Napa County Municipal Code Art. II Mobilehome Parks

The purpose of Article II of this chapter is to provide for and promote the public health, safety, comfort, convenience and general welfare of the citizens of the county by prescribing certain rules, regulations and standards relative to the location, development and construction of mobilehome parks within the unincorporated portions of the county.

The requirements of this Article II shall include the provisions of the Mobile Home Park Act (Health and Safety Code Sections 18200 et seq.) and the applicable Mobile Home Parks Regulations adopted by the State Department of Housing and Community Development (Chapter 2 of Division 1 of Title 25 of the California Code of Regulations). The requirements of the Mobile Home Park Act and Mobile Home Parks Regulations are hereby incorporated into the requirements of this Article II and compliance with those regulations shall be required.

The following standards, and the requirements of the Mobile Home Park Act and Mobile Home Parks Regulations, shall apply to the location, development and construction of mobilehome parks within the unincorporated portions of the county.

Notwithstanding any of the terms of Article II of this chapter, the provisions of this article shall not apply to any park owned, operated, and maintained by of the following:

A. The federal government.

B. The state.

C. Any agency or political subdivision of the state.

D. Any city, county, or city and county.

The county shall make such inspections and charge such fees therefor as are provided in Chapter 4 of Part 2.1, Division 13 of the California Health and Safety Code, being within the Mobilehome Parks Act.

At the time of construction of a new mobilehome park, or the expansion of an existing mobilehome park, road construction and drainage facilities shall be field inspected by the county engineer. To defray the cost of plan checking and field inspection, the developer shall pay a one-time fee equal to three percent of the estimated cost of road and drainage improvements.

A. Mobilehome parks shall be permitted in the Planned Development District (PD) and the Affordable Housing Combination District (AH) subject to use permit approval. Mobilehome parks shall not be permitted in any other zoning district.

B. The application for a use permit hereunder shall not be deemed complete unless it is accompanied by a filed record of survey of the perimeter of the property which is the subject of the application, which shall indicate the gross acreage thereof.

The minimum park area shall be twenty acres.

The maximum average density in a mobilehome park shall not be less than the density allowed in the PD or AH districts.

The occupied area of any lot within a mobile home park shall comply with Title 25 CCR Section 1110, or any successor regulation.

Unit separation and setbacks for each lot shall comply with Title 25 CCR Section 1330, or any successor regulation.

All park roadways shall comply with Title 25 CCR Section 1106, or any successor regulation.

Sidewalks and pedestrian pathways shall be incorporated into the park design to allow normal circulation patterns to take place between adjacent parcels and recreational areas.

All mobilehome spaces shall be served from internal private streets within the mobilehome park, and there shall be no direct access from a mobilehome space to a public street or alley. Driveways shall have a clear and unobstructed access to a public thoroughfare.

The developer shall provide two parking spaces for each mobilehome unit. One guest parking space for each two mobilehome units shall be provided.

Developer shall provide a storage area within the park boundaries for pleasure boats, trailers, campers or motor coaches 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 for every five mobilehome sites. Such storage shall not be allowed on any street.

Developers shall provide adequate drainage facilities to prevent damage to the park and units in accordance with plans reviewed and approved by the county engineer.

Sewage disposal shall be provided in compliance with Division II of Title 13 of this code.

All mobilehome parks shall procure water from an approved public water facility.

A trash and garbage disposal system shall be installed to the satisfaction of the county health officer.

The developer shall comply with the fire protection standards set forth in Article 6, Chapter 2, Division 1 of Title 15 CCR, as the same may be amended.

A. The planning commission may require that a park perimeter wall be constructed on public street frontages.

B. Fences on lots shall not exceed six feet in height, but shall not exceed forty-two inches in height when located parallel to, and no closer than, three feet to the unit, habitable accessory building or structure, or building component.

