Jefferson City Zoning Code
CHAPTER 12
60 MANUFACTURED AND MOBILEHOMES
§ 12.60.010 Mobilehome placement standards.
All mobilehomes placed within the City after the effective date of the adoption of the Development Code shall be placed within a City-approved mobilehome park.
(DC § 12.000)
§ 12.60.020 General provisions.
A.
Conditional Use Required. As provided in this chapter, manufactured/mobilehome parks and expansions thereof are permitted in the R-1, R-2 and R-3 districts in accordance with the standards of this chapter, and the standards for conditional use permit procedures.
B.
Same Standards Apply as for Conventional Development. Except as specified otherwise by this chapter, the standards for developing land within manufactured/mobilehome parks shall be the same as for all other development in accordance with the provisions of the Development Code for site improvements, buffering, landscaping, fencing, parking, driveways, public improvements, addressing, signs, and bonding of improvements.
C.
State Requirements. Where standards for manufactured/mobilehome parks are established by state law or administrative rule, such requirements shall be in addition to the provisions of this chapter.
D.
Definitions. For purposes of this chapter only, the definitions of terms used herein and not defined in Section 12.04.080 of the Development Code shall be as defined in ORS Chapter 446, or Department of Commerce Administrative Rule.
E.
Conditions. The Planning Commission may approve, approve with conditions, or deny an application for a manufactured/mobilehome park based on compliance with this chapter: General Provisions, Manufactured/ Mobilehome Placement Standards, General Limitations, Minimum Site Requirements, and Design and Submission of Manufactured/ Mobilehome Park Plans.
(DC § 12.110)
§ 12.60.030 Manufactured/mobilehome placement standards.
All mobilehomes placed within manufactured/mobilehome parks after the effective date of the initial adoption of the Development Code shall comply with the following:
A.
All mobilehomes placed within the City must meet either:
B.
Mobilehomes shall contain a minimum of 1,000 square feet within the factory-built walls.
C.
Mobilehomes shall be placed upon a permanent foundation, concrete blocks, or concrete pad, with wheels and hitches removed, and shall have a continuous skirting or backfill leaving no uncovered open areas excepting vents and crawl spaces.
D.
A garage or carport shall be provided for each mobilehome prior to occupancy which shall be separated from a mobilehome by not less than three feet and any lot line or space boundary by not less than five feet. Approved mobilehome accessory structures, such as metal awning-type carports, may be attached to the mobilehome.
E.
Except for a structure which conforms to the state definition of a mobilehome accessory structure, no extension shall be attached to a mobilehome.
F.
All mobilehome lots and spaces shall be provided with storm drainage, sanitary sewer, electric telephone, cable TV, and potable water utility services with easements dedicated where necessary to provide such services. All such utilities shall be located underground.
G.
The combined total of mobilehomes, accessory structures, and parking areas shall occupy not more than 40% of the total land area, excluding streets, in a mobile-home park.
H.
Permanent walkways of not less than three feet in width shall be provided from each mobilehome main entrance to the nearest public or private street.
I.
Each mobilehome shall be provided with a patio adjacent to the mobilehome, constructed of permanent material, and containing at least 120 square feet, with a minimum width of eight feet in its least dimension.
J.
Except where garages are constructed, each mobilehome shall be provided with a permanent storage building (which may be attached to or adjacent to the carport), containing a minimum of 32 square feet of floor area. In lieu of this requirement, a combined storage facility may be provided which contains a minimum of 32 square feet of storage space for each mobilehome space. The height of this structure shall not exceed 13 feet.
K.
A mobilehome shall not be used for living purposes unless connected to local water, sewers, and electrical systems.
(DC § 12.120)
§ 12.60.040 General limitations.
A.
Minimum Area Required. Within any residential zone inside an urban growth boundary where a manufactured dwelling park is otherwise allowed, a city or county shall not adopt, by Charter or ordinance, a minimum lot size for a manufactured dwelling park that is larger than one acre.
B.
Density. The maximum number of mobilehomes allowed within a mobilehome park shall be computed by dividing the total land area of the park, including private streets and common areas, by the minimum lot area per dwelling unit allowed within the subject zoning district. However, total density shall not exceed 10 units per acre.
C.
Permitted Uses. Mobilehome parks may contain mobilehomes and accessory structures, community laundry and recreation facilities, and other common buildings for use by park residents only, and one residence other than a mobilehome for the use of a caretaker or a manager responsible for maintaining or operating the property.
D.
Consistency with Other Regulations.
1.
A development proposal which otherwise meets the requirements of the Development Code and applicable state standards is considered to meet the general criteria of Chapter 12.84, Conditional Use Permits, Section 12.84.040(A) (2) and (A)(3)(a) and (e).
2.
