Tuolumne County Municipal Code Art. 4 Chapter 17.70

MOBILE HOMES, RECREATIONAL VEHICLES, AND CAMPGROUNDS Sections:

• 17.70.010 Purpose.
• 17.70.020 Applicability.
• 17.70.030 Permit Required.
• 17.70.040 Development and Operational Standards.

Chapter is to establish standards for the location, site planning, development, and operations of certain land uses that are allowed by Article 2, Zoning Districts and Allowable Land Uses, within individual or multiple districts, and for activities that require special standards to minimize the impacts of these uses and activities on surrounding properties and to protect the health, safety, and welfare of their occupants and of the general public. The regulations set forth in this Chapter shall modify or supplement the zoning district regulations appearing elsewhere in this title related to mobile homes, recreational vehicles, and campgrounds.

Mobile homes on individual lots. Mobile homes either on foundation systems or not on foundations may be located outside of mobile home parks on individual parcels and used as residences in all districts except mobile home exclusion combining (MX) district and districts in which residences are not a permitted use, provided:
1. The mobile homes shall be subject to the same regulations regarding parcel size and building setbacks as wood frame or other permanent residences in the same zoning district. 2. Skirting shall be installed around the mobile homes. 3. After installation of the mobile home as provided herein, the age limitations established in this Chapter shall not apply in issuing building permits for maintenance or modification of the mobile home.
Mobile homes in mobile home parks are allowed as shown in the use tables in Article 2 and are regulated by the Department of Housing and Community Development.

preparation, excavation, construction, modification, or expansion of any existing or proposed mobile home park, recreational vehicle park, or campground is permitted unless a site development permit is first secured. Minor modifications that do not increase capacity or create new impacts, as determined by the Director, do not require a site development permit. Applications shall be reviewed by affected county departments to determine compliance with the provisions, purpose, and intent of this title and all other county, state, and federal laws. The findings and recommendations of such departments shall be reviewed by the Director in the consideration of any permit.

Standards.
Density.
1. Mobile home parks in the RE- 1 district shall not exceed a density of one dwelling unit per acre. 2. Mobile home parks in the RE- 2 District shall not exceed a density of one dwelling unit per two acres.

Mobile home parks in the RE- 3 District shall not exceed a density of one dwelling unit per three acres. 4. Mobile home parks in the RE- 5 District shall not exceed a density of one dwelling unit per five acres. Design, construction, and operation. Mobile home parks, recreational vehicle parks, and campgrounds shall be designed, constructed, and operated in accordance with applicable state standards. Recreation requirements. Fifteen percent of the gross area of any mobile home park, recreational vehicle park, or campground shall be designated and conducive for recreational purposes (children's play areas may be included in the fifteen percent). Where children are accepted in any mobile home park, recreational vehicle park, or campground, developed and equipped tot lots and children's play areas shall be provided with a total area equaling ten square feet for each recreational vehicle space or campsite within such park or campground. These do not include recreational facilities or accommodations not regulated by the Department of Housing and Community Development, including but not limited to, hotel rooms, apartments, ice skating rinks, or indoor soccer fields. Nonresidential uses. All recreational uses listed as permitted or conditional uses in any General Recreational (K) District and all commercial uses listed as permitted or conditional uses in any Neighborhood Commercial (C-O) District are permissible in any mobile home park, recreational vehicle park, or campground subject to first securing a use permit. A use permit for such uses may only be granted if, in the opinion of the Director, such uses will be primarily for the benefit of residents and occupants of the mobile home park, recreational vehicle park, or campground and the guests of the tenants and occupants. Trailer storage. The storage of boats, utility trailers, and unoccupied mobile homes and recreational vehicles is permitted within any mobile home park or recreational vehicle park. Storage areas for boats, utility trailers, and unoccupied mobile homes and recreational vehicles shall be screened from property bordering the mobile home park or recreational vehicle park.
Landscaping. Landscaping shall be provided along the perimeter of any mobile home park, recreational vehicle park, or campground to form a screen from adjoining property.
Recreational vehicle storage. Except as otherwise provided in this Chapter, two recreational vehicles may be stored in conjunction with an agricultural use on any Agricultural (A) District parcel which does not include a dwelling unit, provided each such stored recreational vehicle is currently registered to the owner of the property where it is stored, and two recreational vehicles may be stored in conjunction with any residential unit in any zoning district, provided said vehicle is located on the same parcel with the dwelling unit. Any such stored recreational vehicle shall not be used as shelter for any human being for more than thirty cumulative days in any calendar year. This section shall not apply to the storage of any mobile home or commercial coach which requires a special permit before it can be moved on any street or highway.
Nonresidential use of mobile homes and recreational vehicles. Except for temporary uses as otherwise provided in this Chapter, a mobile home or recreational vehicle may be used only for the following nonresidential uses: 1. Mobile home sales may be conducted in a mobile home within a permitted mobile home sales lot. 2. Recreational vehicle sales may be conducted in a recreational vehicle within a permitted recreational vehicle sales lot. Conversion of mobile homes and recreational vehicles. Conversion of the structures of mobile homes and recreational vehicles for any nonresidential use is prohibited.

