Calistoga City Zoning Code
CHAPTER 17
20 MHP MOBILE HOME PARK DISTRICT
§ 17.20.010 Purpose.
The purpose of the MHP district is to: establish standards for the development and construction of mobile home parks; assure, through use permit review, that a mobile home park is compatible with surrounding uses; protect local mobile home residents from potential development resulting from the transition of existing parks to conventional housing or other uses, and to articulate City policy that affordable housing shall be safeguarded from economic forces that may result in removal of housing stock that currently provides for the combination of persons with different economic means.
§ 17.20.020 Uses permitted.
Uses allowed in an MHP district are as follows:
A.
Uses Permitted by Use Permit.
1.
Residential mobile homes;
2.
Mobile home parks;
3.
Permanent apartment units, for managers of the park, provided such apartments are included in calculating density of the mobile home park;
4.
Office space in conjunction with park operation;
5.
Recreational buildings and facilities, restrooms, laundry rooms and the like for the sole purpose of the residents' use and enjoyment;
6.
Home occupations in accordance with Chapter 17.43 CMC;
7.
Uses determined by the Planning Commission to be similar in nature as provided for according to the procedures in Chapter 17.03 CMC.
§ 17.20.030 Existing uses.
All mobile home parks existing as of the effective date of the ordinance codified herein, which were properly approved at the time of their construction, are deemed to have approved site development plans under this title and to have all rights of any other mobile home park development which may receive approval of a site development plan subsequent to the enactment of this title, and such existing mobile home parks are not subject to the requirements of this title except as hereinafter specifically provided.
(Ord. 376-A § 1, 1982)
§ 17.20.040 Park site development standards.
A.
Density. The density of a mobile home park shall be compatible with the general plan density for the area. The average density shall not exceed eight dwelling units per net acre.
B.
Park Site Area. A mobile home park site shall consist of a minimum of 15 acres and have frontage of at least 500 feet on a dedicated street.
C.
Minimum Yard and Building Height Requirements for Park Site.
1.
Park sites shall maintain a setback of 30 feet from any public street for all structures.
2.
There shall be maintained a minimum setback of 20 feet along the non-street exterior boundaries of the mobile home park site.
3.
Building heights for all structures shall not exceed 25 feet or two stories unless otherwise approved by the Planning Commission.
4.
Fences up to six feet in height shall be required along the park boundaries. Fences up to eight feet in height may be permitted in the front setback area when construction is approved by the Planning Commission; provided, that the fence maintains an average setback of 15 feet from the property line at any point and that the area between the fence and the property line is well-landscaped and maintained. Any fence and landscaping material shall be limited in height at intersections of street, driveways and pedestrian walkways as provided in Chapter 17.52 CMC.
D.
Vehicular Circulation.
1.
There shall be no individual access to a mobile home space from any public street. The main entrance to a mobile home park shall be a minimum width of 30 feet including two travel lanes separated by a landscaped island, a minimum of six feet in width. No parking shall be permitted in the entry lanes for a distance of 100 feet from the property line.
2.
Access roads within a mobile home park shall be paved to a width not less than 25 feet. Streets giving direct access to more than 20 homesites shall be deemed collector streets and shall be 40 feet wide, curb-to-curb, with parking permitted on both sides. No parking shall be permitted on roads less than 40 feet in width.
3.
Parking bays may be permitted in lieu of on street parallel parking, when deemed appropriate by the Planning Commission.
4.
Cement concrete rolled curbs and gutters shall be installed on both sides of all access roads.
5.
All private street names shall be approved by the Planning Commission.
6.
All access roads shall be adequately lighted.
7.
Vehicular access no less than 15 feet in width shall be provided to each mobile home site.
E.
Pedestrian Circulation. Sidewalks shall be incorporated into the design wherever possible to provide meandering, well-landscaped walkways which originate near individual homesites or at the ends of service courts and lead to the common recreation area and to adjacent public streets.
F.
Public Utilities and Services.
1.
Each mobile home space shall be connected to the City's sanitary sewer and municipal water services.
2.
Geothermal resources available on site may be used by recreational purposes as approved by the Planning Commission and subject to geothermal development standards as approved by City resolution.
3.
All electrical, telephone, and television service within the mobile home park shall be located underground.
G.
