4.4. MOBILE HOME PARK (MHP) COMBINING ZONING DISTRICT

The Mobile Home Park (MHP) combining zoning district, as shown on the Comprehensive Zoning Plan, is designed to provide for the development of mobile home parks, as defined in Section 7.3, “Use Definitions,” of this Code. When combined with the underlying zoning district, it will provide opportunity for a variety of mobile home park environments that are compatible with the communities in which they are placed. In adopting these regulations, the Board of Supervisors recognizes that:

• There is a need to afford present and future County residents with increased options for residential living environments.

• Mobile home parks are a potential means for affordable housing.

• Mobile home park densities should be consistent with densities in surrounding areas.

• There should be opportunities for design flexibility to permit mobile home park developments to be responsive to different site conditions, community plan considerations, potential markets, and sizes of mobile homes.

4.4.1.A. Applicability

The “MHP” appearing after a zoning district abbreviation in the Comprehensive Zoning Plan indicates that the property so classified is subject to the provisions of this Section in addition to those of the underlying zoning district, except as otherwise specified in this Code. The MHP combining zoning district may be combined with any residential underlying zoning district. The MHP combining zoning district shall be applicable to all new mobile home park projects proposed after August 22, 2015.

The uses permitted in the MHP combining zoning district shall be those uses specified in the Table 3.1, Allowed Uses for Agricultural, Agricultural-Residential, Residential, and Recreation Zoning

Districts, subject to the provisions of this Section.

4.4.3.A. Site Development Plans

No mobile home park shall be constructed in the MHP combining zoning district and no permits issued for any construction unless a site development plan is prepared and approved pursuant to the provisions of Section 6.4, “Site Development Plans” and utilizes the guidelines set out in this Section.

The site development plan shall show individual site conditions and reflect the type of market to be served, and be adaptable to the trends in design of mobile homes. Site planning should utilize terrain, existing trees, shrubs, and rock formations and should reflect the following recommendations:

1. Amenities

Include provision for facilities and amenities appropriate to the needs of the occupants.

2. Arrangement of Structures and Facilities

The site, including mobile home stands, patios, structures, and all improvements, should be harmoniously and efficiently organized in relation to topography, the shape of the plot, and the shape, size, and position of structures and common facilities. Attention should be given to use, appearance, and livability.

3. Adaptation to Site Assets

The mobile home unit should be fitted to the terrain with a minimum disturbance of the land. Existing trees, rock formations, and other natural site features should be preserved if practical. Favorable views or outlooks ought to be emphasized by the plan.

4. Protection from Adverse Influences

Adequate protection should be provided against any undesirable off-site views or any adverse influence (such as heavy commercial or industrial use, heavy traffic, or brightly lighted activities) from adjoining streets and areas.

5. Site Plan

The site plan shall provide for a desirable residential environment for mobile homes that is an asset to the community in which it is located. Innovation and imaginative design shall be encouraged; monotony avoided.

6. Suitability of Site Improvements

All site improvements shall be appropriate to the type of development, and durable under the use, and maintenance contemplated.

No building or structure shall hereafter be erected or located, nor shall any mobile home park be constructed within the MHP combining zoning district unless the following requirements are provided and maintained.

4.4.4.A. Park Area

Each park shall have a minimum net area of not less than five acres.

4.4.4.B. Density

The gross residential density of a mobile home park shall not exceed the allowable density of the underlying zoning district, except that the appropriate authority may permit increased densities up to 50 percent over the maximum permitted by the underlying zoning district when it finds that at least 15 percent of the lots are designed exclusively for the placement of single wide mobile homes.

4.4.4.C. Perimeter Yards

There shall be a landscaped yard of not less than 20 feet adjoining each public street right-of-way and not less than 10 feet adjoining each interior property line.

4.4.4.D. Public Street Frontage

Each park shall be located on a public street having at least a 60-foot right-of-way. Each park shall have not less than 60 feet of frontage on a public street, except as authorized by the appropriate authority.

For rights-of-way with PUPFs, each park shall have not less than 66 feet of frontage on a public street, except as authorized by the appropriate authority.

