common area or community facility or dispersed in small clusters throughout the circulation pattern if screened properly from resident mobile home spaces.

(4) All utilities shall be placed underground.

(5) Each mobile home space shall contain a utility island containing the sewer, water, and utility connections. Said island, together with a typical mobile home pad, shall be depicted in an enlarged plot plan.

(6) There shall be adequate areas within the mobile home park for refuse storage. Such refuse storage areas shall be screened by a six (6) foot solid fence, or by optional screening as approved by the Director.

(7) All boats, campers, travel trailers, park maintenance vehicles and equipment, and similar large items shall be stored in an area set aside for such purposes on the approved plans. The minimum gross area shall be one hundred (100) square feet per mobile home lot.

(8) For each mobile home lot, there shall be provided a minimum of two hundred (200) square feet of usable common recreation area.

(9) A landscaping plan showing the treatment of open areas and recreation areas shall be submitted as a part of the use permit application.

(10) Adequate screening or fencing of acceptable design shall be provided around the entire park.

(11) When a mobile home park abuts a public street a planted strip having an average width of ten (10) feet shall be provided adjacent to said street. All landscaped areas shall be continually maintained.

(12) Sections of mobile home parks devoted to families and those areas devoted to adults shall be clearly identified. Adequate recreational areas and facilities shall be provided to suit the needs of each said group, and a bus stop may be required.

(13) In addition to the usable common area, a community recreation center with a floor area of twenty (20) square feet per mobile home may be applied to mobile home parks having twenty (20) mobile homes or more. Space devoted to administrative office, laundry, or non-recreational uses may be developed in conjunction with a community center.

(14) Internal collector streets shall have a minimum width of at least twenty-five (25) feet, curb to curb, with no parking allowed. Other internal streets with one (1) side devoted to parallel parking shall be a minimum of thirty-two (32) feet wide and forty (40) feet wide if parking is designed for both sides.

(15) All roadways within a mobile home park shall be paved. Pavement design shall be based on an engineering analysis of the anticipated traffic loads and the quality of the subgrade soil to support traffic loads. Pavement shall consist of a minimum of two (2) inches of asphalt concrete over a minimum of four (4) inches of aggregate base placed on a suitably prepared subgrade. All roadways shall have concrete gutters on both sides. Street naming shall be consistent with county policy.

(16) A secondary emergency exit shall be provided and properly signed.

(17) A network of lighted pedestrian walkways adequate for wheelchair use shall be provided leading to common recreational areas, service facilities, and circulation among the residential areas whenever possible.

(18) In addition to the regulations specified herein, all mobile home parks shall comply with the Uniform Building Code Title 25, Chapter 5. (B) The following plans and reports shall be submitted with the use permit application:

(1) A lighting plan for all streets, walkways, and recreational and service areas;

(2) Plans showing the location, size, and height of all proposed signs;

(3) A storm drain system shall be provided to accommodate run-off, both tributary to and originating within the mobile home park, and to transfer said run-off to a satisfactory point of disposal. Unless a waiver is granted by the Planning Commission or Board of Supervisors at the time the use permit is granted, the storm drain system shall be constructed in accordance with improvement plans prepared by a Civil Engineer and approved by the building official;

(4) A water and sewer feasibility report prepared by the applicant and accepted by the County Division of Environmental Health and a fire protection system approved by the appropriate agency;

(5) Detailed building elevations for all proposed buildings;

(6) The location of all sewer systems, water storage tanks, and similar facilities shall be depicted on a plot plan.

(Ord. No. 3785 (part), adopted 1991)

The following regulations shall apply to the placement of a mobile home on a lot not within a mobile home park.

(A) In the RR, SR, and C Districts, mobile homes shall conform to the following regulations:

(1) Be certified under the National Mobile Home Construction and Safety Standards Act of 1974;

(2) Has not been altered in violation of applicable codes;

(3) Be occupied only as a Coastal Residential Use Type in compliance with all applicable regulations;

(4) Be subject to all provisions of this chapter applicable to residential structures;

(5) Have a minimum gross floor area of seven hundred twenty (720) square feet;

(6) Have roof and siding of non-reflective material, except that crushed rock of any kind may be used for roof surfacing. The exterior cover 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. Where conflict exists between Section 20.464.015(A)(6) and the Uniform Building Code relative to ventilation or earth to wood contact, the Uniform Building Code shall prevail.

(B) In the RMP, AG, R4 FL and TP Districts, mobile homes shall conform to the following regulations:

(1) Has not been altered in violation of applicable codes;

(2) Be occupied only as a Coastal Residential Use Type in compliance with all applicable regulations;

(3) Be subject to all provisions of this Chapter applicable to residential structures;

(4) Exterior cover material (siding) shall extend to the ground except that when a solid concrete or masonry perimeter foundation is used, the exterior cover material need not extend below the top of the foundation. Where conflict exists between Section 20.464.015(B)(4) and the Uniform Building Code relative to ventilation or earth to wood contact, the Uniform Building Code shall prevail.

(C) Exemptions. Trailer coaches permitted for:

(1) Temporary family care units,

(2) Occupancy while constructing a dwelling, or

(3) Farm employee housing, shall not be subject to the standards contained within this Chapter.

(Ord. No. 3785 (part), adopted 1991)