Chapter 15.28 MOBILE HOME PARKS

“Mobile home trailer park” means any plot of ground where accommodation is provided for one or more mobile home trailers, travel trailers, house cars or tiny houses (constructed as a trailer with a Department of Motor Vehicles registration) used by transients as living or sleeping quarters.

“Mobile home trailer,” or “travel trailer,” “house car” or “tiny house (constructed as a trailer with a Department of Motor Vehicles registration)” shall mean any vehicle used as sleeping quarters or living quarters, maintained on wheels, designed and constructed for operation upon the public highways, and propelled either by its own power or other power-driven vehicle to which it may be attached.

“Unit” means any plot of ground for the accommodation of each mobile home trailer, travel trailer, house car or tiny house (constructed as a trailer with a Department of Motor Vehicles registration). (Ord. 719-2017 § 2, 2017: Ord. 557- 2001 § 2, 2001)

15.28.020 Permit—Required.

It is unlawful for any person, firm or corporation to establish, maintain or operate within the corporate limits of the city any mobile home trailer park for the use of transients, whether a charge is made or not, without a permit from the building inspector of the city therefor, and approved by the State Department of Housing. (Ord. 225 § 2, 1965)

15.28.030 Permit—Application—Contents.

A. Every applicant for a permit to maintain a mobile home trailer park shall file with the building inspector a written application stating the name and address of the applicant, the location of the proposed park, the names of the owner, proprietor and manager of the trailer park, the dimension and number of units in the park, the toilet and other sanitary facilities of the park, size of the lot or parcel of ground, the maximum number of mobile home trailers, travel trailers or house cars that the park will accommodate, the proposed method of sewage disposal, and the plan for water supply and lighting. The application shall be filed by the owner, manager or proprietor of the park and be sworn to before a notary public. The person or persons filing the application and making the affidavit, as aforesaid, shall be the person or persons in charge of the park, and shall be the person or persons responsible for the upkeep, maintenance and sanitary conditions of the park. Any change in management of the park shall be registered with the building inspector by sworn affidavit of the new proprietor or manager.

B. The applicant shall file with his application a blueprint diagram of the park, in form satisfactory to the building inspector, showing the location and arrangement of buildings, the units and of the mobile home trailers, travel trailers or house cars to be placed thereon, and showing the location of streets, toilets, showers, other plumbing fixtures, water hydrants and park lights, the sketch or diagram to be considered as a part of the application. (Ord. 225 § 3, 1965)

15.28.040 Inspection—Compliance required.

Upon receipt of the application, the building inspector shall determine the condition of sanitation of the trailer park, and shall determine if the application contains the requirements contained in this chapter, as well as those required by the state; and the application shall be rejected if the building inspector shall find that the mobile home trailer park is not provided with proper and adequate sanitary facilities for the accommodation of the number of mobile home trailers, travel trailers or house cars proposed to be accommodated in the park, or if the mobile home trailer park does not comply with the requirements of this chapter, and with the health and sanitary laws, ordinances and regulations of the state and the city. (Ord. 225 § 4, 1965)

15.28.050 License—Fee—Term.

Every person, firm or corporation engaged in the business of operating or maintaining a mobile home trailer park shall pay an annual license fee of fifty dollars, payable annually, in advance. (Ord. 225 § 22, 1965)

15.28.060 Permit—Revocation by building inspector.

If after issuance of the permit for a mobile home trailer park the building inspector shall find that the holder of the permit has made any false or misleading statements in his application for the permit, or has not complied with the specifications contained in the application for permit or the plat or map filed with the permit, or has placed or caused to be placed more mobile home trailers, travel trailers or house cars in the park than provided for and set forth in the application for permit, or that the holder of the permit has violated or caused to be violated any provision of this chapter, or of the laws, ordinances or regulations applicable to this chapter, the building inspector shall have the power to revoke the permit. (Ord. 225 § 5, 1965)

15.28.070 Permit—Revocation by health officer.

If the health officer shall determine upon inspection that the park shall have become so unsanitary as to endanger occupants of the park or the surrounding community, or that the sanitary facilities have become inadequate to properly protect the occupants of the park, the health officer shall have the right to require the holder of the permit for the park, within ten days, to set the park in proper sanitary condition. If upon notice from the city to the holder of the permit, as aforesaid, the owner or manager of the mobile home park shall fail or refuse to place the park in proper sanitary condition, the health officer shall have the right to revoke the park permit. (Ord. 225 § 6, 1965)

