This chapter is intended to ensure a safe and healthful living environment for residents of manufactured dwelling parks, while providing affordable quality housing compatible with adjacent land uses, and complying with State regulations governing the review of manufactured dwelling park developments.

Manufactured dwelling parks are a “needed housing type” according to ORS 197.303, and are therefore permitted in the RL, RM, and RH zoning districts, subject to the provisions of this Chapter. These zones are the only residential zoning districts that allow development densities (6-10 dwelling units per acre) appropriate for manufactured dwelling parks pursuant to ORS Chapter 446.

Manufactured dwelling parks, and additions to such parks, are reviewed under the Type II Site Design Review procedure, pursuant to the requirements of this Chapter and those of the underlying land use district.

Within a manufactured dwelling park, the following uses and their accessory uses are permitted:

1. Manufactured Homes. Manufactured Homes as defined by this Code, and subject to the provisions of this Chapter and the underlying zoning district, are permitted.
2. Mobile Homes. Mobile homes, as defined by this Code, shall not be permitted in new manufactured dwelling parks, but may be used to replace existing mobile homes (but not manufactured homes) in manufactured dwelling parks.
3. Recreational Facilities. Common areas, playgrounds and recreational buildings for use by residents of the park are permitted.

The minimum separation between abutting property and any dwelling, accessory park structure, or park road is 25 feet; and the minimum separation between any public right-of-way and any dwelling or accessory structure is 20 feet.

Manufactured home spaces on the perimeter of a manufactured home park within a Master Planned Mixed Use Nodes shall meet the minimum lot size applicable to attached single-family dwellings as stated in Chapter 2.2, and shall meet the garage orientation and design standards required for single-family dwellings in Chapter 2.2.

The perimeter of a manufactured home park not within a Master Planned Mixed Use Node, including all dwellings on said perimeter, shall provide a six-foot (6 ft) high sight-obscuring screen on the park perimeter meet the following standards:

1. Fencing closer than 15 feet to the public right-of-way shall be subject to the zoning district’s restrictions on front and side yard fencing and shall meet vision clearance requirements.
2. Fences or walls greater than 150 feet in length along public streets shall be designed to prevent visual monotony through the use of offsets, landscaping, and change in materials.
3. Any earth sculpting shall be used in conjunction with plant materials and when combined the screen will be a height of 6 feet in 2 years. This combination is subject to the following standards:
   1. The earth sculpting, at a minimum, shall include a berm whose form does not have a slope over 40 percent (1:2.5) on the side away from the area screened from view. The slope for the other side (screened area) may vary.
   2. At least one row of deciduous and/or evergreen shrubs spaced not more than five feet apart shall be placed on this berm.
   3. Lawn, low growing evergreen shrubs, and evergreen ground cover shall cover the balance of the setback area.

Driveway approaches, and private streets and driveways, where allowed, shall conform to the applicable requirements of Chapters 3.1 and 3.4.

1. Minimum Size for Manufactured Dwelling Park - 1 acre.
2. Minimum Size for Manufactured Lot Space - 3,000 square feet.
3. New manufactured dwelling spaces shall be at least 40 feet wide and 75 feet long.
4. A dwelling and any other attached or detached structures shall not occupy more than 50 percent of a manufactured dwelling space used in conjunction with such dwelling.
5. Staggering of Units. Manufactured homes abutting a public street shall have staggered setbacks and a variety of living unit orientations to allow for pockets of garden space and to break up the monotony of the wall planes adjacent to the street, pursuant to the following:
   1. The required offsets between adjacent dwellings shall be at least four (4) feet, as measured perpendicular from the street; or
   2. Units shall have more uniform setback but provide a substantial acute or obtuse angle from the street; or
   3. The 4-foot minimum building offset shall be met with attached garages or modulated house plans (e.g., offsets).

