Chapter 17.106

Mobile Home Parks and Mobile Homes on Single-Unit Parcels

The standards in this chapter apply only to agricultural worker housing (as defined in Article 8) on active farming operations where allowed by this title (see "Agricultural, Horticulture"). These standards do not apply to housing accommodating six (6) or fewer residents, which is classified as employee housing (as defined in Article 8) and regulated as a single-unit dwelling land use in accordance with this title and State law.

The purpose and intent of this section is to regulate the development of mobile home parks and mobile homes on single-unit parcels to: [Source: NEW]

• A. Promote safety and accessibility;

• B. Encourage open space and amenities;

• C. Ensure long-term maintenance and compliance; and

• D. Ensure high quality development.

The following standards shall apply to all agriculture worker housing units:

• A. Agricultural worker housing shall obtain all applicable State-mandated entitlements and shall comply with the development standards established in the Employee Housing Act (Health and Safety Code Section 17021 et seq.).

• B. Agricultural worker housing units shall be allowed in compliance with Article 2 (Zones, Allowable Uses, and Development Standards). [Source: NEW]

• C. Agricultural worker housing shall comply with all applicable State laws including, when applicable, the California Mobilehome Parks Act. [Source: NEW]

• D. Prior to issuance of a certificate of occupancy for construction of such housing,

• A. Density. Proposed mobile home parks shall comply with the following requirements: [Source: 17.34.120.A.1]

  1. Minimum Parcel Area for Parks. Four (4) acres. [Source: 17.34.120.A.1.a] 
  
  2. Minimum Parcel Area. Two thousand four hundred (2,400) square feet for each mobile home site. [Source: 17.34.120.A.1.b] 
  
  3. General Plan Compliance. Maximum allowable density shall be within the range allowed by the General Plan land use designation of the site and shall be determined by Conditional Use Permit approval in compliance with Chapter 17.58 (Conditional Use Permit and Minor Use Permit). [Source: 17.34.120.A.1.C, modified] 
  

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• B. Accessory Uses Allowed. A mobile home park may contain accessory uses that are primarily for the convenience of the residents of the park. Any structure used for an accessory use shall meet all requirements for a main structure and shall be architecturally compatible with other structures on the site. Allowable accessory uses include laundry facilities, vending machines, storage area for recreational vehicles, management facility, recreational facility, and other uses which in the opinion of the Director are of a similar nature. [Source: 17.34.120.A.9]

• C. General Development Standards. The following standards shall apply to all mobile home parks:

  1. Setbacks. Minimum setbacks between mobile homes and other structures shall be ten (10) feet on all sides, including front and rear, except for any side or rear abutting the project property line, in which case the minimum setback shall be fifteen (15) feet. When an awning, cabana, porch, carport, or similar structure is attached to a mobile home, the minimum setback between these types of elements and other structures shall be six (6) feet. [Source: 17.34.120.A.2]

  2. Parcel Coverage. The maximum parcel coverage allowed in the mobile home park shall comply with the requirements of the applicable zone in which the mobile home park is proposed. [Source: 17.34.120.A.3, modified]

  3. Parking Regulations. On-site parking improvements and required parking spaces shall comply with Chapter 17.30 (Parking, Loading, and Access). [Source: 17.34.120.A.4, modified]

  4. Signs. In addition the standards established in Chapter 17.36 (Sign Regulations), one (1) nonilluminated or indi-

rectly illuminated sign shall be allowed at each entrance to the park. The sign may be either wall mounted or freestanding monument-type. Signs shall not exceed thirtytwo (32) square feet in area. Freestanding signs shall not exceed a height of six (6) feet. [Source: 17.34.120.A.7]

5. Landscaping. All open areas shall be landscaped and continuously maintained. At least sixty (60) percent of all open areas shall be landscaped with live materials. Landscaping shall include planting of trees along perimeter boundaries adjacent to adjoining properties. Trees shall be of a minimum fifteen-gallon size with a minimum of one (1) tree for each mobile home site. Additional and more mature trees may be required through Conditional Use Permit approval in compliance with Chapter 17.58 (Conditional Use Permit and Minor Use Permit). [Source: 17.34.120.A.8]

   6. Screening. A six-foot-high wall, fence, or landscape screen may be required along all project boundaries. If a wall or fence is required, it shall not be less than six (6) feet. [Source: 17.34.120.A.10]

• D. Open Space. Each mobile home park shall contain a minimum of three hundred (300) square feet of common open space for each mobile home site that includes amenities established in Paragraph a, below. In family parks, an additional three hundred (300) square feet per site shall be added. In no case shall the total recreation space be less than six thousand (6,000) square feet in area and each single recreation area shall be a minimum of three thousand (3,000) square feet in area. [Source: 17.34.120.A.5]

  1. Required Amenities. Projects shall incorporate the following amenities:

     • a. One (1) amenity shall be provided for each twenty (20) units or fraction thereof.