15.28.080 Park office required.

Each mobile home trailer park shall be provided with a building to be known as the office, in which shall be kept copies of all records pertaining to the management or supervision of the park, such records to be available for inspection by the department of public health or the police department. (Ord. 225 § 9, 1965)

15.28.090 Recordkeeping rules and regulations.

It shall be the duty of the owner, his agent or manager to keep a register of all persons accommodated on the park, the register to include the names of all persons, their home addresses, the number and description of their automobiles or other vehicles; to prescribe rules and regulation for the management of the park; to make adequate provision for the enforcement of such rules; and to subscribe to and adopt such general rules and regulations which may be hereafter adopted for the management of such park. (Ord. 225 § 10 (part), 1965)

15.28.100 Owner/manager duties.

It shall be the duty of the owner, his agent or manager to:

A. Provide for regular inspection of the water and sanitary conveniences;

B. Provide for the collection and removal of garbage or other waste material, including one garbage can for every unit;

C. Prohibit the placing or storage of unsanitary or unsightly material or vehicles of any kind;

D. Provide for the regular cleaning, painting, repairing and disinfecting of all buildings;

E. Take such other measures as may be deemed to be necessary by the health officer to preserve the health, comfort and safety of all persons residing in the park, and the general public;

F. Cause each dog, cat or other pet animal to be kept under control at all times, either by being tied up or confined in proper enclosure;

G. Report to the health officer all cases of communicable disease or suspected cases of communicable disease affecting any inmate of the park;

H. Report immediately to the police department all acts of a disorderly character committed by any person or persons inside the park;

I. See that copies of standard rules and regulations shall be prepared and posted in conspicuous locations throughout the park;

J. Keep the whole area of the park adequately lighted at night. (Ord. 225 § 10 (part), 1965)

15.28.110 Design standards.

The following are design standards for trailer parks in the city:

A. Minimum Area. Minimum trailer park area shall be four acres or one hundred seventy-five thousand square feet.

B. Minimum Site Area. Each trailer site shall not be less than two thousand four hundred square feet exclusive of recreational areas, roadways, visitor parking areas and accessory buildings or service areas. Individual trailer site of two thousand four hundred square feet may include area provided for off-street vehicle parking on the trailer site. Trailer sites of one thousand five hundred square feet to accommodate temporary or overnight travel trailers may be permitted if established in a mobile home park located in a C-2 district. All trailer sites shall be clearly defined and marked.

C. Minimum Private Drive and Roadway Widths. Roadway or private drives shall be provided in such a pattern as to provide reasonable and convenient traffic circulation within the trailer park and so that every trailer site fronts on such roadway. All roadways shall be of sufficient width to permit two-way traffic. The minimum right-of-way width to permit two-way traffic shall be twenty-five feet. The minimum right-of-way width to permit two-way traffic and parking on one side shall be thirty-three feet. The minimum right-of-way width to permit two-way traffic and parking on both sides shall be forty-one feet. No dead-end private drives or roadways shall be permitted unless a minimum twenty-nine foot radius return turnaround is provided.

D. Grading. The whole area of each mobile home trailer park shall be so graded, drained and surfaced as to be free from dust and mud at all times.

E. Automobile Parking. There shall be provision for at least one parking space on the trailer site. Automobile parking spaces shall not be less than nine feet by twenty feet in area. In addition, there shall be one automobile parking space provided for visitors for every two trailer sites in the trailer park.

F. Yard Requirements. Trailer coaches shall be located on trailer sites so there shall be at least ten-foot clearance between trailers whether parked end to end or side by side. No trailer coach shall be located closer than ten feet from any building within a trailer park or from any building existing outside the trailer park. No trailer shall be located within twenty feet of any public right-of-way or five feet from any side or rear property line.

