Chapter 1
LOCAL STANDARDS AND REGULATIONS FOR MOBILE HOMES AND PARKS
Sections:
11-1.02 Purpose of the mobile home regulations.
11-1.06 Adoption of technical regulations.
11-1.11 Boat and recreational vehicle storage.
11-1.12 Landscaping, aesthetics, and open space.
11-1.13 Environmental Impact Reports.
11-1.15 Garbage and rubbish disposal.
11-1.17 Grading, surface drainage, and erosion control.
11-1.19 Regulation of developments.
11-1.20 Temporary occupancy on a single site.
11-1.21 Recreational trailer parks and travel trailer parks.
11-1.01 Short title.
These standards and regulations shall be known and may be cited as the “Mobile Homes and Parks Law of the City of Watsonville” or the “Mobile Home Law”.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.02 Purpose of the mobile home regulations.
The purpose of this chapter is to provide the City with appropriate regulatory controls over mobile home parks, mobile home subdivisions, recreational trailer parks, travel trailer parks, and mobile home sites within the City and to set standards for park development and procedures to enforce those standards so as to best exercise the rights reserved to local jurisdictions by State law (commencing with Section 18000 of Division 13 of Part 2 of the Health and Safety Code of the State). To this end the Planning Commission is hereby empowered to grant planned mobile home development permits provided the developments comply with the regulations prescribed in this chapter. The Planned Mobile Home Development “PMD” regulations are to achieve the following purposes:
(a) To recognize mobile home parks as primarily a low to medium density urban residential use;
(b) To provide for a balance between mobile homes and other types of housing;
(c) To encourage the creation of stable, attractive, residential environments within the individual mobile home parks themselves and provide for a desirable transition to the surrounding conventional residential areas;
(d) To limit the use of mobile homes as housing units to developments specifically planned for their accommodation and operated under permit pursuant to Chapter 5 of Title 25 of the California Administrative Code;
(e) To establish comprehensive criteria and standards which shall function as conditions to the issuance of planned mobile home development permits; and
(f) To set forth as simple and expeditious a method of application and plan review as is compatible with the public interest.
Mobile home park development shall comply with all applicable provisions of the Health and Safety Code of the State relating to the maintenance, use, and occupancy of mobile homes and the construction and operation of mobile home parks, as well as the regulations set forth in Chapter 5 of Title 25 of the California Administrative Code, except when the provisions of this chapter call for more restrictive regulations. Nothing contained in this chapter shall be construed to abrogate, void, or minimize any State regulations.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.03 Definitions.
For the purposes of this chapter, certain words and phrases used herein are defined as follows:
(a) “Mobile home park” shall mean any area or tract of land where one or more mobile home lots are rented or leased or held out for rent or lease to accommodate mobile homes used for human habitation. The rental paid for any such mobile home shall be deemed to include rental for the lot it occupies.
(b) “Mobile home subdivision” shall mean any area or tract of land where one or more mobile home lots are sold to mobile home owners for residential purposes.
(c) “Mobile home” shall mean a vehicle designed and equipped for human habitation and for being drawn by a motor vehicle, not to include travel trailers or recreational vehicles.
(d) “Travel trailer” shall mean a vehicle, other than a motor vehicle, which is designed or used for human habitation and which may be moved upon a public highway without a special permit or chauffeur’s license, or both, without violating any provision of the Vehicle Code of the State.
(e) “Recreational vehicle” shall mean a camp car, motor home, travel trailer, or tent trailer, with or without motive power, designed for human habitation for recreational or emergency occupancy, with a living area of less than 220 square feet, excluding built-in equipment, such as wardrobe closets, cabinets, kitchen units or fixtures, and bath and toilet rooms.
(f) “Travel trailer park” shall mean any area or tract of land where lots are rented or leased, or held out for rent or lease, to owners or users of recreational vehicles used for travel or recreational purposes.
(g) “Recreational trailer park” shall mean any area or tract of land where lots are rented or leased, or held out for rent or lease, to owners or users of recreational vehicles or tents and which is occupied for temporary purposes.
(h) “Mobile home accessory building or structure” shall mean any awning, portable, demountable, or permanent cabana, veranda, storage cabinet, carport, fence, windbreak, or porch established for the use of the occupant of the mobile home.
(i) “Lot” shall mean an area, space, or tract of land, or portion of a mobile home park, travel trailer park, recreational trailer park, or mobile home subdivision, designated or used for the occupancy of one mobile home, travel trailer, or recreational vehicle and shall include a site.
(j) “Site” shall mean an area, space, or tract of land occupied by, or designated for occupation by, a mobile home, travel trailer, or recreational vehicle provided it is not included in a mobile home park, mobile home subdivision, travel trailer park, recreational vehicle park, or temporary trailer park.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.04 Locational standards.
(a) Mobile home parks may be permitted within residential areas designated on the General Plan for medium densities of eight (8) to fourteen (14) dwelling units per net acre. Densities from outside the project site area shall not be transferable to a project site area. Project site area is defined as the area or single leasehold interest that is used or usable by residents of the park.
(b) Mobile home spaces should be generally distributed throughout selected areas of the City as a proportion of the total supply of other dwelling units. The City has been divided into residential communities as set forth in the General Plan, and care should be taken that mobile home space balance is properly maintained among all of them.
(c) The ratio of mobile home lots within the City shall not exceed ten (10%) percent of the total existing number of other housing units, subject to the provisions of Section 11-1.22 of this chapter.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.05 Limitations of uses.
(a) Primary uses.
