Vallejo Municipal Code Ch. 16.328 Mobile Home Parks

These regulations implement the general plan housing element and applicable requirements of California law and regulations by preserving and protecting existing mobile home parks as alternative types of residential units, with opportunities for affordable housing. Mobile home parks shall be developed and maintained to provide safe and quality living environments for their residents; as well as designed to fit into the neighborhoods where they are located.

Mobile home parks are allowed in low-, medium-, and high-density residential districts subject to approval of a major use permit, as prescribed in Chapter 16.606, Minor and Major Use Permits and compliance with the following standards:

A. Minimum Park Area. Each mobile home park shall contain a minimum of four acres.

B. Maximum Density. A mobile home park shall not exceed the density requirements applicable to the zoning district in which it is located.

C. Setbacks.

1. Front. Each mobile home park shall have a front setback measured from the front property line to the nearest mobile home lot line not less than twenty feet for the full width of the parcel.

2. Sides and rear. Each mobile home park shall have a rear setback and side setbacks measured from the property line to the nearest mobile home lot line, not less than fifteen feet on all sides of the parcel, except where a side or rear setback abuts a street, in which case the setback shall not be less than twenty feet.

3. Setbacks for individual mobile homes.

a. Front and rear. There shall be an aggregate front and rear setback width of at least twenty feet measured from the mobile home, carport, canopy or any other structure to the mobile home lot line. No front or rear setback shall be less than five feet.

b. Sides. There shall be a minimum side setback of five feet measured from the mobile home, carport, canopy or any other structure to the mobile home lot line. Where the side setback abuts an internal access road, public parking area, or walkway, that side setback shall be not less than ten feet in width.

c. Separation between structures. Where a mobile home is located near any permitted building other than another mobile home, the minimum space between the mobile home and any other building shall be twenty feet.

D. Height. No mobile home shall exceed the maximum permitted height for a detached single-unit residence in the zoning district where the park is located. Other structures shall meet the requirements applicable to accessory structure other than accessory dwelling units.

E. Permanent Structures Prohibited. Permanent buildings or structures on individual mobile home sites, including room additions, cabanas, carports, or patio structures shall be prohibited. Portable demountable structures which may be easily disassembled and moved may be permitted subject to review and approval by the director and the building official.

F. Parking. At least one individually accessible and one tandem parking space shall be provided for each mobile home site.

G. Lighting. Mobile home park lighting shall consist of street electrolier type rather than flood lighting.

H. Access and Street Standards.

1. Pedestrian access. Pedestrian access into the mobile home park shall be provided by connecting the interior pedestrian pathway network with sidewalks located in the rights-of-way of perimeter streets.

2. Vehicular access. Vehicular access to mobile home parks shall be from abutting regional or transitional streets. Vehicular access to mobile home parks from local streets in the RLD and RMD Zoning Districts shall be prohibited. One vehicular access to mobile home parks from each abutting regional or transitional street may be permitted.

3. Internal access roads. Internal access roads shall be paved to a width of not less than twenty-five feet. Internal access roads of less than twenty-five feet may be permitted when mobile home orientation is toward interior open space. Internal access roads shall be thirty-two feet in width if car parking is permitted on one side, and forty feet in width if car parking is permitted on both sides. Widths shall be measured from the flowline for both standard curb construction and rolled curb construction and any variation is subject to the city engineer's approval.

4. No mobile home park entrance shall be located closer than one hundred feet to any intersection of any public streets.

5. All internal access road cul-de-sacs shall have a minimum outside turning radius of thirty-two feet.

6. All internal corners shall have minimum fifteen-foot radii.

7. Curbs and gutters shall be installed on both sides of all internal access roads. Curbs may be roll-type rather than vertical.

8. All internal access roads shall be adequately lighted A photometric plan shall be reviewed and approved by the city engineer.

9. Each site shall have access directly to an internal access road.

10. Stop signs shall be provided at all intersections with public streets.

I. Fencing, Walls and Landscaping.

1. Required fences and walls. A six-foot high solid masonry wall or such other decorative fencing or screening of a similar nature as determined by the review authority shall be constructed along all boundaries adjoining other properties and fifteen feet back of the property line adjacent to any public street unless otherwise approved.

2. Park perimeter landscaping. All setbacks and incidental open space areas shall be landscaped and maintained. Landscaping shall include trees not less than a number required by Chapter 16.504, Landscaping. The trees shall be at least eight feet in height. An irrigation system shall be included within all landscaped areas, and other assurances given prior to the development of the mobile home park that all landscaping shall be adequately maintained.

3. On-site landscaping. In the design of the mobile home park, the developer shall make every effort to retain existing trees. Not less than twenty percent of each mobile home space shall be landscaped with plant materials, including at least one tree at least eight feet in height with a trunk diameter of at least one inch measured one foot above ground level. Tree selection shall be a part of the landscape plan review process.

J. Grading. Mobile home parks in areas of excessive slope may require additional lot area to minimize cut and fill slopes; however, where mobile home sites are graded into stepped pads, there shall be no more than a three-foot vertical elevation difference between adjoining pads whether separated by an internal access road or not. Mobile home parks located in hillside areas shall be developed in compliance with the applicable requirements of Chapter 16.212, Hillside Development Standards.

K. Recreation and Open Space.

1. A common recreation area with at least one hundred square feet of floor area for each mobile home unit shall be provided.

2. A patio of wood, concrete or a combination thereof, with a minimum area of one hundred sixty square feet, shall be installed as part of each mobile home lot prior to occupancy of the unit.

L. Storage.

1. Tenant storage. A minimum of seventy-five cubic feet general storage locker shall be provided for each mobile home space. Storage lockers may be located on the mobile home lot or in locker compounds located within close proximity of the mobile home lot being served.

2. In addition to the required parking for each unit, "reservoir parking" at the rate of one such parking space for every four mobile home sites shall be provided to accommodate campers, boats, pickup trucks, hauling trailers, and the like. Each reservoir parking space shall be at least ten feet by thirty feet in size.

3. Storage of mobile homes. No mobile home shall be hauled to or stored within a mobile home park unless it is properly erected on a site approved for its use.

M. Utilities.

1. All service utilities such as electricity, water, gas, and other similar utility within the property lines of the premises of a mobile home park shall be installed underground.

2. Sanitary sewer. Each mobile home space shall be provided with a connection to a city sewer line, either directly or indirectly.

N. Fire Protection. Every mobile home park shall be equipped at all times with fire extinguishing equipment in good working order of such type, size, and number and so located within the park as to satisfy applicable regulations of the fire department.

O. Management office. Each mobile home park shall maintain a management office. Suitable facilities shall be provided for mail distribution.

P. Additional Requirements. Mobile home parks are subject to the requirements of Chapter 5.64, Mobile Home Parks Rent Control, of the Vallejo Municipal Code, and the following additional requirements:

1. Each mobile home shall be located on an approved mobile home site, and all mobile home sites shall be designed to accommodate independent mobile homes. No mobile home site shall be used as the location for more than one mobile home or trailer. All construction and operation procedures within the property lines of the premises of a mobile home park shall be in accordance with the provisions of the most recent edition of:

a. California Health and Safety Code, Division 13 (entitled "Housing"), Part 2 (entitled "Mobile Homes - Manufactured Housing), Section 18000 et seq.

b. California Code of Regulations, Title 25, Division 1, Chapter 3, Subchapter 2 (entitled "Mobile Homes, Recreational Vehicles and Commercial Coaches), Section 4000 et seq.