Montclair Municipal Code Art. II Construction and Design Requirements

Subject to the securing of a conditional use permit, a mobile home park shall be permitted when it meets:

A. The provisions of this chapter;

B. The provisions of Chapters 11.38, 11.48, 11.52, 11.58, 11.66, 11.74, 11.76, 11.78 and 11.82 of this title;

C. Any additional conditions which might be imposed by the Planning Commission; and

D. The provisions of Chapters 11.86 and 11.88 of this title shall apply in the event individual ownership of individual mobile home sites is desired.

(Prior code § 9-8.104)

The maximum density shall not exceed seven dwelling units per gross acre; furthermore, the density of the mobile home park shall conform to the density indicated on the General Plan of the City for that area in which the mobile home park is to be constructed.

(Ord. 99-791 Exh. A (part); prior code § 9-8.105)

A mobile home park shall consist of a minimum of 10 acres and have frontage on a dedicated street of at least 500 feet.

(Ord. 99-791 Exh. A (part); prior code § 9-8.106)

All mobile home park developments shall provide for both family and adult living and appropriate amenities provided for all age groups being served. It is the intent of this section that families not be excluded from mobile home park living in the City. The mobile home park may have a scheme by which part of the park is devoted to family homes and part to adult homes. A minimum of 15 percent of the mobile home spaces shall be provided for family use.

(Ord. 99-791 Exh. A (part); prior code § 9-8.107)

The following minimum yard setback requirements shall be maintained in each mobile home park:

A. Public Street Frontage. Where a mobile home park property line is adjacent to a major street, a setback to the wall of 20 feet shall be required. When such property line is adjacent to a secondary street or a street with a lower classification, a setback of 15 feet shall be required. All setbacks shall extend across the entire width of the parcel's street frontage. See Diagram No. 1 set forth at the end of this chapter.

B. Interior Lot Lines. Where a mobile home park property line is an interior lot line, a minimum setback from the mobile home to the interior or property line wall of 10 feet shall be required.

(Ord. 99-791 Exh. A (part); prior code § 9-8.108)

Unless otherwise specifically provided in this section, no projection into the setback areas, except for nonremovable towing tongues, shall be prohibited:

A. A 6-foot masonry wall may be permitted along interior lot lines.

B. When a required yard is adjacent to a major street, an average setback of 20 feet, or 15 feet for streets of a lower classification, may be utilized for the placement of the required perimeter wall. In these cases, one-half of the linear footage of the perimeter wall may encroach a maximum of 5 feet into the respective setback area. The remaining one-half of the linear footage of the perimeter wall shall be set back a distance that will result in the perimeter wall having an average setback of 20 feet or 15 feet, whichever case applies. See Diagram No. 1 set forth at the end of this chapter.

(Ord. 99-791 Exh. A (part); prior code § 9-8.109)

A. The main entrance of a mobile home park shall consist of two 12-foot travel lanes for ingress and two 12-foot travel lanes for egress, separated by a 10-foot landscaped median island. See Diagram No. 1 set forth at the end of this chapter. No access to interior streets from the main entrance street, or auto access to mobile homes fronting on the main street, or auto parking along the main entrance street shall be permitted within the first 100 feet, measured from the property line at the main entrance.

B. Streets providing access to more than 20 home sites shall be considered collector streets and shall be a minimum of 30 feet wide, curb to curb.

C. Streets providing access to 20 home sites or less shall be considered service streets and shall be a minimum of 25 feet, curb to curb.

D. One-way streets shall not be permitted within a mobile home park.

E. No parking shall be permitted on the interior streets unless the street width is increased to provide for adequate parking lanes. Such parking lanes shall be a minimum of 8 feet in width. See Diagram No. 2 set forth at the end of this chapter.

(Ord. 99-791 Exh. A (part); prior code § 9-8.110)

A. A pedestrian circulation system shall be incorporated into the mobile home park site plan for the purpose of providing direct access to and from all individual mobile home sites, trash storage areas, recreation facilities, laundry facilities, guest parking, and other outdoor living spaces (See Section 11.62.200 of this chapter). The pedestrian circulation system may be developed with either or a combination of both of the following techniques:

1. A sidewalk system may be developed adjacent to the street system and shall consist of a concrete sidewalk with a minimum width of 5 feet see Diagram No. 2 set forth at the end of this chapter; or

2. An interior walkway system may be developed within a 12-foot greenway containing landscaped areas and a walk or path with a minimum width of 5 feet. See Diagram No. 3 set forth at the end of this chapter.

B. Construction materials for sidewalks shall be concrete. Walkway systems shall utilize a substantial material, i.e. concrete, brick, flagstone, or other similar materials approved by the Planning Commission.

