A.   Occupancy: No mobile home shall be occupied or used for living or sleeping purposes, or be parked, other than in a mobile home sales yard or in an approved storage area within a CS, CH or I District, unless it is located within a licensed mobile home park; provided, that a mobile home may also be used as follows: as an office for a construction project, circus or carnival; as a residence of a watchman on the site of a construction project or an industrial use; or to provide temporary living quarters for circus or carnival personnel in accordance with the provisions of an approved conditional use permit; or as a single-family dwelling when set on a permanent foundation within any RA, R, RM or PO District.

   B.   Location And Access: For purposes of this Title, mobile home parks are considered to require the same considerations in their location as do multi-family dwellings under policies of the General Plan. Mobile home parks shall be located only within RM Districts, with access from elements of the arterial or collector street system to be considered as a condition of approval. (Ord. 527, 8-4-1997)

   A.   Park Area, Density And Site Area:

      1.   Park Area: The minimum area of a mobile home park shall be five (5) acres. The first phase of mobile home park development shall be not less than five (5) acres and shall include all required recreational and service amenities.

      2.   Density: The maximum density shall be eight (8) mobile home sites per gross acre.

      3.   Site Area: Each mobile home site shall be not less than three thousand (3,000) square feet in area, including pad, parking, private access, landscaping and private storage areas.

         a.   No mobile home site shall be less than thirty feet (30') in width.

      4.   Clearances, Setbacks And Yard Spaces:

         a.   Mobile Home Park:

            (1)   Front yard   20 feet

            (2)   Interior side yard   10 feet

            (3)   Street side yard   10 feet

            (4)   Interior rear yard   10 feet

            (5)   Street rear yard   20 feet

         b.   Mobile Home Sites Within The Park:

            (1)   Front yard   10 feet

            (2)   Side yard   5 feet

            (3)   Rear yard   10 feet

No mobile home shall be located in any required yard space, except that tow bars may extend into such yard space, and other incidental structures may be located in accordance with the provisions of Section 11-9-10 of this Title.

      5.   Patios And Pads:

         a.   Each mobile home site shall have a hard surfaced patio area of not less than two hundred (200) square feet. Patio area shall not be used for parking of vehicles. A permanent porch greater than twenty (20) square feet in area may be counted as part of the required patio area, not to be used as a carport.

         b.   Each mobile home shall have a support pad of concrete or asphalt concrete laid over a compacted surface base which, in combination, will be adequate to support the mobile home on a level plane.

      6.   Parking:

         a.   Not less than two (2) off-street parking spaces shall be provided within each mobile home site, one of which may be tandem to the other.

         b.   Not less than one guest parking space shall be provided for each mobile home site at a location central to each four (4) contiguous mobile home sites, provided that guest parking shall not be required for mobile home sites along collector street parking constructed to City standards, and parking is permitted on the street.

         c.   Parking shall be provided for central recreation buildings, park offices and other similar buildings at a ratio of one parking space for each four hundred (400) square feet of gross floor area.

         d.   Supplemental parking for pleasure boats, recreation vehicles and nonoccupied travel trailers shall be provided at a ratio of one parking space for each ten (10) mobile home sites, and shall be used only by mobile home park tenants. Said parking shall be clustered, easily accessible via interior drives, and shall be screened from view by means of a solid ornamental fence or wall and landscaping.

         e.   All parking areas and spaces shall be designed and constructed in accordance with the provisions of Chapter 14 of this Title.

      7.   Streets:

         a.   Entrance streets shall be located to assure safe access to and from the public street system.

         b.   Minor streets within the mobile home park shall be a minimum of thirty two feet (32') of paved width; collector streets shall be a minimum of forty feet (40') of paved width. Paving shall be to City standards.

         c.   Streets shall be constructed to effect positive drainage; concrete curbs and gutters will be required by the City Engineer to City standards.

         d.   Parallel parking shall be permitted on both sides of a collector street and on only one side of a minor street. Such on-street parking shall be in addition to off-street parking requirements of this Section.

      8.   Driveways, Street Signs, Lighting, Storm Drainage, Water And Sewer Systems: Driveways for individual mobile home sites, street signs, interior street lighting, storm drainage facilities and water and sewer systems shall be installed subject to approval of the City Engineer.

      9.   Underground Utilities: All public utilities shall be installed underground, including electrical, telephone, street lighting cable, community television antenna connections and ducts for cable television. A community television antenna with underground ducts and connections to each mobile home site may be provided.

      10.   Recreation Areas And Pedestrianways:

         a.   Common recreation area in an aggregate total equal to ten percent (10%) of the gross area of the mobile home park shall be provided at a location or locations which are easily accessible and convenient to park residents.

         b.   Recreation areas shall be landscaped and maintained, with all landscaped areas to be irrigated by an automatic underground sprinkler system.

         c.   Pedestrianways shall be provided throughout the mobile home park, connecting all mobile home sites with each other and with common recreation areas. Such pedestrianways shall be provided where possible at locations away from the interior street system to avoid conflict in pedestrian and vehicle traffic.

         d.   The calculation of common recreation areas shall not include yard areas, pedestrianways, management offices, laundry and tenant storage areas and parking areas.