4.4.4.E. Mobile Home Lots

Each mobile home lot shall be designed to be occupied by one mobile home and uses accessory thereto. Lot sizes shall be appropriate to the anticipated size of mobile home and be governed by the regulations concerning yards, minimum distances between stands and structures, outdoor living areas, and on-site parking; however, no lot shall be less than 1,100 square feet. All lots shall be numbered, clearly defined and marked at all corners with permanent markers.

4.4.4.F. Separation of Mobile Homes

1. The occupied area of a mobile home lot shall not exceed 75 percent of the lot area.

2. The minimum distance required for the separation of a mobile home or accessory structure from a building shall be 10 feet. The minimum distance required for the separation of a mobile home or accessory structure from any other mobile home or accessory structure shall be 10 feet from side to side, eight feet from side to rear, and six feet from rear to rear or front to front or front to rear; provided, however, that each mobile home or accessory structure shall not be located closer than three feet from the rear or side lot line or any lot line abutting a property line or another mobile home lot.

3. When a mobile home has projections, including eave overhangs, the projections may intrude into the distance required for separation of setback, provided that a minimum of six feet separation is maintained between the edge of the projections and an adjacent mobile home, building, accessory structure, or its projection. A minimum of three feet shall be maintained from the mobile home projection and the adjacent lot line or property line.

4. The minimum setback from an interior access roadway shall be five feet.

5. Whenever the mobile home lot adjoins a perimeter street yard or perimeter interior yard, the distances specified here shall be in addition to the perimeter street yard or perimeter interior yard specified in Section 4.4.4.C.

4.4.4.G. Outdoor Living Area

Private outdoor living and service space shall be provided on each lot for each mobile home and be located for privacy and convenience to the occupant. The minimum area shall be not less than 300 square feet, with a least dimension of 15 feet.

4.4.4.H. Recreation Area

Recreation areas provided must be landscaped and maintained in a dust free condition as shown and approved on the site development plan.

4.4.4.I. Storage Area

One or more storage areas shall be provided for the storage of boats, campers, camping trailers, utility trailers, and extra vehicles. 100 square feet of vehicle storage areas shall be provided per mobile home space. Each vehicle storage area shall be completely enclosed within a chain link or comparable fence six feet in height and shall be screened from exterior view. Such storage areas shall not be located within any street or interior yard required by Section 4.4.4.C. Whenever any such storage area is adjacent to an interior yard, and the adjacent property is within a residential or agricultural zoning district, the interior yard shall be planted with fast growing screening trees selected from the approved list of Plant Materials for Parking Lot Landscaping.

4.4.4.J. Water Supply and Sanitation Facilities

Public water supply and public sanitary sewerage facilities shall be required.

4.4.4.K. Fire Protection

Onsite and offsite fire hydrants and fire protection facilities shall be installed as specified in the site development plan and shall be of a type approved by the chief of the local fire protection district.

4.4.4.L. Entrance Roadways

1. Entrance roadways shall not be located closer than 150 feet from any intersection of public streets.

2. Entrance roadways shall have a minimum width of 40 feet, except where said entrance roadway is divided by a median planting strip; in such case, the minimum width shall be 50 feet and each side shall then be one way.

4.4.4.M. Interior Access Roadways

No mobile home, travel trailer, or recreation vehicle site shall have direct frontage on any public street. The interior roadways within the mobile home park shall meet the following standards:

1. The minimum width of pavement on any roadway shall be 25 feet. Roadways on which parking is permitted on one side shall have a paved width of not less than 32 feet. Roadways on which parking is permitted on both sides shall have a paved width of not less than 40 feet.

2. Any roadway that does not provide for continuous circulation shall not exceed 600 feet in length from the nearest intersection of another roadway or a street. Any roadway that does not provide for through circulation shall terminate with a turnaround design acceptable to the Sacramento County Engineering Division.

3. All roadways shall be surfaced with a minimum of two inches of asphaltic concrete over four inches of compacted aggregate base or an equivalent structural Section.

4.4.4.N. Parking

Parking spaces in mobile home parks shall be provided pursuant to Section 5.10, “Off-street Parking Requirements.”

[ADDED 06-11-2026]

Pursuant to CA GOV 65852.8, mobile home parks, whether permitted by right, conditionally permitted with an issued use permit, or legal nonconforming, may make a one-time ministerial expansion by a unit count not to exceed 10 percent of their previously approved number of lots, subject to a recorded deed restriction.