Notwithstanding the provisions of Section 12.84.050 regarding conditional use permits, the Planning Commission shall only designate conditions as necessary to ensure compliance with the Development Code.
3.
This standard shall be consistent with state of Oregon mobilehome park standards.
(DC § 12.130; Ord. 536 § 5, 1993; Ord. 578 § 1, 1997)
§ 12.60.050 Minimum site requirements.
A.
Park Streets. The minimum surfaced width of the roadway within an accessway shall be 24 feet if there is no parking allowed, and 30 feet if parking is allowed on one side only, and 36 feet if parking is allowed on both sides. The first 50 feet of the accessway measured from the public street shall be surfaced to a minimum width of 30 feet and shall be connected to the existing public street according to plans approved by the city engineer.
B.
Improvement Standards. The improvement of driveways, walkways, streets, drainage and other utilities shall conform to adopted state standards or shall conform to the City's Standard Specifications Manual, whichever is more restrictive.
C.
Recreation Area.
1.
A minimum of 200 square feet per mobilehome space of outdoor or indoor recreation area shall be provided, which may be in one or more locations in the park. At least one recreation area shall have a minimum dimension of 50 feet by 100 feet.
2.
A separate play area shall be provided in all mobilehome parks that accommodate children under 14 years of age. Such play area shall be not less than 2,500 square feet in area with at least 100 square feet of play area provided for each mobile-home lot where occupancy by children is permitted.
Exceptions:
a.
Separate play areas are not required if mobilehome parks are restricted (as shown on their license) to children over the age of 14 years.
b.
Separate play areas are not required when the mobilehome parks accommodate children under the age of 14 years when the mobilehome lot areas are at least 4,000 square feet in size.
D.
Sidewalks. A minimum of three foot wide walkways shall connect each mobile-home space with common areas, public streets, and play areas.
E.
Lighting. All accessways and walkways within the park shall be lighted at night to provide a minimum of 0.25 footcandles of illumination.
F.
Placement. Mobilehome stands and placement shall be in accordance with state Department of Commerce, Building Codes Division, requirements.
G.
Screening. Mobilehome parks shall include buffering and screening.
H.
Signs. One freestanding nonilluminated sign identifying the mobilehome park will be allowed at each entrance to the park. Such signs shall not exceed 32 square feet and shall be subject to clear vision area requirements.
I.
Information Sign. At each entrance to a mobilehome park a permanent map layout shall be located on a sign indicating the address or space number of each mobilehome.
J.
Fire Hydrants. If a mobilehome space or permanent structure in the park is more than 500 feet from a public fire hydrant, the park shall have water supply mains designed to serve fire hydrants and hydrants shall be provided within 500 feet of such space or structure. Each hydrant within the park shall be located an a vehicular way and shall conform in design and capacity to the public hydrants in the City.
K.
Storage Areas. Mobilehome parks may include outside or covered storage areas for recreational vehicles or other equipment used by park residents, provided that such areas are surfaced and drained in accordance with City standards and include buffering and screening from all residences.
L.
Mobilehome Spaces. Mobilehome spaces shall be indicated on the development plan and each space clearly identified by the number on-site. Such spaces shall not exceed the density and coverage limitations of the Development Code. In design of a mobilehome park, it shall be demonstrated that planned spaces can reasonably accommodate a variety of mobilehome types with accessory structures and required setbacks.
M.
Setbacks. The following setbacks shall apply within mobilehome parks:
1.
Distance between mobilehomes shall be 15 feet;
2.
Distance from a park building other than an accessory structure shall be 10 feet;
3.
Distance of a mobilehome or accessory structure from a space boundary shall be three feet except where a carport, garage, or storage structure is shared by adjoining spaces, in which case the shared facilities may be attached at the space dividing line;
4.
Distance of a mobilehome or accessory structure from an exterior park boundary or public right-of-way shall be 20 feet;
5.
Distance of a mobilehome or accessory structure from a roadway within the park shall be 10 feet;
6.
Distance of an accessory structure, other than an approved mobilehome accessory structure attachment, from a mobilehome shall be three feet.
N.
Landscaping. All common areas within a mobilehome park, exclusive of required buffer areas, buildings and roadways, shall be landscaped and maintained in accordance with the landscape plan approved by the Planning Commission. All mobilehome spaces shall be similarly landscaped within six months of mobilehome placement. Such landscaping shall be the responsibility of the park owner unless, under terms of the space rental agreement, grading and materials are supplied by the park owner and labor is furnished by the renter.
O.
Parking. Mobilehome parks shall be designed to include two automobile parking spaces for each mobilehome space, which may include a garage or carport space and the driveway. In addition, one guest space shall be provided for every eight mobilehome spaces in a park. Office and common buildings shall be provided with one space for each 300 square feet of floor area, which may be combined with required guest parking located within 300 feet of such building.
