West Sacramento Municipal Code Art. II Installations

The purpose of this article is to set forth the requirements regarding the installation of mobile homes in the mobile home combining zone (MHF) or in the agricultural (A) zones of the city.

(County code § 8-4.101)

This article is enacted pursuant to the authority set forth in Section 65852.3 of the Government Code of the state Sections 18300 and 18551 of the Health and Safety Code of the state and administrative regulations adopted pursuant thereto; the state Planning Law set forth in Title 7 of the Government Code of the state; and the city's general police power provided in Section 7 of Article XI of the Constitution of the state.

(County code § 8-4.102)

This article shall apply only to mobile homes located outside mobile home parks, which mobile homes are placed on foundations.

(County code § 8-4.103)

For the purpose of this article, the words set out in this section shall have the following meanings:

"Director"

means the city community development director or his or her successor in duty and function, or the director's designate.

"Foundation"

means a foundation system for a mobile home which meets the mobile home foundation system standards approved by the Department of Housing and Community Development of the state, pursuant to Section 18551 of the Health and Safety Code of the state.

"Mobile home"

means and shall be limited to those mobile homes constructed or purchased after January 1, 1974, and certified under the National Mobile Home Construction and Safety Standards Act of 1974 (42 USC Section 5401, et seq.) and/or which bear an insignia of approval issued by the Department of Housing and Community Development of the state, which mobile homes are designed and equipped, and are intended to be used to contain not more than one residential dwelling unit. "Mobile home" shall not include a recreational vehicle, commercial coach or factory-built housing as defined in Section 19971 of the Health and Safety Code of the state.

"Mobile home combining zone (MHF)"

means an area zoned as being compatible for the installation of mobile homes pursuant to Chapter 17.64 of this code.

(County code § 8-4.201 C 8-4.204)

It shall be a violation of this article for any person to install a mobile home on a foundation unless the director has approved the site plan for the parcel upon which the mobile home will be located pursuant to Sections 15.04.130 through 15.04.160, all the design criteria set forth in Sections 15.04.170 through 15.04.200 and all the conditions on the approval of the site plan have been satisfied.

(County code § 8-4.301)

A. No mobile home shall be approved for installation on a foundation unless a site plan for the proposed mobile home has been approved by the director pursuant to Sections 15.04.130 through 15.04.160.

B. The procedures for the site plan review is as set forth in Chapter 17.61, and the director's decision shall be appealable to the planning commission and the city council as set forth in Chapter 17.61.

C. On an appeal, the planning commission and the city council shall apply the requirements of this article.

(County code § 8-4.401)

No site plan for the installation of a mobile home on a foundation shall be approved unless all the following findings are made in the affirmative:

A. That the mobile home owner has provided adequate written evidence that he or she owns or holds title to the real property where the mobile home is to be installed, and the installation of a mobile home on a foundation would not violate any covenant, condition or restriction of record. Such evidence shall take the form of a preliminary title report, issued by a licensed title company for the purpose of title insurance, and a copy of any recorded restrictive covenant. "Owns or holds title to the real property" means that the applicant is seized of an undivided fee interest in the subject parcel, whether or not the fee is subject to a security interest by deed of trust or mortgage;

B. That the applicant has provided written consent from any person who holds legal title to the mobile home to install the mobile home on a foundation system, the consent of sufficient specificity to enable the director to verify the consent;

C. That the location of a dwelling on the proposed property is a permitted or accessory use in the zone or, if a conditional use permit is required, that the use permit has been issued and all conditions have been satisfied;

D. That the property is zoned within a mobile home combining zone (MHF) as required by Chapter 17.64, or a mobile home on a foundation is a permitted or approved conditional use in the zone;

E. If the property is zoned within a mobile home combining zone (MHF), and the zone embodies design standards for mobile homes, that the mobile home proposed to be installed complies with the design standards applicable within the particular mobile home combining zone (MHF);

F. That the parcel in question was created in conformity with and complies with all the requirements of the Subdivision Map Act of the state;

G. That the proposed use is consistent with the general plan;

H. That the proposed use conforms to all the applicable requirements of federal or state laws or regulations and all other applicable requirements of this code and/or the general plan. Conformity shall be evidenced by the written comments of all agencies with jurisdiction regarding their requirements to ensure compliance with the laws and/or regulations each enforces or by their absence of comment within the comment period;

I. That the design of the proposed installation conforms to all the design criteria set forth in Sections 15.04.170 through 15.04.200; and

J. That all other approvals and/or permits required for the particular parcel and installation in question to be issued by the city, except the building permit, have been issued and/or approved.

(County code § 8-4.402)

The director may conditionally approve a site plan subject to the conditions as are required to enable the proposed use to comply with all the findings set forth in Section 15.04.140. Such conditions shall be satisfied before a building permit is issued for the subject improvements and may include a cash deposit, bonds and/or contractual agreements satisfactory to the city to meet the required conditions at the time specified in therein.

