The Dalles City Zoning Code
CHAPTER 10
11 MANUFACTURED DWELLING PARKS
§ 10.11.010 Purpose.
The provisions in this Chapter are established to ensure a safe and healthful living environment for residents of manufactured dwelling parks and to ensure that a manufactured dwelling park can provide quality housing compatible with adjacent land uses. In addition, these provisions are intended to ensure compliance with State regulations governing review of manufactured dwelling park development.
§ 10.11.020 Permitted Structures.
§ 10.11.030 Area Requirements.
A.
Park Size. Manufactured Dwelling Parks, as defined in Chapter 10.2 - Definitions, shall be a minimum of 1 acre in size.
B.
Space Area. The minimum size for each space in a manufactured dwelling park is 2,500 square feet, provided that the overall density of the park does not exceed that allowed by the subject zone district.
C.
Space Dimensions. Per the requirements of ORS 446.100(c), each space shall be at least 30 feet wide and 40 feet long.
§ 10.11.040 Setbacks.
A.
Setback Between Park Structures and Abutting Properties. There shall be a minimum setback equal to the applicable side or rear yard setback specified by the zone district of the abutting property between abutting property and any dwelling or accessory park structure or a park road, but in no case shall the setback be less than 5 feet.
B.
Setback Between Park Structures and a Public Street Right-of-Way. There shall be an average 15-foot setback along the public street, with a minimum 10-foot setback.
C.
Setbacks and Separation for Structures Within the Park.
1.
There shall be at least a 10-foot separation on all sides between dwellings.
2.
Dwellings must be placed at least 14 feet apart where a flammable or combustible fuel storage vessel is located on or between units.
3.
There shall be a minimum 10-foot separation between dwellings and park buildings.
4.
There shall be a minimum distance of 5 feet between any structure and a park street or between any structure and a sidewalk intended for public use.
5.
Between accessory structures and between dwellings and accessory structures the following shall apply:
a.
An accessory building shall not be located closer than 6 feet to any dwelling or other accessory building on adjacent space, except that a double carport or garage may be built which serves 2 adjacent dwellings.
b.
When a double carport/garage is built to serve 2 adjacent dwellings, a minimum 3-foot separation shall be provided between the double carport/garage and any adjacent structure, dwelling, or dwelling accessory structure. As an alternative, a 1-hour fire separation may be provided through the center of the double carport serving adjacent dwellings.
§ 10.11.050 Park Perimeter Screening.
Park perimeter screening shall meet the applicable requirements of Section 10.6.010.050: Screening (Fences, Hedges, Walls other than Retaining Walls, Berms), and the following provisions. Where the following provisions disagree with the requirements specified in Section 10.6.010.050: Screening, the following requirements shall prevail.
A.
Perimeter Screening Adjacent to Abutting Properties. A sight-obscuring fence, wall, evergreen hedge, or other suitable combination of screening/planting shall surround each manufactured dwelling park, except as specified in subsection B below for lands adjacent to public streets, and shall meet the following requirements:
1.
Perimeter screening shall not be placed in any required setbacks.
2.
Suitable landscaping shall be provided in the required setback areas, and shall be used to reinforce perimeter screening.
3.
Walls or fences shall be 6 feet in height. Evergreen hedge plantings shall be at least 5 feet in height.
4.
All plant material shall reach their required height within 2 years of planting, and be maintained in a healthy, living condition as long as the park is in operation.
B.
Perimeter Screening Adjacent to Public Streets. A 6-foot-high sight-obscuring screen shall be provided through the use of fencing and vegetation and/or an earthen berm and vegetation as follows:
1.
Fencing. Any fence shall have an average 15-foot setback from the public right-of-way and shall meet the requirements of Article 6.100: Vision Clearance. Fencing closer than 15 feet to the public right-of-way shall conform to the subject district's restrictions on front yard fencing. Long expanses of fence or wall along public streets shall be designed to prevent visual monotony through the use of techniques such as offsets, landscaping, and changes in materials.
2.
Berms. Any earth sculpting shall be used in conjunction with plant materials and when combined the screen will be a height of 6 feet in 2 years. This combination is subject to the following standards:
a.
The berm shall not have a slope over 40% (1:2.5) on the side away from the area screened from view. The slope for the other side (screened area) may vary.
b.
At least one row of deciduous and/or evergreen shrubs spaced not more than 5 feet apart shall be planted on the berm.
c.
Lawn, low growing evergreen shrubs, and evergreen ground cover shall cover the balance of the setback area.
(Ord. 23-1400)
§ 10.11.060 Development Standards.
A.
Laws and Regulations. All the requirements of federal, state and local laws and regulations shall be met.
B.