Temporary use of commercial coaches in C, M, BP or A zoning districts and for specified uses in any zoning district. Except as otherwise provided in this Chapter, a commercial coach may be temporarily used for nonresidential purposes related to schools or religious institutions, for tourist information facilities, or temporary real estate sales offices within an approved subdivision, in any zoning district where such uses are allowed and for permitted and conditional uses in any Commercial (C), Industrial (M), Business Park (BP) or Agricultural (A) Zoning Districts subject to the following:
1. The commercial coach shall bear the tag of the state as required by the California Health and Safety Code. 2. The commercial coach shall carry a current state license. 3. The commercial coach shall be kept mobile. 4. Skirting shall be provided along all sides of the commercial coach. 5. Landscaping shall be provided around all sides of the commercial coach. 6. On parcels zoned design control combining (D) and historic design preservation combining (HDP), the design and exterior materials of the commercial coach shall blend with those on existing buildings on the site and in the surrounding neighborhood or be consistent with any applicable design standards in the General Plan or as provided in this title. 7. A performance bond or other security instrument acceptable to the Director and in an amount determined by the Director shall be posted to guarantee that the commercial coach will be removed from the site after the time frame specified in the use permit and no more than five years from the date of issuance of the use permit.
8. The installation of the commercial coach shall be in accordance with all applicable construction codes and the provisions of this code related to commercial, industrial, or business park development or the type of occupancy. 9. A tag 4" X 12" in size identifying the date by which the commercial coach must be removed shall be attached to the commercial coach in a location approved by the Community Development Department. 10. An application for a use permit shall be referred to the Planning Commission for action pursuant to section 17.98.100.
Temporary use of mobile homes or recreational vehicles. A mobile home, without a foundation system, or recreational vehicle may be used as a temporary residence for up to one year while a permanent residence is under construction, provided a building permit is first secured for both the temporary mobile home or recreational vehicle and the permanent residence. The installation of such temporary mobile home or recreational vehicle shall be in accordance with all applicable building codes. If the permanent residence is not completed within one year, an extension of the building permit for the mobile home or recreational vehicle may be granted by the Director for a period totaling not more than one year. The mobile home age limitations established in this Chapter shall not apply to a mobile home or recreational vehicle used as a temporary residence.
Temporary use of commercial coaches for resource development or utilization. Except as otherwise provided in this Chapter, a commercial coach may be temporarily used for nonresidential purposes in conjunction

