San Dimas City Zoning Code
CHAPTER 18
122 MOBILE HOME PARK ZONE
§ 18.122.010 Purpose and definitions.
The city council declares that mobile homes, as defined herein and within a planned mobile home park, provide an important, affordable and desirable housing stock alternative to conventional residential development within the city.
A.
The mobile home park zone is created to provide for the accommodation of residential mobile homes within planned residential mobile home parks pursuant to the development standards contained within this chapter.
B. Mobile Home. Mobile Home Park. Mobile Home Site or Lot.
Definitions. The following definitions shall apply:
A structure transportable in one or more sections, designed and equipped to contain not more than one dwelling unit to be used with or without a foundations system. Mobile homes includes manufactured housing. Mobile homes shall not include a recreational vehicle or commercial coach.
Any area or tract of land comprehensively planned to contain more than two individual mobile home sites, open space and recreational facilities, where the mobile home lots or sites are rented, leased, held out for rent or lease, owned, or owned in cooperation, to accommodate mobile homes used for human habitation. Furthermore, "mobile home park" shall also mean a mobile home development constructed according to the requirements of the state of California Health and Safety Code, Part 2.1 of Division 13, and intended for use and sale as a mobile home condominium or cooperative park, or as a mobile home planned unit development.
A space within a mobile home park intended, designed, or used for the location or accommodation of a mobile home and any accessory structure(s) or appurtenances attached thereto or used in conjunction therewith.
(Ord. 1065 § 2, 1997)
§ 18.122.020 Uses permitted.
Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered, or enlarged only for the following uses, plus other uses as deemed, pursuant to Chapter 18.192 of this title, to be similar and not more obnoxious or detrimental to the public health, safety and welfare. All uses shall be subject to the property development standards in Section 18.122.050 of this chapter.
A.
Primary Uses.
1.
Residential mobile home units within a planned mobile home park;
2.
Accessory buildings and structures including, but not limited to, administrative office(s), caretaker residence, recreation buildings and facilities, laundry facilities, maintenance and storage structures, accessory billiard uses, and other buildings and structures intended to provide direct support and service to the residential mobile home park and tenants;
3.
Minor retail sales and services of items and services directly related to the maintenance and operation of mobile homes and/or the park tenants; provided that there shall be no sign(s) visible from any adjoining street advertising such sales and/or service.
(Ord. 1065 § 2, 1997; Ord. 1226 § 1, 2014)
§ 18.122.030 Uses permitted with a conditional use permit.
The following uses may be permitted, provided that a conditional use permit is granted for any such use in accordance with Chapter 18.200 of this title:
A.
Mobile home parks pursuant to the provisions of Section 18.122.060 of this chapter;
B.
Public utility substations.
(Ord. 1065 § 2, 1997)
§ 18.122.040 Prohibited uses.
The following uses are expressly prohibited in the mobile home park zone, except as otherwise provided in Section 18.122.020 of this chapter:
A.
Use of Individual Mobile Homes. No mobile home shall be used for any purpose other than provided in this chapter.
B.
Commercial and Industrial Uses. No commercial or industrial uses shall be permitted, except as otherwise provided by this chapter.
C.
Dwelling Units. No dwelling units other than individual mobile homes, as defined by this chapter, shall be permitted, except for the use of a caretaker or other person responsible for maintaining and operating the mobile home park property.
D.
Use of Common Facilities. Recreation facilities shall be limited to use by occupants of a mobilehome site and their guests.
(Ord. 1065 § 2, 1997)
§ 18.122.050 Property development standards.
Development shall be in accordance with the following minimum standards:
A.
Area of mobile home park: Minimum land area of twenty acres.
C.
Area of individual mobile home unit: The minimum mobile home unit size shall be one thousand square feet.
D.
Density: Five mobile home units per net acre.
E.
Setbacks. The following setback standards shall apply:
1.
Mobile Home Park. Each mobile home park shall have a front setback of twenty feet; a side setback of five feet contiguous to the interior property line and twenty feet where the mobile home park sides on a street; a rear yard of five feet contiguous to the interior property line and twenty feet where the mobile home park rears on a street.