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  - b. Common area amenities shall occupy a minimum area of four hundred (400) square feet. Common areas shall have a minimum width of fifteen (15) feet in any direction. [Source: NEW] 

  - c. Common areas may be combined into a single area if the minimum required elements for each are included within the combined area. 

2. Allowed Amenities. Allowed amenities include the following:

   • a. Active recreational facilities (i.e., spaces, fields, courses, or equipment used for recreational activity).

   • b. Passive recreation facilities (paseos, plazas, or shaded seating areas used as gathering spaces) with a minimum seating capacity for eight (8) persons and a minimum of one (1) feature element. Feature elements include, but are not limited to, barbecues, firepits, commissioned public art, water features, or picnic tables.

   • c. Playground or tot lot with a minimum of three (3) structured play modules (i.e., slide, swing, and climber) and an adjacent bench or sitting area.

   • d. Lounge or media room.

• E. Access and Roadway Standards. Park access shall be designed and constructed as follows:

  1. All streets shall comply with the Town's standards for local residential streets. Narrow residential streets may be allowed, subject to approval of the Public Works Director, Director, and Fire Marshal. [Source: 17.34.120.A.6.a]

  2. No access driveway shall be located closer than one hundred (100) feet to any intersection. [Source: 17.34.120.A.6.b]

3. The use of cul-de-sac streets is discouraged in mobile home parks. All cul-de-sac streets shall have a minimum outside turning radius of forty (40) feet. [Source: 17.34.120.A.6.c]

   4. All corners shall have minimum fifteenfoot radii. [Source: 17.34.120.A.6.d]

   5. All streets shall be adequately lighted in compliance with the Town's standards for roadway lighting. [Source: 17.34.120.A.6.f]

   6. Each site shall front on an access street. [Source: 17.34.120.A.6.g]

   7. Traffic control devices shall be provided at all intersections with public streets. [Source: 17.34.120.A.6.h]

• F. Staged Development. Development may be in stages provided that each stage meets the minimum standards of this section and there is no occupancy of any mobile home until at least ten (10) mobile home lots are developed and improved on at least two (2) acres. [Source: 17.34.120.B]

• A. Applicability. One (1) mobile home per parcel is allowed wherever a single-unit dwelling is allowed in compliance with Article 2 (Zones, Allowable Uses, and Development Standards), subject to the standards of this section. [Source: 17.34.122.A, modified]

• B. Mobile Home Standards. A mobile home located on a parcel outside of a mobile home park shall be: [Source: 17.34.122.B]

  1. Placed on a permanent foundation system; [Source: 17.34.122.B.1]

  2. Constructed after September 15, 1971, and issued an insignia of approval by the California Department of Housing and Community Development; or constructed after

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July 1, 1976 and issued an insignia of approval by the U.S. Department of Housing and Urban Development, and has not been altered in violation of applicable codes; [Source: 17.34.122.B.2]

3. Occupied only as a residential use type in compliance with all applicable regulations; [Source: 17.34.122.B.3]

4. Subject to all Zoning Code provisions applicable to residential structures; [Source: 17.34.122.B.4]

5. Constructed with a minimum width of twelve (12) feet, not including an "expander"; [Source: 17.34.122.B.5]

6. Covered with an exterior material (including stucco, Masonite and horizontal "lap" siding) customarily used on conventional dwellings and approved by the Director. The exterior covering materials shall extend to the ground, except when a solid concrete or masonry perimeter foundation is used, the exterior covering materials need not extend more than six (6) inches above finished grade; [Source: 17.34.122.B.6]

7. Constructed with a roof pitch of not less than three (3) inches vertical rise for each twelve (12) inches of horizontal run and consisting of shingles or other material customarily used for conventional dwellings and approved by the Director; and [Source: 17.34.122.B.7]

8. Have eaves of a conventional design. [Source: 17.34.122.B.8]

• C. Corner Lots. On corner lots, the mobile home needs to comply with the development standards for corner lots included in Section 17.10.050(H), which require enhanced architecture. [Source: NEW]