Recreation Area. In addition to the open area required around the periphery of the mobile home park, there shall also be provided a minimum of 500 square feet per unit of net usable common area for a combination of both indoor and outdoor community recreation and service facilities which may be utilized for a clubhouse or other multipurpose space, outdoor sports courts, or swim pool and hot pool facilities.
H.
Boat and Trailer Storage. All pleasure boats and travel trailers shall be stored in an area set aside for such storage on the approved plans. The area shall be screened from view and shall provide a minimum of one boat or trailer space not less than 10 feet by 20 feet for each five mobile home sites in the park.
I.
Park Identification Signs. Park identification signs shall comply with the provisions of Chapter 17.58 CMC. In addition each park shall maintain a park directory sign depicting the location and house number of each mobile home unit.
J.
Model Home Display. Upon completion of the conditions of the use permit approval establishing the mobile home park including landscaping up to six homes may be utilized for display models, including the use of one home as a sales office, in order to facilitate the sale of units for placement within the particular development. The homes shall be completely stabilized and ready for occupancy and the home site landscaped. Use of the homes for display or a sales office shall terminate within 90 days after 90 percent of the homes in the development are in place and ready for occupancy.
§ 17.20.050 Individual mobile home site development standards.
A.
Site Area.
1.
Minimum area per space shall be 3,500 square feet;
2.
Minimum space width, 50 feet;
3.
Minimum space depth, 70 feet.
B.
Yard Requirements.
1.
Front yard a minimum of 10 feet extending across the full width of the lot;
2.
Side or rear yard, a minimum of five feet. Where a side or rear yard abuts a parking area, access road or pedestrian path a minimum of 10 feet shall be provided;
3.
Distance between any structures on the site and between structures on adjacent mobile home sites shall be a minimum of 10 feet;
4.
To encourage good design and avoid monotony or row-type development, variations from the above yard requirements may be permitted by the Planning Commission when units are clustered or otherwise oriented to take advantage of common areas of open space or solar orientation. However, no such variances shall be less restrictive than the yard requirements set forth in the Mobile Home Parks Act, State Health and Safety Code, Sections 18000 et seq.
C.
Coverage. No more than 50 percent of a home site may be covered with structures such as the mobile home, carports, and storage buildings.
D.
Parking requirements, see Chapter 17.36 CMC.
§ 17.20.060 Special requirements.
To enhance the residential character of the mobile home park and minimize the adverse effects on surrounding properties, the following requirements shall apply:
A.
All tongues when readily removable shall be removed once a mobile home is in place. Those not detachable shall be screened by landscaping or other material satisfactory to the Planning Commission.
B.
All open area under a mobile home shall be enclosed by approved skirts or by a combination of skirts and gradings, except for minimum openings required for cross ventilation.
C.
Individual mobile home sites shall be constructed to provide a level patio and yard surface a minimum of eight feet wide and extending across the rear of a mobile home and along the side which is designed for patio living. The surface shall be no more than 18 inches below the finished floor level of a mobile home and no less than that required to comply with minimum state requirements for cross ventilation. The above patio requirements shall not preclude the construction of a porch, if so desired by the developer or a mobile home resident.
D.
To lower the profile of mobile homes in parks adjacent to residential areas, the following shall apply:
1.
The utility island sewer connection shall be set as low as possible consistent with State law.
2.
Whenever possible and consistent with proper drainage and minimum State cross ventilation requirements, a mobile home shall be lowered by grading and excavating underneath the home and adequate nonmechanical drainage shall be provided.
E.
The following landscape provisions shall apply to all mobile home parks:
1.
All open areas except driveways, parking areas, walkways, utility areas, improved decks, patios or porches shall be well-landscaped and maintained. A detailed landscape plan shall be submitted with each use permit application.
2.
Substantial trees shall be planted throughout the development in all common open areas and at least one tree provided on each home site. Specimen trees of no less than 10-gallon container size shall be required at least every 30 feet along any setback adjacent to public streets.
F.
Mobile home park development within the City shall comply with applicable provisions of the State Health and Safety Code relating to the maintenance, use and occupancy of mobile homes, seismic bracing, and the construction and operation of mobile home parks, as well as the regulations set forth in Title 25, Chapter 5 of the State Administrative Code, except when provisions of the ordinance codified herein call for more restrictive regulations.
