Sierra County Municipal Code Ch. 12.12 Manufactured Homes, Commercial Coaches, Mobile Homes and Travel Trailers

It is the purpose and intent of this chapter to regulate the placement and use of manufactured homes, mobile homes and travel trailers within Sierra County. (Ord. 773, eff. 8/1/91)

“Commercial coach” means a structure fabricated in an off-site manufacturing facility, with or without motive power, designed and equipped for human occupancy for industrial, professional or commercial purposes, and shall include commercial trailers.

“Manufactured home” means a dwelling unit fabricated in an off-site manufacturing facility for installation or assembly at the building site, bearing a label certifying that it was built after June 15, 1976, in compliance with the National Manufactured Housing Construction and Safety Standards Act of 1974.

“Mobile home” means a transportable, factory-built home, designed to be used as a dwelling unit and built prior to enactment of the National Manufactured Housing Construction and Safety Standards Act of 1974, which became effective June 15, 1976.

“Travel trailer” means a vehicular portable unit, mounted on wheels, of such a size or weight as not to require special highway movement permits when drawn by a motorized vehicle; primarily designed and constructed to provide temporary living quarters for recreational, camping, or travel use. (Ord. 773, eff. 8/1/91)

The following are permitted uses:

A. Placement of one manufactured home per parcel in lieu of a single-family residence subject to compliance with the provision of this chapter in all zones which permit single-family residences.

B. Placement of manufactured homes constructed after June 15, 1976, in a California state-licensed mobile home park.

C. Placement of travel trailers in a California state-licensed mobile home park consistent with such mobile home park’s rules and regulations.

D. Placement of one commercial coach per parcel in lieu of a conventional commercial structure in all zones which permit commercial uses.

E. Placement of one manufactured home per parcel in lieu of a conventional commercial structure; provided, that the manufactured home is not utilized for residential or any other purpose inconsistent with the zoning restrictions applicable to the site of installation in all zones which permit commercial uses.

F. Travel trailers, manufactured homes or mobile homes may be used on a temporary basis for the provision of emergency services by federal, state, local, or governmental agencies for a period not to exceed 60 days.

G. Any mobile home, manufactured home, and any commercial coach lawfully located and occupied in Sierra County prior to August 2, 1991, shall continue and such location and use shall be valid if in conformance with the provisions and conditions under which it was originally authorized and approved. (Ord. 780, eff. 12/5/91; Ord. 773, eff. 8/1/91)

Subject to the issuance of a special use permit, the following activities or uses are permitted in accordance with the standards of the uses permitted in the land use zone:

A. Travel trailers, mobile homes and commercial coaches used as dwelling units for a period not to exceed 12 months while a permanent dwelling unit is being constructed or for a period of six months while a manufactured home is being installed. One six-month extension may be granted to such permit upon the showing of extenuating circumstances and diligent progression of any underlying construction for which the conditional use permit was previously sought.

B. Travel trailers, mobile homes and commercial coaches used to house seasonal agricultural employees for a period not to exceed six consecutive months.

C. Travel trailers, mobile homes and commercial coaches used as construction offices and/or equipment storage for the duration of construction not exceeding 18 months.

D. Travel trailers, mobile homes and commercial coaches used as real estate offices within a subdivision in any residential land use zone for the purpose of selling the lots of such subdivision provided such use is discontinued when the original sales program has resulted in the sale of 80 percent of the lots in the subdivision or two years, whichever occurs first.

E. Travel trailers, mobile homes and commercial coaches used as temporary dwellings for a period not to exceed 90 total days. Prior to the approval of a special use permit for such use, a security bond in the amount of $250.00 or such other amount as may be set by resolution of the Board of Supervisors shall be posted by the permittee for the purpose of insuring compliance with the terms of said permit. (Ord. 773, eff. 8/1/91)

The following uses are not permitted:

A. The placement and use of a mobile home (as defined) in any land use zone in Sierra County, except as stated under permitted uses for the provision of emergency services.

B. The placement and use of a manufactured home or mobile home outside a mobile home park if said manufactured home or mobile home was constructed prior to June 15, 1976 (see SCC 12.12.020).

C. The storage of travel trailers in the front yard area of a parcel that lies within any of the community areas designated on the official land use maps of Sierra County for each community.

Any use not specifically permitted pursuant to SCC 12.12.030 or for which an administrative permit is obtained pursuant to SCC 12.12.040. (Ord. 780, eff. 12/5/91; Ord. 773, eff. 8/1/91)

The standards of use applicable to manufactured homes shall apply equally to commercial coaches. The following standards shall apply:

A. Certification. All manufactured homes must be certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, enacted June 15, 1976.

B. Water. Prior to and during such use, an adequate supply of potable water shall be available for domestic use and fire protection and be subject to approval by the Sierra County Health Department.

C. Sewage Disposal. Prior to such use, the Sierra County Health Department must determine that the area or tract of land on which the structure is to be located is sufficient to accommodate an adequate sewage disposal system and that such sewage disposal system shall be installed prior to occupancy under the supervision of, and with approval by, the County Health Department.

D. Service Connections. Prior to such use, all the service connections for plumbing, gas, electricity, sewage and any structural installations related thereto are to be installed to the satisfaction of the County Building Department and the County Health Department.

E. Foundation. All manufactured homes shall be placed on a permanent perimeter foundation that meets applicable County Building Code requirements and the California Health and Safety Code, such that the floor elevation of the proposed dwelling is reasonably compatible with the floor elevations of surrounding dwelling units.