Hazards to Property and Occupants. The condition of soil, groundwater level, drainage, and topography shall not create hazards to the property or the health and safety of occupants. Park sites shall not be located in areas exposed to objectionable smoke, noise, odors, or other adverse influences. No portion of any park subject to unpredictable or sudden flooding, subsidence, or erosion shall be used for any purposes which would expose persons or property to hazards.
C.
Set-Up Requirements. The minimum set-up and stand requirements shall be those established for manufactured dwellings by the Oregon State Department of Commerce, Building Codes Division, at the time the home is placed.
D.
Parking and Accessways.
1.
Access.
a.
Parks greater than 10 acres in size shall be located to have access to a collector or arterial street.
b.
Park access connections to public streets shall meet the requirements of Article 6.050: Access Management.
c.
At least 2 vehicular exits shall be provided in every park. Each exit shall be no closer than 75 feet (edge to edge) from any other exit.
2.
Parking. Off-street parking facilities shall be provided on-site in accordance with Chapter 10.7 - Parking Standards.
3.
Street Widths. Park streets shall be a minimum of 20 feet wide. Where on-street parking is permitted, streets shall be a minimum of 30 feet wide.
4.
Street Standards. Streets shall be paved to standards adopted by the City Engineer.
5.
Non-Through Streets. Non-through streets over 400 feet in length shall have a standard cul-de-sac bulb with a 38-foot curb-side radius, or hammer-head turn-around approved by the Fire Marshall and the City Engineer. Shorter dead end streets shall have a turn-around approved by the Fire Marshall and the City Engineer.
6.
Walkways. Paved walkways, at least 5 feet wide and accessible to wheelchairs, shall be provided to connect park buildings to a park street or public street. In addition, a street sidewalk (or an equivalent pedestrian walking system) shall be provided to connect areas having more than 25 living units to the public sidewalk system.
7.
Lighting. Private park roadways shall be lighted at intersections and pedestrian crossings. Fixtures shall not produce direct glare on adjacent properties.
8.
Street Signs. Street identification signs shall be provided according to applicable City requirements if 50 or more manufactured dwelling spaces are provided.
9.
Fire Access. Access for fire protection services shall permit fire apparatus to approach within 100 feet of each dwelling. In addition, each manufactured dwelling space shall have direct access to a street to permit emergency escape. This access shall be an unobstructed area not less than 12 feet wide.
E.
Public and Private Utilities.
1.
Each manufactured dwelling park space shall be provided with water, sanitary sewer, storm drainage and street facilities, and electrical power, telecommunication, cable television and natural gas services in accordance with the requirements of Chapter 10.10 - Improvements Required with Development.
2.
All utilities shall be installed underground.
F.
Space Coverage. Not more than 60% of a manufactured dwelling space may be occupied by a dwelling and any other attached or detached structures used in conjunction with such dwelling.
G.
Decks. Each manufactured dwelling stand shall be provided with one or more, at least semi-private, outdoor living area(s) adjacent to the dwelling, constructed of concrete, asphalt, flagstone, wood, or other equivalent surface material totaling at least 120 square feet of area and not less than 8 feet wide in any dimension.
H.
Skirting. Each mobile home or manufactured home located in a manufactured dwelling park shall have continuous skirting.
I.
Swimming Pools. Swimming pools shall be set back at least 50 feet from the nearest residential area, and meet all other state health and safety requirements.
(Ord. 23-1400)
§ 10.11.070 Landscaping.
A landscape plan is required prior to signing a building permit application. This plan shall be drawn to scale showing the location of existing trees and vegetation proposed to be removed and to be retained on the site, the location and design of landscaped areas, the varieties and sizes of trees and plant materials to be planted on the site, contour lines indicating any earth sculpting to be used, and other pertinent landscape information. In addition, the following requirements shall apply:
A.
Plant Coverage and Maintenance. Required landscape areas shall be covered by living plant material capable of attaining 90% ground coverage within 3 years and shall be continuously maintained and irrigated with permanent facilities sufficient to maintain the plant material.
B.
Plantings in Perimeter Areas. In addition to the requirements specified in Section 10.11.050: Park Perimeter Screening, and in Article 6.010: Landscaping Standards, landscaping shall be used to provide screening of decks and storage areas from the public roadway. Plant masses shall also be established between perimeter dwellings in order to reduce negative visual effects of roads and vehicle storage areas located within the park.
C.
Plantings Along Park Streets.
1.
Street Trees. Street trees shall be provided in accordance with Article 6.010: Landscaping Standards.
2.
Continuity. Similar street trees shall be repeated to provide continuity for street plantings. Repetition of landscape elements such as lighting fixtures, consistent fencing styles, or similar carports can complement this street tree pattern.