(Ord. 99-791 Exh. A (part); prior code § 9-8.111)

A. The mobile home park shall contain a minimum of 500 square feet of outdoor living space for each mobile home site. Such space shall be in addition to that outdoor space provided on the individual mobile home site and shall be open, permanent, functional, and accessible to all the residents. Such space shall be located within the setback lines of the mobile home park. An interior landscaped walkway system (see Section 11.62.110 of this chapter) may be included in satisfying a part of the outdoor living space requirements.

B. If the gross area of the mobile home park is 15 acres or greater, the outdoor living space shall be provided in more than one location. If the outdoor living space is provided in more than one location, the individual outdoor living spaces shall be a minimum of 6000 square feet in area and have a minimum dimension of 30 feet.

C. Outdoor living space is intended to be the functional area which provides for outdoor activities available to all the mobile home park residents. Further, it is intended to be a space which may provide for activities that are also quite passive to those who are recreation or activity oriented.

D. Areas devoted to vehicular circulation and parking shall be excluded from the required outdoor living space.

E. The gradient or slope of all required outdoor living space shall not be greater than 5 percent in any direction, except when grade variations are used as landscape features which do not interfere with proper drainage of the site, except that the 5 percent gradient limit shall not apply to walkway systems.

F. Swimming pools with related deck areas, wading pools, fish ponds, volley ball courts, tennis courts, barbecue areas, game rooms, putting greens, or other recreational facilities provided for the common use of all the residents may be constructed within the required outdoor living space; provided, however, they shall not occupy more than 50 percent of the required outdoor living space. In addition, recreation facilities shall be appropriate for the age group served. The family aspect of the mobile home park requires that children's play areas be the primary consideration. Such other facilities as volley ball courts, tennis courts, swimming pools, handball courts, and putting greens should be considered so as to maximize the amount of personalized recreation.

G. Under all conditions, the open spaces created pursuant to the provisions of this chapter shall remain open and available for such use during the life of the development.

H. The intent of outdoor living space is to provide usable areas for outdoor activities. In this regard, a minimum of 50 percent of all areas devoted to outdoor living space shall be landscaped with trees, shrubs, and ground cover; however, it should be noted that inaccessible outdoor areas (areas in which the landscaping precludes the use of the ground areas) shall not qualify as such living space.

(Ord. 99-791 Exh. A (part); prior code § 9-8.112)

All pleasure boats and travel trailers shall be stored in an area set aside for such storage on the approved plans. Such area shall be screened from view and shall provide a minimum of one boat or trailer space not less than 10 feet for each 10 mobile home sites in the park.

(Ord. 99-791 Exh. A (part); prior code § 9-8.113)

Each park shall maintain a directory sign depicting the location and house number of each mobile home unit.

(Prior code § 9-8.114)

Park identification signs shall comply with the provisions of this Code.

(Prior code § 9-8.115)

A. Coverage. No more than 60 percent of a mobile home site may he covered with structures, such as mobile homes, carports, covered patios, and storage buildings.

B. Mobile Home Site Area. A mobile home site designed for a double-wide mobile home (between 20 feet and 24 feet in width) shall have a minimum site area of 3800 square feet and a minimum width of 40 feet. A mobile home site designed for a single-wide mobile home (between 10 feet and 12 feet in width) shall have a minimum site area of 2850 square feet and a minimum width of 30 feet. See Diagram No. 4 set forth at the end of this chapter. A minimum of 10 percent of the mobile home spaces shall be designed for single wide coaches.

1. A mobile home unit shall be located a minimum of 10 feet from the front home site line, 6 feet from any side home site line, and 5 feet from the rear home site line.

2. Attached or detached accessory structures shall be located not less than 3 feet from any space line and not less than 6 feet from any adjacent mobile home or accessory structure.

3. Permanent structures, such as laundry buildings, recreational buildings, and caretaker residences, shall be located a minimum of 25 feet from any mobile home.

4. Mobile homes, accessory structures, and permanent buildings shall be located a minimum of 10 feet from the mobile home park perimeter wall, except when such wall is located within the average setback, in which case the 10-foot distance shall be measured from the average setback line.

(Ord. 99-791 Exh. A (part); prior code § 9-8.116)

There shall be two off-street parking spaces, 10 feet by 20 feet, for each dwelling unit, at least one of which shall be covered. Such spaces may be in tandem and shall be designed so that a parked automobile will not encroach into the street or sidewalk area. Parking areas shall be paved with concrete. In addition, there shall be one guest parking space 10 feet by 20 feet, for each four mobile home sites within the park. Such guest parking sites shall be dispersed throughout the park to provide convenient guest parking to all mobile home sites.

(Ord. 99-791 Exh. A (part); prior code § 9-8.117)

Trash storage areas shall be provided at a ratio of one trash enclosure for every 20 mobile home sites. All such trash enclosures shall be located conveniently for use by park residents. All trash enclosures shall be constructed to City of Montclair Development Standard No. 106. Easy access to trash enclosures shall be provided for trash pickup services.