F. Roof Structure. Except for authorized deck areas, all roof structures shall be pitched so there is at least a two-and-one-half-inch vertical rise for each 12 inches of horizontal run. All manufactured homes shall have a minimum 12-inch roof overhang on each of the building’s perimeter walls such that the roof structure is architecturally integrated into the design of the dwelling. In addition, all manufactured homes shall be subject to county snow load requirements and have a design and construction to support this snow load approved by the County Building Department. Conformance to these standards shall be required and verified by the County Building Department prior to the approval of a Building Permit for a manufactured home.

G. Wheels and Axles. All manufactured home tow bars, wheels, and axles shall be removed when the dwelling is installed on the required permanent foundation.

H. Siding Materials. The exterior of the proposed dwelling shall be covered with siding made of nonreflective and nonmetallic appearing materials to the satisfaction of the Planning Department. Acceptable siding material includes wood, stucco, ceramic tile, brick, stone, or other masonry materials, or nonreflective vinyl or metal which gives the reasonable appearance of any of the foregoing, and the siding material need not extend below the foundation. The color and texture of exterior materials shall be compatible with the surrounding single-family structures.

I. Roofing Materials. The exterior roofing surface shall consist of nonreflective materials similar to that which is found on surrounding single-family dwellings. Acceptable roofing materials include composite shingles, ceramic tile, or a textured metal surface with a baked-on color.

J. Garages and Carports. The exterior siding and roofing material of a garage or carport shall be similar in appearance to that of the manufactured home.

K. Second Units. Manufactured housing units serving as secondary dwelling units on a single parcel shall not exceed 640 square feet in size and shall be subject to all other applicable standards of use. The exterior appearance of the manufactured housing unit shall be similar to that of the primary residence.

L. Exceptions. Manufactured homes placed in mobile home parks shall not be subject to the following standards of use requirements:

1. Roof pitch and overhang;

2. Roofing and siding materials;

3. Permanent foundations;

4. Wheel, axle and tow bar removal;

5. Visually compatible carport or garage. (Ord. 773, eff. 8/1/91)

Travel trailers subject to the issuance of a special use permit shall be processed in compliance with the following procedure:

A. Application. Completed special use permit applications for travel trailers shall be submitted to the Planning Department and shall consist of the following: a completed application, a detailed project description, a plot plan and a location map.

B. Application Deemed Complete. An application for a special use permit for travel trailers shall be deemed complete when all of the information required by this title is received by the County Planning Department. The County Planning Department shall determine whether the application is complete within 30 days from the receipt of the application.

C. Environmental Review. The Planning Department shall, within 10 days after deeming the application for a special use permit for a travel trailer to be complete, determine if the project is exempt from the requirements of the California Environmental Quality Act and SCC Title 38. If the project is determined to be exempt, complete notification of such shall be made to the applicant by the Planning Department. If the project is determined to be not exempt, the applicant shall comply with the requirements for state and county environmental review.

D. Departmental Review. The Planning Department shall distribute copies of the application to the Health Department, Tax Collector, Assessor, Department of Public Works, and County Surveyor for comment. A 10-working-day review period shall be placed on each application to allow for the submittal of written comments from said county departments or other interested parties.

E. Administrative Hearing and Determination. The Planning Director shall schedule the special use application for an administrative hearing in which the applicant, or the applicant’s agent, county departments, and interested parties will be afforded the opportunity to be present and provide evidence. Notice of such hearing shall be given pursuant to Cal. Gov’t. Code § 65091 and shall be mailed or delivered at least 10 days prior to the hearing to all owners of real property as shown on the latest equalized assessment roll within 300 feet of the real property that is the subject of the hearing. The Planning Director may, with due cause, continue a hearing to a new time and place; however, upon conclusion of any hearing, the Planning Director or his designee shall approve, approve with conditions, or deny the application. Written notice of the action and of the right to appeal shall be mailed to the applicant within three days after conclusion of the hearing. The decision of the Planning Director or his designee shall be considered binding unless the decision is appealed to the Planning Commission within 15 days after the decision of the Planning Director.

F. Conditions. The Planning Director, in approving the permit, may require certain conditions under which the proposed use may be allowed which will prevent material damage to adjacent properties and provide suitable safeguards to the public health, safety and general welfare. Such conditions may include time limitations, architectural considerations, access provisions, off-street parking, posting of bond to insure compliance, green belt, planting requirements, sign size and message, or other controls.

G. Revocation. Failure to comply with any conditions imposed in the issuance of special use permits shall result in the institution of revocation procedures by the Planning Director or a designee. The Planning Director may hold an administrative hearing upon the revocation of the permit. The Planning Director shall make findings and recommendations and the person to which the special use permit has been issued shall be notified of such recommendations no later than five days after filing the permit. The Planning Director or a designee may then revoke such permit for failure to comply with any of the conditions imposed in the issuance of the special use permit. Abatement and removal of facilities as required by a revocation shall be at the expense of the permittee. (Ord. 773, eff. 8/1/91)

Any person who violates the provisions of this chapter shall be deemed to be guilty of a separate offense for each day, or portion thereof, during which the violation continues. Further, any violation of this chapter constitutes a public nuisance and is subject to abatement in any manner authorized by law. (Ord. 773, eff. 8/1/91)