Lakewood City Zoning Code
PART 2b
MHP Mobilehome Park Residential Zone
§ 9328 Mobilehome Park Residential Zone.
The Mobile Home Park Residential Zone is hereby created to provide a means of achieving an environment of stable, desirable character not out of harmony with the surrounding neighborhood, and which provides an area or community for mobilehome residential uses and other related uses as well as other uses not inconsistent therewith. Whenever reference is made in this code or on any zoning map to MHP the same shall mean and include the Mobilehome Park Residential Zone.
§ 9328.1 Uses Permitted.
A.
Mobilehome parks together with accessory uses and the building.
B.
Mobilehome and trailer coach storage, sales and rental.
C.
The keeping of such domestic animals, and in such numbers as expressly declared permissible by the City Council in resolution or ordinances, provided that the keeping of such animals shall conform to all other provisions of law governing the same, and conform with all conditions imposed by ordinance or resolution. This subsection shall be construed as expressly granting permission for the keeping of the following domestic animals in conjunction with the maintenance of a mobilehome residence:
D.
Growing of nursery stock, orchards, vineyards, the raising of field crops, trees, berry and bush crops, or vegetable or flower gardening on a commercial scale, provided, however, that no odor or dust producing substance or use shall be permitted within one hundred feet of any property line. The uses enumerated under this subsection are permitted only when the minimum lot or parcel area is one acre and the lot frontage exceeds 100 feet. This subsection does not permit roadside stands, retail sale from the premises, or advertising signs of any nature.
E.
Governmental buildings and facilities including but not limited thereby, park and recreation areas, libraries, and museums.
F.
Public parks and playgrounds, golf courses, and other recreational areas.
G.
The following uses provided that in each instance a conditional use permit has been obtained and continues in full force and effect:
1.
Churches of a permanent character.
2.
Educational institutions.
3.
Hospitals, convalescent homes and sanitariums.
4.
Children's nursery, including, but not limited thereby, children's room, private day school, day nursery, or day nursery school, private boarding school, and children's boarding home.
5.
Such public utilities as electrical distribution substations, telephone exchanges, water wells, water pumping plants, water storage tanks and similar facilities with the exception that electrical power transmission and distribution lines shall be allowed as a matter of right in this zone.
6.
Cottage Food Operations. These are subject to the conditions and restrictions listed in Section 9320.C.13.
[Added by Ord. 2013-3]
H.
In connection with any church or school use, temporary fireworks stands, where authorized by permit of the Council pursuant to and subject to the provisions of Section 3105.1; bingo games, where authorized by permit issued under Article VI and subject to the terms and provisions of this Code pertaining to bingo games; carnivals, where authorized by permit issued pursuant to and subject to Article VI of this Code; and Christmas tree sales, where authorized by permit pursuant to and subject to Article VI of this Code.
I.
Residential sales events as defined in Section 9302.36.c, not exceeding two (2) per calendar year. Each event shall be allowed to operate a maximum of two (2) days. If the sales event terminates prior to the two (2) day period allowed, it will be considered one of the two (2) events allowed per year. No new items shall be permitted for resale. The sale shall not encroach into any public right-of-way.
[Added by Ord. 86-7]
J.
Family Day Care Homes.
[Added by Ord. 92-4]
K.
Home Business Occupations, subject to the conditions and restrictions listed in Section 9320.J
[Added by Ord. 2013-3]
L.
Rentals. As specified in Subsection 9320.F of this title.
[Added by Ord. 2018-7]
§ 9328.2 Development Standards.
A.
No mobilehome park, mobilehome subdivision, or mobilehome condominium shall be established in the MHP zone until a conditional use permit has been obtained and continues in full force and effect. This section is inapplicable to any mobilehome park or trailer park in existence at the time of the adoption of the ordinance enacting this section but any expansion or development or reconstruction of said mobilehome park in excess of 50% thereof shall be only pursuant to and where authorized by a conditional use permit.
B.
Mobilehome Parks shall comply with the following standards at all times except that mobilehome parks established prior to the effective date of the ordinance enacting this section shall be exempt from the requirements of this Section.
1.
Area Required For Mobile Home Park. The minimum required area for mobilehome parks established after the effective date of this Section shall be four (4) acres.
2.
Density. The maximum number of mobilehomes allowed per acre shall be ten (10) per acre.
3.
Yard Areas. Every individual mobilehome located on a mobilehome space shall maintain the following minimum setbacks:
4.
Space Coverage. Twenty-five (25) percent of each individual mobilehome space shall remain uncovered by structures, parking area, or walkways.
5.
Landscaping. The mobilehome park shall be landscaped as follows:
(a)
Five (5) percent of the total site shall be established as a common landscaped area.
(b)
Each mobilehome space shall have one (1) fifteen (15) gallon tree and 750 Square feet of landscaped area.
(c)
Landscaping shall mean the planting and maintenance of some combination of natural vegetation, such as trees, shrubs, vines, ground covers, flowers, or lawns. In addition to such plant life, the combination or design may include natural features such as rock and stone, and structural features, including but not limited to, fountains, reflecting pools, art works, screens, walls, fences, and benches. When natural and structural features are used in addition to plant life, the plant life shall be predominate.
6.
Recreation Areas. Each mobilehome park shall have a recreation area to include a recreation building.
7.
