This chapter established permission, regulations and procedures for the establishment and continuance of uses and structures within mobilehome parks, except for vehicle parking requirements which are specified in Chapter 24.04. The intent and purpose of the Mobilehome Park Zone is to provide a viable residential option for low and moderate income households and to meet their housing needs in a safe and environmentally sound setting as established by the General Plan.

A Mobilehome Park, as defined in Title 25, of the California Administrative Code, is a permitted principal use in the MHP zone subject to Section 24.055.040 and all other provisions of this Title.

Accessory uses are those which are clearly subordinate, incidental and customarily appropriate to the operation of the principal use. The following accessory uses are permitted in the MHP zone:

A.

Uses customarily enjoyed by a family or individual such as gardening, horticulture, hobbies and keeping of household pets. Hobbies shall not be construed to mean the manufacture of goods or services provided in connection with a home occupation. Household pets shall be limited to mean domesticated household animals, including cats and dogs.

B.

One home occupation per mobilehome unit, conducted wholly within the unit or habitable enclosed accessory structures.

The following structures are permitted in the MHP Zone when located in a Mobilehome Park constructed pursuant to an approved site development plan and described in Section 24.055.040 of this chapter:

A.

Independent mobilehomes as defined in Title 25 of the California Administrative Code.

B.

Independent accessory structures, including common recreation facilities, a laundry room, a mail room, or a business office.

C.

Radio and television receiving antennas.

D.

Structures used in landscaping and beautification including trellises, fences and flagpoles.

E.

Accessory structures incidental to a mobilehome unit including structures used for storage, carports, and garages.

F.

Fences and walls.

A.

The Planning Commission shall review and in its discretion approve a site development plan for the following development in the MHP Zone:

1.

Construction of a new mobilehome park.

2.

Addition or deletion of spaces in an existing park.

3.

Redevelopment of an existing park involving relocation of spaces, new driveways or relocation of driveways providing access to and from the public right-of-way.

In approving a site development plan the Planning Commission may attach such reasonable conditions of approval as necessary to provide for improvements in the adjacent public right-of-way, enforce requirements of this Title, implement mitigation measures identified in the environmental review process to reduce impacts, or generally to provide for the public health, safety and welfare.

B.

An application for site development plan approval shall include the following:

1.

Grading Plan.

2.

Landscaping Plan.

3.

A complete site plan drawn accurately and to scale and showing all required and proposed facilities and structures, mobilehome spaces, interior roadways, curb cuts, public streets, vehicle parking, walls and fences and park lighting.

C.

An approved site development plan shall be kept on file by the Planning Department for twelve (12) months as a guide to City Departments in the issuance of building permits for the project. If the project does not commence within the twelve (12) month period the Planning Department shall upon written request by the applicant retain such plans for an additional six month period. In the event of a zone reclassification or an amendment of any city regulation which would affect the project, such development plans shall be void.

The following minimum development standards shall apply to all uses and structures in the MHP zone:

A.

Lots: All lots in the MHP Zone shall be a minimum of five acres in area and shall have a minimum of one (100) feet of frontage on a major or collector street.

B.

Mobilehome Spaces: Each mobilehome space shall be of sufficient width and depth to meet setback requirements of Title 25. The boundary lines of each space shall be clearly identifiable and the corners of each space shall be marked as required by the Director of Building and Housing.

C.

Interior Roadways: Interior roadways shall meet the minimum requirements of Title 25 of the California Administrative Code and the City of La Mesa Parking and Landscape standards. Where these two requirements conflict, the more restrictive standard shall apply.

D.

Height: The height of any mobilehome or permitted accessory structure shall not exceed twenty (20) feet. Storage cabinets accessory to a mobilehome unit shall not exceed ten feet in height.

E.

Setbacks: All structures and mobilehomes shall be setback a minimum of ten feet from any park boundary. All other setbacks and separation requirements of Title 25 of the California Administrative Code shall apply.

F.

Walls and Fences: Walls, fences and windbreaks are permitted anywhere in the park up to a maximum of six feet in height, except no wall, fence or windbreak over 42 inches in height shall be located so as to obstruct sight distance for vehicle circulation. Any fence or wall over 42 inches in height and parallel to a mobilehome unit shall be no closer than 3 feet to that unit.

G.

Landscape Requirements: All areas within a mobilehome park not used for streets, drives, parking and structures shall be landscaped and permanently maintained in accordance with a landscape plan approved by the Director of Housing and Building Inspection.

H.

Required Storage Area: Common storage area intended for outdoor storage of boats, campers and other recreational vehicles shall be provided at the ratio of ten sq. ft. of area per space for each space in the park, with a minimum area of three hundred (300) sq. ft. Such area shall be paved and shall have direct access to the interior park roadway. Such area shall be screened with a six foot high solid fence or wall, and shall have a gate opening minimum fifteen (15) feet wide. This area shall be of a shape to be practical for the storage of, and access to and from, recreational vehicles.

I.

Drainage: Each mobilehome park shall completely drain of surface water, using surface drainage and/or a sub-surface drainage system. A drainage system shall be designed and constructed in accordance with the requirements of the Director of Building and Housing Inspection.

J.

Underground Utilities: All sewer, water, electricity, gas, telephone and television signal utility lines shall be placed underground.

The following are minimum requirements for maintenance of property and the responsibility for such maintenance shall be that of the owner of record or the occupant, separately or jointly, and either or both may be cited for any violation:

A.

All yards and other open spaces around buildings shall be kept free of wastes, litter, junk, or other storage.

B.

All landscaped areas shall be regularly watered, fertilized, weeded and otherwise kept in good condition.

C.

All driveways and parking areas shall be graded, hard-surfaced, and maintained in accordance with standards established by the City Council Resolution.

D.

All fences and structures shall be kept in good condition.

Nonconforming uses and structures are those created under a prior regulation but which do not conform with the provisions of this Title. Such uses and structures may continue without change. Modification or change of non-conforming use or structure requires site development plan approval by the Planning Commission. The Planning Commission may require any nonconforming aspect to be made conforming upon request for modification.