with mineral, timber, or other natural resource development or utilization in any zoning district where such uses are allowed subject to the following: 1. The commercial coach shall bear the tag of the state as required by the California Health and Safety Code. 2. The commercial coach shall carry a current state license.
3. The commercial coach shall be kept mobile.
4. The installation of the commercial coach shall be in accordance with all applicable construction codes and the provisions of this code related to the type of occupancy. 5. The commercial coach shall be used for offices or other interior space associated with, and at the site of, resource development or utilization. 6. The commercial coach may be used on the site for the life of the resource development or utilization project or for a lesser period of time as specified in the conditional use permit. 7. Except as provided in Subdivision M.10.b. below, a performance bond or other security instrument acceptable to the Director and in an amount determined by the Director shall be posted to guarantee that the commercial coach will be removed from the site after the time frame specified in the use permit.
8. A tag 4" X 12" in size identifying the date by which the commercial coach must be removed shall be attached to the commercial coach in a location approved by the Community Development Department. 9. In addition to the above, a mineral resource development project shall have: a. An approved use permit that is in accordance with Chapter 17.100 and Chapter 8.20 of this code; and b. An approved reclamation plan in accordance with Chapter 8.20, and specific provisions have been made in the reclamation plan and associated financial assurance for ultimate removal and disposal of the commercial coach.
Permanent use of commercial coaches. Except as otherwise provided in this Chapter, a commercial coach may be permanently used for nonresidential purposes in conjunction with schools or public or private institutions in any zoning district where such uses are allowed and for permitted and conditional uses in any Commercial (C), Industrial (M), Business Park (BP) or Agricultural (A) Zoning Districts subject to the following:
1. The commercial coach shall bear the tag of the state as required by the California Health and Safety Code. 2. The commercial coach shall carry a current state license. 3. The commercial coach shall be installed on a permanent perimeter foundation or other permanent foundation with skirting around the unit.
4. Landscaping shall be provided around all sides of the commercial coach. 5. The design and exterior materials of the commercial coach shall blend with those on existing buildings on the

site and in the surrounding neighborhood or be consistent with any applicable design standards in the General Plan or as provided in this title. 6. The installation of the commercial coach shall be in accordance with all applicable construction codes and the provisions of this code related to commercial, industrial, or business park development or the type of occupancy.
Temporary business quarters. A mobile home, recreational vehicle, or commercial coach may be used as a temporary office or business quarters for up to one year while a permanent building to house such office or business is under construction on a parcel zoned for such business provided building permits are first secured for both the temporary and permanent structures. The installation of such mobile homes, recreational vehicles, or commercial coaches shall be in accordance with all applicable building codes and provisions of this Chapter. The mobile home, recreational vehicle, or commercial coach shall be removed within two weeks of occupancy of the permanent office or business building or within one year from issuance of building permits for its installation. If the permanent office or business building is not complete within one year, an extension of the time frame for removal of the temporary facility may be granted by the Director provided a security agreement is executed and a financial assurance in an amount approved by the Director is deposited with the Community Development Department to insure such removal. The mobile home age limitations established in this Chapter shall not apply to a mobile home, recreational vehicle, or commercial coach used as a temporary office or business quarters. Temporary facilities on construction sites. In the case of construction projects, one mobile home, recreational vehicle, or commercial coach may be located on the construction site and used by the contractor building any such project or the property owner as a temporary field office or temporary living quarters provided building permits are first secured for both the temporary facilities and permanent structures. The installation of such a mobile home, recreational vehicle, or commercial coach shall be in accordance with all applicable building codes and provisions of this code. The mobile home, recreational vehicle, or commercial coach shall be removed within two weeks of completion of the construction project. An extension of the time frame for removal of the temporary facility may be granted by the Director provided a security agreement is executed and a financial assurance in an amount approved by the Director is deposited with the Community Development Department to insure such removal. Additional mobile homes, recreational vehicles, or commercial coaches may be permitted subject to first securing a use permit. The mobile home age limitations established in this Chapter shall not apply to a mobile home, recreational vehicle, or commercial coach used as a temporary field office or temporary living quarters. Mobile homes used as guesthouses. As provided herein, mobile homes either on foundation systems or not on foundations may be used as guesthouses in all districts except Mobile Home Exclusion Combining (MX) Districts and districts in which guesthouses are not an authorized use, provided that skirting is installed around the mobile home. New mobile homes used as guesthouses shall be constructed at the factory without kitchen facilities or, if already constructed, the kitchen facilities must be removed at the factory prior to transporting to the site. Existing mobile homes used as guesthouses shall have the kitchen facilities removed prior to installation of the mobile home on the site. Mobile homes may also be used as accessory dwelling units as defined under state law.