(County code § 8-4.404)

A. All applicants for site plan approval pursuant to Sections 15.04.130 through 15.04.150 shall pay a fee in the amount set by the city council by resolution to the community development department; the applications shall not be certified as complete for acceptance until the fee is received. The fee shall be in addition to any other fee required by this code or other laws or regulations for the application in question.

B. The fee referenced in this section shall be waived if a fee for a use permit and/or a variance processed in conjunction with the same site plan approval has been paid. The fee shall be in addition to, and not in lieu of, fees paid for the processing of land division maps.

(County code § 8-4.405)

The purpose of Sections 15.04.180 through 15.04.200 is to set forth uniform standards and criteria for the design, dimensions, facilities and related structures and improvements of mobile homes proposed to be located on foundations, so as to ensure their compatibility for use within the area in question, and to ensure compliance with any design criteria applicable in the particular mobile home combining zone (MHF) in which they are located, so as to allow such uses to locate in the areas proposed with reasonable harmony with the existing structures and reasonably minimize damage to the natural or manmade environment of the area or to the value of properties within the area.

B. The design criteria are intended to be applied so as to maximize the harmony between the existing structures within the area and the proposed mobile home uses and to ensure compatibility between the mobile home uses and the design criteria met by conventionally built dwellings within the area.

(County code § 8-4.501)

No mobile home shall be located on a foundation outside a mobile home park in any zone in the incorporated portions of the city unless all the following criteria are met:

A. The mobile home shall be occupied only as a single-family residential use.

B. The mobile home shall be subject to and comply with all the zoning provisions of this code applying to residential structures in the subject zone.

C. The mobile home shall be attached to a permanent foundation system which complies with the requirements of the Department of Housing and Community Development of the state.

D. The mobile home shall have a floor area of sufficient size to be compatible with existing dwellings in the area or as required by the mobile home combining zone (MHF).

E. A storage building of at least eighty square feet in interior floor space and enclosed with full walls shall be provided on the lot with the mobile home, unless a garage is provided pursuant to subsection J of this section.

F. In all areas zoned mobile home combining zone (MHF), the mobile home shall be covered with an exterior material and color compatible with that used on conventional dwellings in the surrounding area and approved by the director. The exterior covering material shall extend to the ground, except that when a solid concrete or masonry perimeter foundation is used, the exterior covering material need not extend below the top of the foundation but shall meet the requirements of the applicable building codes.

G. The mobile home shall have a roof of not less than three-inch rise for each twelve inches of horizontal run, and be constructed of a roofing material and color compatible with that used for conventional dwellings in the surrounding area, and be approved by the director.

H. The director may require the construction of a porch or porches when it is necessary to render the design of the mobile home compatible with existing dwellings in the surrounding area.

I. The mobile home shall have a roofline and eave extension compatible with those on conventional dwellings in the surrounding area.

J. Parking shall be provided as required by the applicable provisions of this code. The requirement for a garage and its minimum area shall be as set forth in the design standards established pursuant to Chapter 17.64 for the particular mobile home combining zone (MHF) in question. When attached, the garage shall not be supported in any fashion by the mobile home. The garage shall be constructed of the same or a similar material and color on the exterior and roof surface as the mobile home exterior and color. The construction of the garage shall be subject to applicable building permit requirements.

K. The grading, landscaping and irrigation required for the mobile home site shall be the same as that of other conventional dwellings in the surrounding area.

L. The level of the floor of the mobile home shall be the same as that of other conventional dwellings in the surrounding area; provided, however, in no event shall the level of the floor be less than that required by Title 18 relating to floodplain management.

(County code § 8-4.502)

A mobile home may be attached to an existing conventional structure or another mobile home earlier installed on a foundation with the approval of the director. The director shall not approve such use unless all the following findings are made:

A. That the mobile home will comply in all respects with Sections 15.04.130 through 15.04.160 and all other federal, state and city regulations regarding the placement of mobile homes on foundations; and

B. That the roof design, color and material and the siding material and color shall reasonably match the structure to which the mobile home is proposed to be attached.

(County code § 8-4.503)

A structure of conventional construction may be added to a mobile home which has been installed in compliance with Sections 15.04.120 through 15.04.150 and shall be constructed in conformity with the Uniform Building Code and applicable state regulations.

(County code § 8-4.504)

A. The director may authorize variances to the design criteria set forth in Sections 15.04.160 through 15.04.190.

B. The findings required to grant a variance pursuant to this section shall be those set forth in Article 29 of Chapter 2.

(County code § 8-4.601—8-4.602)

The installation of a mobile home on a foundation without an approved site plan or in violation of the conditions of approval shall constitute a violation of this chapter and, in addition, shall constitute a violation of the zoning provisions set forth in Title 17 and shall be abated pursuant to Article 31 of Chapter 2.

(County code § 8-4.701)