Road Widths. All interior streets shall be a minimum width of thirty (30) feet and no parking shall be allowed on the internal roads.
8.
Walkways. Walkways of three and one-half (3 1/2) foot widths shall be provided throughout the park on a separate access system to the street system to the recreation areas.
9.
Exterior boundaries of the mobilehome park shall be enclosed by six (6) foot high decorative masonry walls.
10.
Trash Areas.
(a)
There shall be provided and maintained within 200 feet of each mobilehome an enclosure for the purpose of storing garbage, waste, refuse, and trash of all persons utilizing said parcel. Said enclosure shall have on each side thereof a solid reinforced masonry wall of not less than five (5) feet in height except for openings. All openings shall be equipped with gates or doors which meet the height requirement of this subsection and the fence requirements for durability. Such gates or doors shall be equipped at all times with a fully operating, self-closing device. At least one opening or gate or door shall be of sufficient width to provide reasonable and necessary access to the storage area and said opening door or gate shall at all times be located and maintained at such a place and in such a fashion that access to the storage area for the deposit and removal of waste, trash, refuse and garbage is reasonably afforded. The City may approve substitution of a solid fence or other material when in its opinion such fence or other material will adequately comply with the provisions of this subsection.
(b)
All garbage stored within such enclosure shall be placed and maintained in a metal or plastic container which has an overlapping fly-tight lid. The lid shall be secured in place at all times when the container is not being filled or emptied.
(c)
Waste, refuse and trash, other than garbage, as defined in Section 9302.25aa, shall be placed, maintained and stored in containers of substantial design and construction that will retain therein said trash, refuse and waste and may be readily emptied by trash collectors and which, further, do not readily disintegrate, fall apart, blow, or scatter about the premises.
(d)
Garbage, waste, refuse and trash may also be stored in metal bins equipped with wheels of the designed structure approved by the Director. All garbage, waste, refuse and trash contained in such bins shall be maintained within the interior of said metal bins and shall be equipped with a lid which shall be completely closed at all times except when being filled or emptied.
(e)
All of said aforementioned containers shall be kept and maintained within the walls of said enclosure except when being emptied by a collector.
(f)
There shall be provided and maintained within said storage area trash containers, as aforementioned, of not less than 50 gallon capacity per mobilehome unit or where a bin-type trash container is used, there shall be such a bulk trash container or three-yard capacity for each fifteen (15) units.
(g)
No person in the MHP Zone shall deposit, maintain, accumulate, dispose of, or allow the deposit, accumulation, maintenance or any disposal of any garbage, waste, refuse or trash outside of a building or mobilehome except as authorized in this Section.
C.
A conditional use permit shall be issued and maintained in accordance with requirements of this Chapter. In addition to any other conditions required, a condition approval shall be that:
1.
Provisions are made for a responsible management and for the appointment of a successor thereto and the name and address of the person who was served as responsible manager of the park.
2.
Provisions are made requiring the management to be responsible for compliance with all of the terms and provisions of this Chapter, the conditions of approval, the Development Review Board approval and any Ordinance or regulation of the City.
3.
Provisions are made to the effect that management shall be a person or persons upon whom service or any notice, summons, city or court order may be made.
§ 9328.3 Development Plan Review.
A.
Permits. No person shall construct any building or structure or mobilehome park nor any alteration or expansion or relocation of any building or structure until the development plan of the same has been approved by the Development Review Board. Upon approval of such a development plan, the property shall be developed and maintained in accordance with the conditions of approval of said plan and none other.
B.
Plan Approval. The Development Review Board shall determine whether or not the purposes and objectives of the Part have been met in that regard conditions may be imposed to assure that the purposes and objectives of this Part will be realized. The requirements of this Part pertaining to lot area, lot area per unit, the minimum size, lot coverage, front, side and rear yard, and distance between buildings may be modified by the Development Review Board as authorized and for the reasons set forth in this Chapter pertaining to the powers and duties of the Development Review Board and where under the conditions imposed the public health, safety and welfare and the property and residents of the neighborhood are as adequately site of the proposed use shall be adequate in size and shape to accommodate the yards, walls, fences, buildings, parking and loading facilities, landscaping and other development features required by this Part or as required as a condition in order to integrate said uses with the uses in the neighborhood.
1.
No such approval shall be granted which constitutes a special privilege not available to others within the zone.
2.
The approval shall not be in substantial conflict with the General Plan.
3.
The nature, condition and development of adjacent uses, buildings and structures shall be considered, and no approval shall be granted where such will adversely affect or be materially detrimental to the said adjacent uses, buildings or structures.
4.
The site of the proposed use shall be adequate in size and shape to accommodate the yards, walls, fences, buildings, parking and loading facilities, landscaping and other development features required by this Part or as required as a condition in order to integrate said uses with the uses in the neighborhood.
5.
The site for the parcel for which development plan approval is sought shall be served by highways or streets adequate in width and improved as necessary to carry the kind and quantity of traffic such use would generate.
In approving the development plan, the Development Review Board shall approve the site plan showing thereon the location of all buildings, structures, improvements, facilities, utilities, landscaping and storage areas, and exterior elevation plans. The Development Review Board shall require said plans to show the location of public facilities, including but not limited to fire hydrants, street lights, vehicular and pedestrian circulation. Said plans shall, in addition, contain a general schedule of development and construction materials utilized.