1. Parking. Off-street parking facilities shall be provided on-site in accordance with Chapter 3.4, Parking.
2. Private Street Standards.
   1. Where on-street parking is not permitted:
      1. The minimum width for manufactured home park streets shall be 20 feet.
      2. Streets serving more than 12 dwelling spaces shall be a minimum of 24 feet in width.
      3. Streets serving more than 30 dwelling spaces shall be a minimum of 28 feet in width.
   2. If on-street parking is permitted, the minimum pavement width shall be 32 feet.
   3. Street identification signs shall be provided according to applicable City requirements
   4. Cul-de-sacs shall not exceed 400 feet in length and shall have a standard cul-de-sac bulb with a 40-foot curbside radius.
   5. Private streets shall be paved and maintained to standards adopted by the Director of Public Works.
3. Walkways. Paved walkways at least five feet (5 ft) wide and accessible to wheelchairs shall be provided to connect dwellings with park buildings, park streets and public streets.
   1. Public sidewalks shall be constructed along all street frontages.
   2. Access from the internal walkway system to the public sidewalk system shall be provided at regular intervals of not less than 600 feet.
4. Safety.
   1. Lighting. Private park roadways shall be lighted and maintained at intersections and pedestrian crossings. Fixtures shall not produce direct glare on adjacent properties.
   2. Fire Access. Access for fire protection services shall permit fire apparatus to approach within 100 feet of each dwelling. In addition, each manufactured dwelling space shall have direct access to a street to permit emergency escape. This access shall be an unobstructed area not less than 14 feet wide.
5. Common Areas and Center. Every new or expanded manufactured dwelling park shall have a landscaped and centrally located common area of at least ½ acre, which shall include: a recreational building with active recreational facilities acceptable to the Development Official; and at least 5,000 square feet of gross floor area for use by residents of the park.
6. Children’s Play Areas. Play areas separate from manufactured dwelling spaces shall be provided in all manufactured dwelling parks with the appropriate equipment to accommodate children under 14 years of age, except where park residents are restricted to senior citizens.
   1. The minimum required play area is at least 2,500 square feet in area with no dimension less than 30 feet.
   2. There shall be at least 100 square feet of play area provided for each manufactured dwelling space occupied by children.
   3. In the case of a large development, two or more play areas may be developed, provided that no individual play area is less than 2,500 square feet.
   4. The children’s play area shall be located so as to enable adults to supervise children’s activities from the recreational building.
7. Landscape Plan. A landscape plan is required prior to issuance of the building permit for the manufactured home park. In addition to the standards below, the required landscape plan shall also meet the standards of Chapter 3.2, Landscaping and Screening.
   1. Plant Coverage and Maintenance. Required landscape areas shall be covered by living plant material capable of attaining 90 percent ground coverage within three years and shall be continuously maintained and irrigated with permanent facilities sufficient to maintain the plant material.
   2. Street Trees. Street trees shall be provided in accordance with Chapter 3.2 Landscaping.
   3. Planting Continuity. Similar street trees shall be repeated to provide continuity for street plantings. Repetition of landscape elements such as lighting fixtures, consistent fencing styles, or similar carports shall complement this street tree pattern.
   4. Street Focal Points. The real or apparent end of a street provides a focused view, which shall be heavily vegetated either with foreground plants or (as below) with background plants.
   5. Planting for Energy Efficiency. Appropriate plant materials shall be utilized to cool dwellings in the summer and help insulate them in the winter.
8. Public and Private Facilities. Each manufactured dwelling park space shall be provided with water, sanitary sewer, storm drainage, street facilities, natural gas services, underground electrical power, telecommunication, and cable television in accordance with the requirements of Chapter 3.4.
9. Floodplains and Riparian Corridors. Applications for manufactured dwelling parks that would adjoin an open, natural drainageway or would be located in a floodplain, stream corridor or wetland shall be reviewed in accordance with the requirements of Chapters 2.7 and 2.8, Flood Plain Management and Riparian Corridors, respectively.