A. Park identification signs shall be subject to architectural review by the planning commission. No flashing or revolving signs will be permitted. Identification signs shall be limited to one twenty-square-foot sign per park, not to exceed a height of six feet above ground.

B. Each mobilehome park shall maintain a directory sign showing the location and house number of each mobilehome unit.

C. Incidental signs may be permitted upon approval by the planning commission.

All mobilehomes located within unincorporated areas shall be registered with the county.

No mobilehome park shall be occupied until all requirements of the planning commission, health, flood control, engineering and building inspections departments have been met.

No retail sales, including mobilehomes, except from an approved sales location not a part of a mobilehome park, shall be permitted. This is not intended to prohibit the sale of a single mobilehome on an approved site.

A. A variance from the terms of this Article II, if consistent with state law, may be granted and, once granted, may be revoked by the commission pursuant to the procedures set forth in Sections 18.128.020, 18.128.030, 18.128.040 and 18.128.090 of the county's zoning provisions.

B. Any variance granted pursuant to this section shall be subject to such conditions as shall assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations placed by this chapter upon other mobilehome parks.

C. Before issuing a variance, the commission shall make the following written findings:

1. The procedural requirements prescribed by this section have been met;

2. Special circumstances exist applicable to the property, including size, shape, topography, location, surroundings and available technology, because of which strict application of the requirements of this Article II defeats the purpose of such requirements, whereas the variance, as conditioned, will promote the purpose;

3. Grant of the variance is necessary for the preservation and enjoyment of substantial property rights;

4. Grant of the variance will not adversely affect the health, safety or welfare of the county.

A. The planning commission may authorize variations to standards included within this chapter as part of a use permit, under the conditions provided for in this section.

B. The intent of this section is to encourage the provision of permanent affordable housing and innovative and environmentally superior redesign and siting of mobilehome and recreational vehicle units within existing mobile home parks of five acres or less established by use permit prior to 1970. To encourage such innovation, it may be necessary to be flexible in the application of certain development standards so long as the intent of this chapter, the PD and AH zoning districts, any applicable general or specific plan and applicable state and federal law is maintained with respect to the overall project.

C. Development Standards. The planning commission may allow, as part of approval of a use permit, variations from the development standards contained in this chapter under the procedures defined in this section.

D. Procedure.

1. Filing of Variation Request. Applicants shall file a request for variation and pay those fees established by resolution of the board of supervisors relating to use permits. The variation request shall be processed as part of a use permit application pursuant to Chapter 18.124.

2. Content of Variation Request. The request shall contain, at a minimum, the following information in addition to the information and materials otherwise required for a use permit application:

a. A narrative statement of how the variation request is consistent with the general plan or any applicable specific plan, including but not limited to how the request is consistent with the Housing Element of the General Plan, the PD or AH zoning district and applicable County, state and federal law, and how the variation request meets the findings required in this Section;

b. Proposed ownership structure for the mobilehome spaces and units and the ownership mechanism for improvement and maintenance of common areas, parking areas, landscaped areas, etc.

c. Any additional information required by the director to demonstrate that the site will be developed in accordance with the findings required in this Section.

E. Findings Required.

1. In addition to findings required pursuant to Section 18.124.070, the commission shall make the following additional findings:

a. The variation request results in the preservation or creation of permanent affordable housing within unincorporated Napa County that is, at minimum, sufficient to offset the project's adverse impact on park residents in relation to housing affordability or displacement.

b. The variation request results in a project that is superior in terms of design and environmental impacts when compared to a project processed under the development standards specified by this chapter.

c. The development plan results in a cohesive design and treatment of the site, including architecture, landscaping, open space, signage and lighting.

d. The design, orientation and location of buildings, structures, open space and other features of the site plan protect and enhance existing natural resources or site features including significant existing vegetation and maintain and enhance existing views from and through the site.

e. Provisions have been made for the permanent use and maintenance of parking areas and other common area improvements used jointly by mobilehome park residents.