G. Recreational Area. Every trailer park shall provide a recreational area with a minimum space equal to one hundred twenty-five square feet per trailer site in the trailer park. This area may include land used for community clubhouse, swimming pool, shuffleboard courts and similar activity areas. If factors exist which make it desirable to have the recreational space decentralized, several recreational areas (the total aggregate areas of which meet the above requirement) may be established with the approval of the planning commission.

H. Landscaping. Each trailer site shall have planting maintained thereon. Any portion of the trailer park fronting on a public street shall be intensely landscaped with trees, shrubs and/or flowers.

I. Screening. A minimum six-foot high closely grown hedge or solid board fence shall be erected along the side and rear property lines. In cases where existing land use and topographical features makes fencing unnecessary or impractical the planning commission may waive this requirement if the situation warrants such consideration. No solid fence is permitted within fifteen feet of the front property line adjacent to a public road or ten feet to any side line adjacent to a public road.

J. Signing Regulations. Trailer parks may be identified by one detached appurtenant sign not to exceed twenty-four square feet in area. The sign provided shall in no way endanger the health or safety of motorists by causing distraction to operators on streets and highways. The location, lighting and color of the sign shall be such as to cause no confusion with public signs or traffic signals. No blinking, flashing or animated signs visible from any street or highway shall be permitted. Sign lighting shall not be a nuisance to the adjoining properties or to the residential trailers on the premises. Directional signs related to the location of trailers and facilities on the premises shall not exceed ten square feet in area. Circulation movement signs within the trailer park may be permitted and shall not exceed two square feet in area. (Ord. 225 § 20, 1965)

15.28.120 Construction requirements.

Mobile home trailer park construction must meet the requirements set forth in this chapter, also the requirements set forth by the state of California Department of Industrial Relations, Division of Housing, pertaining to mobile homes and mobile home parks. (Ord. 225 § 21, 1965)

15.28.130 Sanitary requirements.

Each mobile home trailer park shall provide at locations hereinafter defined, drains, toilets, urinals, washbasins, sinks, laundry trays, showers or baths, water faucets or spigots in accordance with the requirements as set forth by the state. (Ord. 225 § 8, 1965)

15.28.140 Connection to sewer system required.

A. It is unlawful to permit wastewater or material from sinks, showers or other fixtures in mobile home trailers, travel trailers or house cars to be deposited on any street, alley, mobile home trailer park or upon any premises within the corporate limits of the city.

B. Sinks, showers or other similar fixtures in mobile home trailers, travel trailers or house cars, while such vehicles are being used as living quarters upon any trailer park, must be connected to drains forming a part of the sewer system of such mobile home trailer park in a manner satisfactory to the health officer, and in compliance with the requirements of the ordinances of the city. (Ord. 225 § 12 (part), 1965)

15.28.150 Toilet connection to sewer system required.

It is unlawful for any person to use, or permit to be used or operated, any toilet installed or maintained in any mobile home trailer, travel trailer or house car while such vehicle is located within the confines of any mobile home trailer park, unless the same is connected to the sewer system. (Ord. 225 § 13, 1965)

15.28.160 Only one vehicle per unit.

No unit in any mobile home trailer park shall be used as the location for more than one mobile home trailer, travel trailer or house car. (Ord. 225 § 7, 1965)

15.28.170 Vehicle license required.

It is unlawful to permit or maintain in any mobile home trailer park any mobile home trailer, travel trailer or house car that is not licensed for operation upon the highways of the state. (Ord. 225 § 15, 1965)

15.28.180 Conditions for reclassification as dwelling.

Mobile home trailers, travel trailers and house cars having their running gear, wheels or other equipment designed for transportation of the vehicles from one location to another, removed or blocked up and in use as living quarters, shall be classed as dwellings, and as such subject to all the provisions of the State Housing Act. (Ord. 225 § 12 (part), 1965)

15.28.190 Prohibited locations.

It is unlawful to operate or maintain a mobile home trailer park on any premises in the city fronting the following streets: West Street, Commercial Street, Main Street, First Street, Second Street, Third Street, Fourth Street, Healdsburg Street, Lake Street, East Street and Washington Street. (Ord. 225 § 11, 1965)

15.28.200 Zoning requirements.

Trailer parks shall be established only by conditional use permit in the C-2, R-3 and U districts in the city unless in the restricted area designated under Section 15.28.190. (Ord. 225 § 19, 1965)