2.
Mobile Home Site. Each individual mobile home site shall have a front setback of ten feet; a side setback of five feet on the driveway side, and three feet on the patio side; and a rear setback of five feet.
F.
Interior Streets. The interior perimeter street shall be a minimum of thirty-foot width contiguous to the setback. All other interior streets shall be a minimum width of twenty-five feet. All streets shall be paved with a minimum of two inches of asphaltic concrete over a five-inch aggregate base, or four inches of Portland cement concrete, or as required by a soils engineering report. A grid pattern of street layout shall not be permitted.
G.
Off-Street Parking. The provisions of Chapter 18.156 shall apply for off-street parking. Tandem parking for individual mobile home sites are allowed, provided that the space shall measure twelve feet by forty feet.
H.
Walls. Where a mobile home park property line abuts a public street, a six-foot decorative masonry wall shall be erected in a manner to maintain a minimum fifteen feet landscaped yard contiguous to dedicated streets. Where the mobile home park does not abut a public street, a six-foot high masonry wall shall be built along the property lines of the mobile home park.
I.
Landscaping. The following minimum landscaping requirements shall apply:
1.
Adequate landscaping, including electronically remote controlled automatic sprinklers, shall be provided. The areas which will generally be considered appropriate for landscaping, and which will require detailed landscaping plans and landscaping are as follows:
2.
Prior to issuance of a building permit, a landscape plan prepared by a registered landscape architect, shall be submitted to, and approved by the director of community development.
3.
Any failure to maintain the required landscape areas shall be, and the same is declared to be, unlawful and a public nuisance endangering the health, safety and general welfare of the public and a detriment to the surrounding community.
J.
Recreation and Common Facilities. The following provisions shall apply to all mobile home parks:
1.
Recreation areas and facilities consisting of not less than five percent of the net mobile home park area shall be provided in locations approved by the planning commission.
2.
Each mobile home park shall provide common laundry facilities in a manner deemed appropriate by the planning commission.
3.
Unless in a fifty-five years of age and older community, or as otherwise approved by the planning commission, each mobile home park shall provide the following recreational facilities for children:
a.
Playground equipment, such as slides, sand pits, tether ball, volleyball courts, and similar amenities. The aggregate area within the mobile home park devoted to children playground amenities shall be a minimum of four hundred square feet per individual mobile home unit.
b.
In the event the mobile home park provides a swimming pool, the swimming pool area shall be secured by a decorative fence with self-closing gates, pursuant to the requirements of the Uniform Building Code.
K.
On-Site Lighting. The mobile home park shall have adequate on-site internal park lighting. The minimum lighting level for the mobile home park shall provide a minimum 2.5 foot-candle average. The maximum light standard height shall be twelve feet and be decorative and functional as follows:
L.
Refuse and Recycling. All mobile home parks shall provide common refuse and recycling collection facilities pursuant to the design standards of the city.
M.
Individual Mobile Home Unit. The following shall apply to each individual mobile home unit.
1.
Each individual mobile home site shall be identified by either number or letter. Such number or letter shall be placed on a permanent marker easily readable from the internal access roadway.
2.
No individual mobile home may support a building, nor any roof other than light metal.
3.
No mechanical or electrical equipment, air conditioning or cooler units shall be placed on top of any mobile home unit.
N.
Signage. All signage shall comply with the provisions of Chapter 18.152 of the San Dimas Zoning Code. In addition to those signs permitted pursuant to San Dimas Sign Code, each mobile home park shall have a park directory sign located adjacent to the park administration building.
O.
Administration/Support Buildings. All administration and/or park support buildings shall be designed in a manner that shall be architecturally compatible and suitable to the residential character. Said building design shall be approved as an overall mobile home park plan by the planning commission, and pursuant to the provisions of Chapter 18.12 of the San Dimas Municipal Code.
P.
Sanitary Facilities. Each mobile home park shall be connected to a sanitary sewer. Each individual mobile home site shall have connection to a sanitary sewer line. Mobile home sites that cannot be connected to a sanitary sewer shall not be permitted.