(Ord. 99-791 Exh. A (part); prior code § 9-8.118)

To ensure a residential character for a mobile home park and minimize the adverse effects on surrounding properties, the following requirements shall apply:

A. A 6-foot decorative masonry wall shall be required around the perimeter of the mobile home park and shall be located in conformance to the yard and setback requirements of this title.

B. All tongues, when readily removable, shall be removed when a mobile home is in place. Those not detachable shall be screened by landscaping or other materials satisfactory to the Planning Department.

C. All open areas under a mobile home shall be enclosed by approved skirts or by a combination of skirts and grading, except for minimum openings required for cross ventilation.

D. Street trees shall be required along all interior streets and shall be located at 30-foot intervals.

E. Individual mobile home sites shall be constructed to provide a level patio surface a minimum of 10 feet wide and 100 square feet in area. Such patio requirements shall not preclude the construction of a porch if so desired by the developer or a mobile home resident.

F. To lower the profile of mobile homes, the following shall apply:

1. The utility island sewer connection shall be set as low as possible consistent with State laws.

2. Whenever possible and consistent with proper drainage and minimum State cross-ventilation requirements, a mobile home shall be lowered by grading and excavating underneath such home, and adequate nonmechanical drainage shall be provided.

G. All utilities shall be installed underground.

H. Individual radio receiving and television antenna with a maximum height of 25 feet measured from grade level may be permitted within the park at a ratio of one pole per individual lot or unit. No part of said antenna shall encroach upon any public right-of-way or designated interior street or adjacent lot or designated space.

(Ord. 99-791 Exh. A (part); prior code § 9-8.119)

The mobile home park shall be evaluated with regard to how it implements the General Plan residential goals, objectives, principles and standards. A primary consideration which goes towards implementing the General Plan goals is the site plan design and its illustration of the amenities required by this title.

A. The City is initially concerned with a functional and innovative circulation system which would be somewhat more than the typical grid street plan. This innovative character can be developed in many ways, such as the use of short cul-de-sacs, curvilinear streets or the cluster concept. In order to encourage more design flexibility, a 25 percent variation in the size of individual mobile home site areas may be permitted provided the average area of all the sites combined complies with the required minimum site area requirements. In addition, all yards and spaces between mobile homes shall conform to the standards of this chapter.

B. The concern for a functional pedestrian system has been identified in these standards. In addition to the requirements in this title, it has been established that the pedestrian system should serve not only the residents' needs within the mobile home park, but should also serve these residents by providing access to and from areas outside the mobile home park, such as schools, commercial land uses, and parks. Such service can be accomplished by providing pedestrian access points in addition to that provided at the main entrance.

(Ord. 99-791 Exh. A (part); prior code § 9-8.120)

A. Laundry facilities equipped with washing machines and dryers shall be provided consistent with the needs of the mobile home park residents.

B. Outside drying areas shall be enclosed with a 6-foot-high solid fence. Laundry drying lines shall not be permitted on any individual mobile home space.

(Ord. 99-791 Exh. A (part); prior code § 9-8.121)

A. See Chapter 10.08 of this Code (Uniform Building Code), Section 11.38.040 of this title (lot area), and Section 11.38.050 of this title (yards), in addition to the following:

1. All on-site sewer plans and installations shall be designed to meet City engineering specifications and shall be inspected by the City.

2. All streets within the mobile home park shall be designed to meet City engineering street specifications and shall be inspected by the City.

3. All on-site water systems shall be designed to meet City engineering and Monte Vista County Water District specifications and shall be inspected by City and/or Monte Vista County Water District personnel.

B. As part of the requirements of subsection (A)(1), (2) and (3) of this section, the usual Engineering Department plan-check fees shall be required in addition to any other fees which the Engineering Department may deem necessary.

(Prior code § 9-8.122)

Any person or owner who operates or permits the use of a mobile home park, or portion thereof, shall first obtain a public health permit, issued by the County Health Department, authorizing such person or owner to operate such mobile home park. Applications for such health permits shall be secured from the County Health Department.

(Prior code § 9-8.123)

Upon the completion of any mobile home park and prior to the use thereof, the owner or operator of the mobile home park shall make an application to the Building Department for a certificate of occupancy. The application shall be in writing upon the form provided by the Building Department and shall be filed not less than 10 days nor more than 20 days before the mobile home park is ready for use. The Building Department shall thereupon make a final inspection of the mobile home park referred to in the application, and, if the mobile home park is found to be in conformity with the requirements of this title and other laws of the City and State, the Building Department shall forward to the County Health Department a written certificate of occupancy.

(Ord. 99-791 Exh. A (part); prior code § 9-8.124)