(a)

Purpose. This section applies to the mobile home park combining district (T). The purpose of the mobile home park combining district (T) is to provide an exclusive district designation that is applied to land for mobile home use and to establish rules and regulations by which the city may regulate standards of lot, yard, park area, landscaping, walls and enclosures, signs, access, and vehicle parking in relation to mobile home subdivisions and mobile home parks pursuant to the powers granted to the city by the provisions of the Health and Safety Code of the state, and to name the commission as the agency for executing the provisions of this section. The provisions of this section shall also apply to travel trailer parks, recreational trailer parts, temporary trailer parks, and tent camps, unless specifically exempted by the provisions of Health and Safety Code div. 13, pt. 2 (Health and Safety Code § 18000 et seq.) or by the provisions of this section.

(b)

Compliance. Trailers shall not be used for living or sleeping quarters in the city unless they are situated in the T district or as provided in section 4-6-257. It shall be unlawful for any person to maintain or operate a trailer court or camp other than in the T district.

(c)

Uses permitted. Mobile home parks, trailer courts, travel parks, recreational trailer parks, temporary trailer parks, tent camps, and mobile home subdivisions shall be the only uses permitted in the T district. Land in the T district shall have no other uses permitted other than as set forth in this section. A temporary real estate office located within a subdivision may be used only for and during the original sale of lots within a subdivision, but not to exceed a period of one year. Such period of time may be extended for one additional year for good cause upon the approval of the commission. Factory-built houses may be placed within a mobile home subdivision. As used in this section, the terms "mobile home" and "mobile home space" shall include factory-built houses.

(d)

Area requirements.

(1)

Combining with multiple residential district (R-3). No mobile home park or mobile home subdivision in the T district, when combined with the R-3 district, shall have an area of less than four acres, and not more than 12 mobile home spaces shall be provided on each acre of the gross area of the mobile home park.

(2)

Combining with highway commercial district (C-H). No mobile home park or mobile home subdivision in the T district, when combined with the C-H district, shall have an area of less than three acres, and not more than 15 mobile home spaces shall be provided on each acre of the gross area of the mobile home park.

(e)

Location of spaces; mobile home parks and subdivisions. Mobile home spaces in the T district shall be located as follows:

(1)

No mobile home space shall be located closer than 20 feet from the property line of the mobile home park when such line is also a public street. The term "street," as used in this section, shall not include alley.

(2)

No mobile home shall be placed closer than five feet from any other portion of the property line of a mobile home park.

(3)

No mobile home shall be placed closer than five feet from its side lot or space boundary line.

(f)

Mobile home parks; development standards in T districts.

(1)

Front yards. Each mobile home park shall have a front yard of 20 feet extending for the full width of the parcel devoted to such use, and such area shall be landscaped and maintained in a clean and orderly manner.

(2)

Side yards and rear yards. Each mobile home park shall have a rear yard and a side yard on both sides of the parcel devoted to such use of not less than five feet, except that where a side or rear yard abuts a street, the yard shall be not less than 20 feet.

(3)

Storage areas. Storage areas shall be provided for the storage of boats, campers, camping trailers, utility trailers, and extra vehicles at the following ratio: 100 square feet of vehicle storage area shall be provided for each mobile home space. Each vehicle storage area shall be completely enclosed with a fence six feet in height and shall be screened from exterior view.

(4)

Pet exercise areas. If pets are allowed, a separate area of at least 250 square feet shall be provided for their exercise.

(g)

Mobile home subdivisions; lot development standards. Notwithstanding anything to the contrary set forth in the subdivision or zoning regulations, the following shall be the minimum standards of development within the T district for mobile home subdivisions:

(1)

Height. No building, structure, or vehicle, except a recreation building, erected on or moved onto a lot shall have a height which exceeds 30 feet.

(2)

Front yards. There shall be a front yard depth of not less than 20 feet. No recreation building shall be stored in such front yard.

(3)

Rear yards. There shall be a rear yard depth of not less than five feet.

(4)

Side yards. There shall be a side yard of at least five feet on both sides; provided, however, that an open carport or patio, and the support columns thereof, may be placed within four feet of the side property line.

(5)

Lot size. Every lot shall be of a size and shape which will provide reasonable area for private use and development and for the convenient placement of one mobile home and appropriate accessory buildings or structures.

(6)

Roofed area. The total roofed area, including the mobile home and accessory buildings or structures, shall not exceed 75 percent of the net area of the lot.

(h)

Landscaping. The setback area abutting a public street in the T district shall be planted in grass, shrubs, trees, or other appropriate decorative materials and shall be kept landscaped and maintained in a clean and orderly manner.

(i)

Fences. A solid fence not less than six feet in height shall be placed and maintained in the T district around the interior perimeter of a mobile home park or subdivision.

(j)

Access. All mobile home spaces in the T district shall be served from internal, private streets within the mobile home park or subdivision, and there shall be no direct access from a mobile home space to a public street or alley.