Q.
Utilities. The following provisions shall apply:
1.
Water, gas and electric power in adequate lines shall be available to each individual mobile home site.
2.
Underground power lines shall be adequate in capacity, not only for present use but for ultimate future, exclusive utilities.
3.
Radio and television antennae shall not be permitted on the exterior of any individual mobile home. A central antenna shall be provided and shall be connected to each individual mobile home by underground wiring.
4.
Power, telephone and antennae shall be underground.
R.
Grading and Drainage. Provisions satisfactory to the city engineer shall be made for the collection and disposal of surface and storm water that originates on, or flows onto, the premises. Grading and drainage plans shall be submitted to, and approved by, the city engineer.
S.
Street Improvements. Adjoining public streets shall be improved as follows:
1.
Curbs, gutters, makeup paving to the centerline if necessary, sidewalks, street lighting on ornamental standards, and complete landscaping and sprinkler system for the parkway area, including all necessary engineering and preparation of street improvement plans.
2.
Street trees shall be planted in the setback areas and shall be shown on the landscaping plan to the satisfaction of the director of community development and the city engineer.
T.
Fire Hydrants. Fire hydrants with adequate water supply lines and fire flows shall be installed as determined by the fire department.
U.
Storage Facilities. There shall be an area for parking of boats, campers and similar vehicles equal to at least two percent of the gross area of the mobile home park. The area shall be fenced by a six-foot wall or fence with perimeter screening landscaping which shall include trees and a sprinkler system. Gates shall be opaque. The area shall be adequately lighted, provided with yard drains for adequate drainage and shall have electric outlets and hose bibs.
V.
Skirting. Floor elevations of each individual mobile home coach unit shall not exceed a height of twenty-four inches above adjacent ground level and shall be fully screened and skirted.
W.
Other Ordinances and Codes. The development and/or operation of mobile home parks shall comply with all applicable federal, state and city codes and regulations. Mobile home parks shall be operated in compliance with the Federal Fair Housing Law and California Civil Code.
(Ord. 1065 § 2, 1997)
§ 18.122.060 Mobile home park development findings.
In addition to those findings required in Chapter 18.200 of the San Dimas Municipal Code, the following findings shall apply to the development of mobile home parks:
A.
That the plan complies with the purpose of planned mobile home park development as set forth in Section 18.122.010 of this chapter, and provides for light and air, for public safety and convenience, the protection of property values and the preservation of the general welfare of the community.
B.
That the overall plan is comprehensive, and that in relation to the scope and complexity of the development, its size is such as to effect an integral land planning unit and provide for adequate open spaces, circulation, off-street parking and pertinent development amenities.
C.
That diverse functional elements are well integrated, properly oriented and properly related to the topographic and natural landscape features of the site.
D.
That development is well related to existing and planned land use and circulation patterns on adjoining properties and does not constitute a disruptive element with regard to the character of adjacent neighborhoods.
E.
That the layout of structures effects a conservation in street and utility improvements. In addition, the internal street system is designed for the efficient and safe flow of vehicles without having a disruptive influence on the activities and functions of the common areas and facilities.
F.
That recreational areas and facilities and open space are located in close proximity to all mobile home units or easily accessible thereto. That the various community facilities are grouped in places well related to the open spaces and easily accessible to pedestrians.
G.
That architectural unity and harmony within the development, and with the surrounding community, are attained as far as practical.
(Ord. 1065 § 2, 1997)
§ 18.122.070 Development plan approval.
Before any building or structure is erected, or any use is established, on any lot in the mobile home park (MHP) zone, a site plan, applicable elevations and other supporting material and exhibits shall be submitted and approved pursuant to the provisions of Chapter 18.12 of the San Dimas Municipal Code. Final approval shall be granted only after grading and drainage plans have been approved.
(Ord. 1065 § 2, 1997)
§ 18.122.080 Mobile home park closures and conversion.
The provisions of the state of California Government Code, Section 65863.7 et seq. shall apply to any proposal to close or convert any existing mobile home park with the city.
(Ord. 1065 § 2, 1997)