15.28.210 Mobile home use as dwelling prohibited—Exception.

It is unlawful to use, or permit the use of, any mobile home trailer, travel trailer, house car or “tiny house (constructed as a trailer with a Department of Motor Vehicles registration)” for living or sleeping quarters in any place in the city outside of a lawfully operated mobile home trailer park. However, nothing in this section shall prohibit bona fide guest(s) of a resident of the city from occupying any mobile home trailer, travel trailer or house car upon the property of such resident, with his or her written consent, for a period not to exceed forty-eight hours, conditioned upon such guest(s) applying for, and obtaining, a temporary permit from the city’s planning department. A violation of this section shall be charged as an infraction.

During the four-year period commencing on October 9, 2017, the date of Proclamation of a State of Emergency by Governor Edmund J. Brown and ending on October 9, 2021, vehicles generally used for human habitation and tiny houses as defined in Section 15.28.010 may be parked and occupied; provided, that the following criteria are met:

A. The vehicle must be parked:

1. On a private paved driveway of an owner-occupied single-family residence outside the downtown commercial (DTC) zoning districts; the vehicle does not extend into the public sidewalk or public street; the residents of the vehicle have twenty-four-hour access to the primary residence restroom and shower facilities unless the vehicle is connected to the city sewer and water systems; no more than one occupied vehicle per lot shall be allowed; or

2. In a private parking lot of an industrial, commercial or institutional use outside the DTC zoning districts; the vehicle shall be connected to city sewer and water; the required parking for the facility is not to be reduced by more than ten percent; and the total number of occupied parking spaces per site does not exceed five. Sites that are currently nonconforming for parking are not eligible.

B. The owner or user of the vehicle has obtained consent from the property owner prior to parking the vehicle and for the duration of the time in which the vehicle is parked on the owner’s property.

C. The vehicle is parked a minimum of twenty feet from a habitable building on an adjacent property.

D. The property owner or vehicle user has obtained a city urgency ordinance temporary land use certificate from the city to park the vehicle.

E. The temporary land use certificate issued by the city must be posted in a visible location on the exterior of the vehicle.

F. The vehicle has a model year of 1997 or newer.

G. The use of a generator to provide power to the vehicle is prohibited.

H. The vehicle shall include working fire extinguisher, working smoke detector and working carbon monoxide detector.

I. The vehicle is connected to the appropriate electrical supply for the specific vehicle, which is typically thirty amps.

J. The residents shall have access to on-site solid waste disposal. (Ord. 738-2020 § 2, 2020; Ord. 731-2019 § 2, 2019: Ord. 719-2017 § 3, 2017: Ord. 557-2001 § 2, 2001)

15.28.220 Owner consent to park vehicle.

It is unlawful to park any mobile home trailer, travel trailer, or house car upon any premises within the city, other than a mobile home trailer park, a public garage, or repair shop without the written consent of the owner of such premises. Any violation of this section shall constitute an infraction. (Ord. 557-2001 § 2, 2001)

15.28.230 Rental as permanent dwelling prohibited.

It is unlawful for the proprietor, owner or manager of a mobile home trailer park, or any other person, to rent any mobile home trailer, travel trailer or house car, or any vehicle or structure purporting to be either, for use as stationary living quarters upon any mobile home trailer park, or other premises within the city. (Ord. 225 § 17, 1965)

15.28.240 Combined use permitted when.

Nothing contained in this chapter shall prevent the combination of a mobile home trailer park and auto camp, providing the requirements of the ordinances governing both are fully complied with. (Ord. 225 § 18, 1965)

15.28.250 Violation—Penalty.

Any person or persons, firm, corporation, association, or business entity violating the provisions of this chapter shall be guilty of a misdemeanor unless other provisions of this chapter allow for a specific violation to be charged as an infraction. Upon conviction of a violation that is charged as a misdemeanor, the violator shall be punished by a fine of not more than five hundred dollars or by confinement in jail for not more than six months, or by a conviction of such fine and confinement. If a violation of this chapter is charged as an infraction, upon conviction of the same, the violator shall be punished in the manner described in Penal Code Sections 19.8 and 1209.5, if applicable. (Ord. 557-2001 § 2, 2001)