      11.   Signs: No more than one identification sign shall be erected displaying the name of the mobile home park. Such signs shall be located near the park entrance drive and shall not exceed thirty two (32) square feet in total readable surface area, or eight feet (8') in height. Such sign shall be installed within the front yard area of the mobile home park, parallel to the abutting street, with landscaping at its base. Additional directional and identification signs may be installed within the mobile home park subject to the approval of the planning department.

      12.   Landscaping And Screening: Mobile home parks shall provide permanently maintained landscaped areas and site screening as follows:

         a.   A landscaped border along the entire street frontage yard area and along the rear yard if such yard is adjacent to a public street.

         b.   Ornamental screen wall or fencing, six feet (6') in height, along all interior side property lines and along all rear property lines which do not abut a public street.

         c.   Ornamental screen wall or fencing, six feet (6') in height along street side yard and street front yard setback lines.

      13.   Other Facilities Required: Each mobile home park shall provide the following additional facilities:

         a.   A laundry building for clothes washing and drying.

         b.   Trash enclosures at locations along the interior street system which are convenient to all residents and to refuse trucks, integrated with guest parking areas.

      14.   Placement And Sales Of Mobile Homes:

         a.   At the time of placement on the site, all mobile homes shall be fitted with appropriate skirts to obscure stands, pads and undercarriage equipment.

         b.   Mobile homes may be displayed and sold within a mobile home park similar to the sale of model homes within a residential subdivision, provided that such mobile homes are not sold for delivery to any location other than within the park in which sold and that all mobile homes are placed on mobile home sites and connected to all utility services. No more than four (4) mobile homes shall be offered for sale at any one time, and advertising for such sale shall be limited to one nonilluminated sign not exceeding four (4) square feet in area on the site of each mobile home offered for sale. (Ord. 527, 8-4-1997)

Application for mobile home parks shall be subject to the provisions of chapters 19 and 20 of this title. (Ord. 527, 8-4-1997)

   A.   Application: The provisions of this section shall apply to all single-family dwellings and mobile homes on permanent foundations listed as permitted uses within RA, R, RM, and PO districts.

   B.   Developmental/Architectural Standards: All single-family dwellings and mobile homes on permanent foundations shall meet the following developmental/architectural standards:

      1.   Garages: A garage shall be provided for every dwelling located on a lot in an R or RM zoning district which is not a part of a mobile home subdivision.

      2.   Minimum Floor Area: The minimum floor area for every dwelling located within an RA, R, RM or PO district, which is not a part of a mobile home subdivision, shall be seven hundred seventy five (775) square feet, excluding the area of the garage or carport.

      3.   Roof Overhang: All main buildings shall have a pitched roof with a minimum twelve inch (12") roof overhang on each of the dwelling's perimeter walls such that the overhang is architecturally integrated into the design of the dwelling unit.

      4.   Roofing Material: All main buildings, and all detached garages and carports located on the front half of the lot shall have a roof constituted of either wood shakes, asphalt, composition or wood shingles, clay, tile, concrete or metal tile, slate or built up asphaltic gravel materials. (Ord. 527, 8-4-1997)

      5.   Siding Material: All main buildings, and all detached garages and carports located on the front half of the lot shall have exterior siding material consisting of wood, masonry, concrete, stucco, masonite or metal lap. The exterior siding material shall extend to ground level, except that when a solid concrete or masonry perimeter foundation is used, the siding material need not extend below the top foundation. Detached garages and accessory buildings shall have a concrete foundation and slab. The structure shall be attached according to building code. Detached garages and accessory buildings may be constructed of metal siding provided the structure is a premanufactured factory unit of at least 14-gauge metals. The premanufactured unit and installation must be approved by the city of Corcoran building official. (Ord. 578, 2-9-2005)

      6.   Foundations: All main buildings shall be placed on a permanent engineered foundation which meets applicable building code requirements and/or the provisions of section 18551 of the California Health and Safety Code, such that the floor elevation of the dwelling is reasonably compatible with the floor elevations of the surrounding dwelling units.

      7.   Minimum Width: The minimum width of a dwelling located on a lot outside of a mobile home subdivision shall be twenty feet (20').

      8.   Surrender Of Registration: Subsequent to applying for a building permit, and prior to occupancy of a mobile home on a permanent foundation, the owner shall request a certification of occupancy be issued by the building official pursuant to section 18551(b) of the California Health and Safety Code. Thereafter, any vehicle license plate, certificate of ownership and certificate of registration issued by a state agency is to be surrendered to the issuing state agency. Any mobile home on a permanent foundation must bear a California insignia or federal label pursuant to section 18550(b) of the California Health and Safety Code.

      9.   Deviations: The planning director may approve deviations from one or more of the standards of this section on the basis of a finding that the architectural style proposed provides compensating design features and that the proposed dwelling will be compatible and harmonious with existing structures in the vicinity. The determination of the planning director may be appealed to the planning commission and city council in accordance with the provisions of chapter 20 of this title.

      10.   Certification: Mobile homes certified under the national mobile home construction and safety act of 1974 (42 USC section 5401 et seq.) on a permanent foundation system pursuant to section 18551 of the Health and Safety Code of the state. (Ord. 527, 8-4-1997)