(DC § 12.140)
§ 12.60.060 Design and submission of manufactured/mobilehome park plans.
A.
Plot Plans Required. The application for a new or expansion of an existing mobilehome park shall be accompanied by six copies of the plot plan of the proposed park. The plot plan should show the general layout of the entire mobilehome park and should be drawn to a scale not smaller than one inch representing 50 feet. The drawing shall include all of the following information:
1.
Plot plan of land indicating location of adjacent streets and all private right-of-way existing and proposed within 300 feet of the development site;
2.
A legal boundary survey;
3.
Boundaries and dimensions of the mobilehome park;
4.
Location and dimensions of each mobilehome space;
5.
Name of mobilehome park and address;
6.
Scale and north point;
7.
Location and dimensions of each existing or proposed structure, together with the usage and approximate location of all entrances, height and gross floor area;
8.
Location and width of accessways;
9.
Location and width of walkways;
10.
Extent, location, arrangement and proposed improvements of all off-street parking and loading facilities;
11.
Extent, location, arrangement and proposed improvements of all open space, landscaping, fences and walls, and garbage receptacles;
12.
Architectural drawings and sketches demonstrating the planning and character of the proposed development;
13.
Total number of mobilehome spaces;
14.
Location of each lighting fixture for lighting mobilehome spaces and grounds;
15.
Location of recreation areas, buildings, and area of recreation space in square feet;
16.
Location and type of landscaping, fence, wall or combination of any of these, or other screening material;
17.
Location or point where mobilehome park water and sewer system connects with the public system;
18.
Location of available fire and irrigation hydrants;
19.
Enlarged plot plan of typical mobile-home space, showing location of the stand, patio, storage space, parking, sidewalks, utility connections and landscaping;
20.
A construction time schedule and development phase plan.
B.
Detailed Plans Required. At the time of application for a permit to construct a new park or to expand an existing mobilehome park, the applicant shall submit five copies of the required detailed plans:
C.
Before construction of a swimming pool in a mobilehome park, two copies of plans approved by the Oregon State Board of Health shall be filed with the building inspector.
(DC § 12.150)
§ 12.60.070 Manufactured homes outside manufactured/mobilehome parks.
In any residential zoned district within the City and outside a manufactured/mobilehome park, manufactured homes shall meet all of the residential design standards specified in Sections 12.20.055 through 12.20.080. In the mixed use district, manufactured homes shall meet all residential design standards specified in Section 12.30.150. The manufactured home or prefabricated structure must also be certified to have an exterior thermal envelope meeting performance standards which reduce levels equivalent to the performance standards required of single-family dwellings constructed under the Low-Rise Residential Dwelling Code as defined in ORS 455.010. Manufactured homes shall not be sited adjacent to any structure listed on the Jefferson Register of Historic Landmarks and shall meet all other development standards for site-built single-family dwellings, i.e., parking requirements, landscaping, height, setback, etc.
(DC § 12.200; Ord. 526B, 1990; Ord. 576 § 3, 1997; Ord. 633 § 6, 2003; Ord. 731, 5/23/2024)
§ 12.60.080 Special use permit for mobilehomes.
A special use permit may be issued under a conditional use procedure, Type B hearing, to an applicant showing an undue hardship. The special use permit shall not exceed one year in length and shall be for use on a single lot in accordance with the following provisions:
A.
Medical Hardship. The applicant must demonstrate to the Planning Commission with supporting factual information that nonconformance is necessary to provide adequate and immediate health care for a person or persons who need close attention, but who would otherwise be unable to receive needed attention from the hospital or care facility, provided that the mobilehome to be used can meet all City, county and state health and building requirements and is to be used in conjunction with another permanent residential structure on the same lot. The written application for medical hardship special use permits shall be submitted to the Planning Commission at least 21 days prior to consideration and shall contain:
1.
A written medical report from a licensed physician indicating the nature of the medical or disability hardship and the amount and type of care needed by the affected person or persons;
2.
A property plan showing in detail the proposed location and site of the mobilehome with respect to the surrounding area, setbacks, existing structures and improvements to be made;
3.
A signed petition indicating approval of all legal property owners within 75 feet of the subject property.
B.
Permit. A permit issued for medical hardship shall include the following:
1.
There shall be no change in occupancy under the permit.
2.
Mobilehomes shall not be expanded or attached to a permanent structure.
3.
Mobilehomes shall have approved connections to utility systems and the owners shall be allowed to hook to an existing residential sewer lateral without paying a sewer hookup charge.
4.
The mobilehomes shall be required to meet all setback requirements of residential dwellings and shall be situated so as to have the least possible visual exposure to adjoining streets.
C.
Temporary Uses. A special permit may be issued under the Type B procedure so as to provide adequate temporary building space for the following uses only:
1.