(k)

Internal streets. All private, internal streets in T districts within mobile home parks and mobile home subdivisions shall be paved with surfacing and improvements, to the satisfaction of the city engineer. The pavement width shall not:

(1)

Be less than 28 feet in width if parking is prohibited on either side of the paved surface and adequate guest parking is provided;

(2)

Be less than 32 feet if parking is permitted on one side of the paved surface; or

(3)

Be less than 40 feet if parking is permitted on both sides of the paved surface.

(l)

Parking requirements. In every mobile home park or subdivision in the T district, two off-street parking spaces shall be provided for each mobile home space. One off-street guest parking space shall also be provided for every four mobile home spaces if on-street parking is not provided. Each off-street guest parking space shall be accessible to each of the four mobile home spaces and shall be within a reasonable distance of the four mobile home spaces.

(m)

Open space. Recreation or open space of at least 1,000 square feet in area, plus 150 square feet for each mobile home space over ten, shall be provided in each mobile home park or subdivision in the T district. Such open space may be used in more than one location, but no one location shall contain less than 1,000 square feet.

(n)

Mobile home subdivisions; application of state laws. The provisions of Health and Safety Code div. 13, pt. 2 (Health and Safety Code § 18000 et seq.), Health and Safety Code div. 13, pt. 6 (Health and Safety Code § 19960 et seq.), and the rules and regulations promulgated thereunder shall apply to mobile home subdivisions in the T district; provided, however, that all installations of all utilities shall comply with city standards when such standards exceed state standards.

(o)

Mobile home subdivisions; maintenance of nondedicated common areas and improvements. All common areas, including open or green spaces, community recreation facilities, washrooms, common walkways, parking areas, private streets, sidewalks, curbs, and gutters, and all improvements set forth in section 4-5-242 relating to subdivisions which are not dedicated and accepted in the T district, may be constructed only upon full and adequate provision for their preservation and future maintenance in a manner acceptable to the commission. Such provision may be satisfied by a declaration of covenants, conditions, and restrictions duly signed and acknowledged by the owners; articles of incorporation or association, to be filed with the secretary of state, forming a corporation or association, which shall include clauses empowering the entity created to own and maintain all the properties within its jurisdiction and to exercise the powers and duties of the entity which shall be fully set forth in the declaration; bylaws of the entity which shall set forth the rules of membership, fees, assessments, membership rights, and principles; and forms of deeds incorporating the declaration by reference to its recording data. All documents shall be referred to the city attorney for review and have the approval of the commission as to their sufficiency to accomplish this purpose. The owners of the individual lots, as a condition of ownership of such lots, shall participate in the legal entity so formed and be responsible to such legal entity for the cost of performing the necessary maintenance. Any failure to properly maintain the common areas and improvements shall be, and the same is hereby declared to be, unlawful and a public nuisance endangering the health, safety, and general welfare of the public.

(p)

Signs. Not more than one sign for each entrance to a public street from the mobile home park or subdivision in the T district shall be constructed. Such sign shall not exceed 20 square feet in area or eight feet in height from the ground and shall be parallel to the property line. If illuminated, the illumination shall be by indirect lighting. Each sign shall be adjacent to the entrance from the public street to the mobile home park or subdivision and not closer than 300 feet to any other such sign. No flashing or intermittent lighting shall be permitted.

(q)

Plans; applications; fees. Applications for T district mobile home park or mobile home subdivision approval shall be on forms furnished by the planning department. To cover the costs of investigations, plan checking, and other incidental administrative costs, the applicant shall pay to the city treasurer at the time of filing plans for the development of a mobile home park or mobile home subdivision a fee determined by the council.

(r)

Plans; approval. Whenever a T district mobile home park or subdivision plan is submitted to the city by the state division of housing pursuant to the provisions of the Health and Safety Code div. 13, pt. 2 (Health and Safety Code § 18000 et seq.) and Health and Safety Code div. 13, pt. 6 (Health and Safety Code § 19960 et seq.), the park plan shall be submitted to the commission for approval as to proper zoning and compliance with the provisions of this section. The commission, by a majority vote of all its members, shall have the authority to grant such approval or to vary the terms and conditions of this section by making them less restrictive when, as, and if, in a particular instance, hardship, or peculiar circumstance, it appears equitable to vary them, and the main purpose and intent of the provisions of this section can still be preserved.

(s)

Reversions to former classifications. Any land classified in the T district shall revert to its former classification if development is not commenced within 18 months and completed within three years after the effective date of the ordinance classifying such land in the T district.

State Law reference— Mobile homes and manufactured housing, Health and Safety Code § 18000 et seq.; mobile home parks, Health and Safety Code § 18200 et seq.; factory built housing, Health and Safety Code § 19960 et seq.

Editor's note— Ord. No. 525, § 2(Att. A), adopted Feb. 18, 2025, repealed § 4-29-020, which pertained to Residential-professional districts (R-4) and derived from the 2008 Zoning and Subdivision Code.