The unrestricted conversion of mobile home parks to other uses diminishes the mobile home stock and spaces available within the County. The purpose of this chapter is to provide certain regulatory safeguards for the protection of residents and potential purchasers of mobile homes, and to implement the county's general plan policies to provide varied housing choices and opportunities.

(Ord. No. 2018-01, § 18, 7-17-2018; Ord. No. 2018-04, § 2, 11-6-2018)

For purposes of this chapter, the following words are defined as follows:

A.

"Mobile home" has the meaning set forth in Section 17.02.365, and shall also mean a recreational vehicle that is used for human habitation, and either of the following occupancy criteria are met: (1) the recreational vehicle occupies a mobile home site in a mobile home park, on November 15, 1992, under a rental agreement with a term of one month or longer, and the recreational vehicle occupied the site in the park prior to January 1, 1991; or (2) the recreational vehicle occupies a mobile home site in a mobile home park for nine or more continuous months commencing on or after November 15, 1992.

B.

"Park" means a mobile home park which rents spaces for mobile home dwelling units.

C.

"Owner" means the owner, lessor, or designated agent of the park.

D.

"Homeowner" means the owner(s) of a mobile home dwelling unit who is renting space from the owner of a park.

E.

"Resident" means a homeowner or other person who lawfully occupies a mobile home in a mobile home park.

(Ord. No. 2018-01, § 18, 7-17-2018; Ord. No. 2018-04, § 2, 11-6-2018)

A.

The use of property as a mobile home park shall not be terminated for the purpose of conversion to another land use until application for a mobile home park conversion has been made to the Director and approval has been received from the Planning Commission or the Board of Supervisors on appeal.

B.

No building permit shall be issued on property occupied by a mobile home park for uses other than those associated with the mobile home park use until approval for mobile home park conversion has been obtained pursuant to this chapter.

C.

Applications for a mobile home park conversion shall be made to the Director with the filing fee prescribed by the Board of Supervisors. The application shall contain the following information:

1.

Plans indicating the proposed use for the site for which an application for conversion is made.

2.

The timetable for conversion of the park.

3.

If the proposed conversion is to a use not consistent with the underlying zone district or general plan land use designation, or requires any approval of a tentative map, use permit, or other entitlement, the applicant shall file concurrently an application for rezoning, general plan amendment and any additional entitlement, as applicable.

4.

The total number of spaces within the park; the number of spaces occupied; the length of time each space has been occupied by the present tenant; and the monthly rent currently charged.

5.

A Conversion Impact Report as set forth in Government Code Section 65863.7, or a Relocation Impact Report as set forth in Government Code Section 66427.4, as these sections may be amended from time to time.

D.

An application for a mobile home park conversion shall be subject to environmental review in accordance with the county's environmental review guidelines.

(Ord. No. 2018-01, § 18, 7-17-2018; Ord. No. 2018-04, § 2, 11-6-2018)

A.

Following the submittal of all required information in connection with an application for a mobile home park conversion and completion of the environmental review, the application shall be set for public hearing before the Planning Commission in the same manner as a use permit and in accordance with Section 17.92.020.

B.

Prior to the public hearing, the applicant shall provide evidence that: (1) a copy of the Conversion Impact Report or a Relocation Impact Report was provided to all park residents and homeowners at least 15 days prior to the hearing pursuant to Government Code Section 65863.7, subdivision (b), as that subdivision may be amended from time to time; and (2) notice of the hearing has been provided to all park residents and homeowners at least 15 days prior to the hearing pursuant to Civil Code Section 798.56, subdivision (g), as that subdivision may be amended from time to time.

C.

The Planning Commission shall, after the close of the public hearing, render a decision whether the conversion should be approved based upon the findings set forth in Section 17.39.050.

D.

Any applicant, or any other interested person may appeal the Planning Commission's determination to the Board of Supervisors in the same manner as a use permit appeal and in accordance with Section 17.92.030.

(Ord. No. 2018-01, § 18, 7-17-2018; Ord. No. 2018-04, § 2, 11-6-2018)

An application for a mobile home park conversion may be approved if the following findings are made:

A.

There exists sufficient mobile home space availability within the unincorporated area of the county of Shasta to accommodate the mobile homes to be displaced by reason of the conversion.

B.

The conversion will not result in the displacement of low income individuals or households who cannot afford rents charged in other parks.

C.

That the age, type, and style of mobile homes within the park proposed for conversion can be accepted into other parks within the county of Shasta.

D.

If the conversion is to another residential use, that the tenants of the mobile home park will have first opportunity to occupy the units and the construction schedule will not result in long-term displacements.

E.

he proposed conversion is consistent with the County General Plan.

F.

The proposed conversion is pursuant to the public health, safety and welfare.

G.

The conversion will not result in a shortage of housing opportunities and choices within the county of Shasta.

(Ord. No. 2018-01, § 18, 7-17-2018; Ord. No. 2018-04, § 2, 11-6-2018)

A.

In the approval of a mobile home park conversion, the County shall attach conditions necessary to mitigate the impacts associated with the conversion. Such mitigation measures, which may include a lump sum payment of relocation benefits, must be sufficient to allow displaced residents to relocate to comparable housing, including mobile homes in comparable mobile home parks in the community.

B.

Such conditions may include, but are not limited to, the following conditions:

1.

Payment by the owner for relocation of the resident to comparable housing.

2.

If the land occupied by the park is to be sold, the residents be given the first right of refusal accepting the offer of the seller for the purchase of the park including all improvements.

3.

The residents be given the option of a long-term lease of the land and purchase of the improvements.

4.

An effective date of the approval of the conversion of not less than one year after approval of the conversion so as to provide sufficient time for the relocation of the mobile homes to other parks.

5.

If the mobile homes cannot be physically relocated to parks in the area, payment of the in-place value of the mobile home if the mobile home park were not closing, determined by an independent appraiser with mobile home expertise.

(Ord. No. 2018-01, § 18, 7-17-2018; Ord. No. 2018-04, § 2, 11-6-2018)

The County may waive one or more of the requirements of this chapter upon the request of a park owner. Approval of a waiver request shall be based upon substantial evidence provided by the park owner showing that compliance with the requirement or requirements proposed to be waived would deprive the owner of all economically viable use of the property.

(Ord. No. 2018-04, § 2, 11-6-2018)