Temporary on-site residence for owners whose home has been destroyed by fire, flood, wind, or other acts of God;
2.
Previously approved temporary night watchman quarters shall continue only upon approval by and in compliance with conditions as approved by the Planning Commission;
3.
Temporary offices accessible to the general public for use during construction or remodeling;
4.
Temporary building space for education, nonprofit and government agencies.
D.
The applicants for such special use permits shall make written application which shall include the following information:
1.
A statement of intended use and length of time for use;
2.
A property plan showing in detail the proposed location and size of the mobilehome with respect to the surrounding area, setbacks, structures and improvements to be made;
3.
Evidence that the mobilehome complies with building and health codes.
E.
The permit if issued shall contain the following restrictions:
1.
There shall be no change in occupancy/use under the permit.
2.
Mobilehomes shall not be included or sold as a part of any property on which it is located.
3.
Mobilehomes shall not be expanded or have attached permanent structures.
4.
Mobilehomes shall have approved connections to utility systems as required by the City.
5.
Use shall be limited to the function as set for in the application for the permit.
F.
Right of Revocation. Planning Commission shall have the right to revoke any special use permit granted under this section within 30 days' notice, if upon inspection the use is found to be in noncompliance with the application for which the permit is issued.
G.
Renewal. The permit as issued shall not exceed a period of one year from the date of issue at which time it shall expire. The Planning Commission shall notify holders of a permit at least 30 days prior to the date of expiration. Applicants for renewal of the special use permit under this section shall contain the same information as though the application was for an original special use permit.
(DC § 12.300)
§ 12.60.090 Recreation vehicle (RV) park.
RV parks shall be built to State standards in effect at the time of construction and shall comply with the following additional standards:
A.
The space provided for each RV shall be not less than 700 square feet exclusive of any space used for common areas such as roadways, general use structures, walkways, parking spaces for vehicles other than RVs and landscaped areas.
B.
Roadways shall be not less than 30 feet in width if parking is permitted on the margin of the roadway, or less than 20 feet in width if parking is not permitted on the edge of the roadway, shall be paved with asphalt, concrete or similar impervious surface and designed to permit easy access to each RV space.
C.
A space provided for an RV shall be covered with crushed gravel or paved with asphalt, concrete or similar material and be designed to provide runoff of surface water. The part of the space which is not occupied by the recreation vehicle, not intended as an accessway to the recreation vehicle or part of an outdoor patio, need not be paved or covered with gravel provided the area is landscaped or otherwise treated to prevent dust or mud.
D.
An RV space shall be provided with piped potable water and sewage disposal service. An RV staying in the park shall be connected to the water and sewage service provided by the park if the vehicle has equipment needing such service.
E.
An RV space shall be provided with electrical service.
F.
Trash receptacles for the disposal of solid waste materials shall be provided in convenient locations for the use of guests of the park and located in such number and be of such capacity that there is no uncovered accumulation of trash at any time.
G.
For an RV that is not occupied as a residential dwelling or is not lawfully connected to water, electrical or sewage systems, the RV shall remain in the park for no more than 60 days in any 90 day period.
H.
The total number of parking spaces in the park, exclusive of parking provided for the exclusive use of the manager or employees of the park, shall be equal to one space per RV space. Parking spaces shall be covered with crushed gravel or paved with asphalt, concrete or similar material.
I.
The park shall provide toilets, lavatories and showers for each sex in the following ratios: for each 15 recreational vehicle spaces or any fraction thereof: one toilet, one urinal, one lavatory and one shower for men; and one toilet, one lavatory and one shower for women. The toilets and shower shall afford privacy and the showers shall be provided with private dressing rooms. Facilities for each sex shall be located in separate buildings or, if in the same building, shall be separated by a soundproof wall.
J.
The park shall provide one utility building or room containing one clothes washing machine, one clothes drying machine and 15 square feet of space for clothes drying lines for each 10 recreation vehicle spaces or any fraction thereof.
K.
Building spaces required by subsections I and J of this section shall be lighted at all times of night and day, shall be ventilated, shall be provided with heating facilities which shall maintain a room temperature no lower than 65 degrees Fahrenheit, shall have floor of waterproof material, shall have sanitary ceiling, floor and wall surfaces and shall be provided with adequate floor drains to permit easy cleaning.
L.
Except for the access roadway into the park, the park shall be screened on all sides by a sight-obscuring hedge or fence not less than six feet in height.
M.
The park shall be maintained in a neat appearance at all times. Except for vehicles, there shall be no outside storage of materials or equipment belonging to the park or to any guest of the park.
N.
Parks located in a commercial zone are required to comply with the standards for an agricultural zone district for lot area, lot dimensions, lot coverage, and setback/yard requirements.
(DC § 12.400; Ord. 668 § 1, 2010)