(1) Mobile homes for single-family dwelling use;
(2) Common recreation facilities and structures;
(3) Administrative offices for mobile home park use only;
(4) Residential quarters for use by the manager or other park employees; and
(5) Accessory uses normally incidental to a mobile home park.
(b) Restricted uses. Uses and facilities which are subordinate to the primary mobile home residential function and which are provided for the exclusive use and convenience of the residents of the park may be permitted subject to processing an application for an exception, except when approved as part of the original planned mobile
(1) Mobile home and mobile home accessory equipment sales;
(2) Guest rooms not to exceed a ratio of one room for each thirty (30) lots;
(3) Sales of food, drugs, sundries, clothing, recreational supplies, and equipment;
(4) Postal service;
(5) Personal service establishments; and
(6) Other uses which the Planning Commission finds are in accord with the intent of this chapter.
(c) Technical regulations. Technical regulations shall be established to accommodate the current popular sizes of coaches and improvements with adequate setbacks for the public health, safety, and general welfare. Existing parks may be brought to maximum City standards by rehabilitation and/or additions by following the procedures prescribed in this chapter; however, nonconforming conditions relating to technical regulations shall not be subject to conformance unless proven to be detrimental to the health, safety, welfare, and morals of the public. Parks annexed into the City which exceed allowable maximums will be permitted as nonconforming as to the technical regulations but conforming as to use.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.06 Adoption of technical regulations.
Technical regulations to establish standards and criteria for mobile home and recreational vehicle parks shall be those regulations as shall be set and established by resolution of the Council.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.07 Utilities.
(a) All utilities shall be installed underground except equipment appurtenant to underground facilities, such as surface-mounted transformers and meter cabinets. The developer shall be responsible for complying with the requirements of this section and shall make the necessary arrangements with the utility companies involved for the installations of such facilities.
(b) Each mobile home space shall contain a utility island containing the sewer, water, and utility connections. Said island, together with a typical mobile home pad, shall be depicted in an enlarged plot plan.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.08 Parking.
(a) Street widths shall be of sufficient width as required by City regulations and the technical regulations to allow the parking of automobiles on one (1) street side within all mobile home parks; provided, however, there shall be two (2) off-street parking spaces for every mobile home lot.
(b) A minimum of one (1) parking space shall be provided immediately adjacent to the mobile home. Visitor parking may be developed in conjunction with a common area or community facility or dispersed in small clusters throughout the circulation pattern if screened properly from resident mobile home spaces.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.09 Streets.
(a) Rights-of-way shall be dedicated to the City upon the establishment of the requirement by the Planning Commission that a planned street is designated in the General Plan or designated by resolution of the Council in the area to be occupied by a mobile home park or in such cases as is felt necessary by the Planning Commission to allow for the efficient flow of traffic through the area. The width of rights-of-way shall be determined by the Planning Commission, based upon the projected future requirements for traffic flow in accordance with the General Plan.
(b) All interior streets shall be designated according to the technical regulations and shall be of sufficient radius of turn and grade of slope to allow safe travel at speeds required for the specific street. Internal streets shall have a minimum width of at least twenty (20') feet, curb to curb, with no parking allowed. Internal streets with one (1) side devoted to parallel parking shall be a minimum of thirty (30') feet wide and thirty-six (36') feet wide if parking is designed for both sides.
(c) Curbs and gutters shall be installed on both sides of all streets in accordance with City standards. Rolled curbs may be permitted if approved by the Public Works Department.
(d) The developer shall dedicate land adjoining existing public streets to the City for street widening improvements to City standards, if so required by the Public Works Department, to offset the burden placed on the public streets by the generation of new traffic.
(e) When a mobile home park abuts a public street a planted strip having an average width of ten (10') feet shall be provided adjacent to said street.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.10 Access.
(a) All mobile home spaces shall be served from internal private streets within the mobile home park, and there shall be no direct vehicular access from a mobile home space to a public street or alley. Internal streets shall have a clear and unobstructed access to a public street.
(b) A secondary emergency exit shall be provided and properly signed.
(c) A network of lighted pedestrian walkways adequate for wheelchair use shall be provided leading to common recreational areas, service facilities, and circulation among the residential areas whenever possible.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.11 Boat and recreational vehicle storage.
All boats, recreational vehicles, park maintenance vehicles and equipment, and similar large items shall be stored in an area set aside for such storage only and shall be screened from view. Such storage shall not be allowed on any street or individual mobile home lot.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.12 Landscaping, aesthetics, and open space.
(a) Mobile home park boundaries shall be enclosed by a fence, wall, and/or thick screen planting for the control of the view, light, sound, and security in order to make a proper transition between the park and adjacent properties.
(b) All open areas, including exterior setbacks, shall be landscaped and maintained by the park owner. Trees shall be planted in accordance with the technical regulations.
(c) A landscaping plan and an irrigation plan, providing for development and maintenance, shall be submitted for approval with each planned mobile home development permit application. Landscaping and other aesthetic considerations shall conform to the technical regulations.
(d) Signs shall be installed in accordance with the sign regulations.
(e) For each mobile home lot, there shall be provided a minimum of two hundred (200) square feet of usable common area.
(f) In addition to the usable common area, a community recreation center with a floor area of twenty (20) square feet per mobile home may be applied to mobile home parks having twenty (20) mobile homes or more. Space devoted to administrative office, laundry, or nonrecreational uses may be developed in conjunction with a community center.
(g) Sections of mobile home parks devoted to families and those areas devoted to adults shall be clearly identified. Adequate recreational areas and facilities shall be provided to suit the needs of each said group, and a bus stop may be required.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.13 Environmental Impact Reports.
All projects regulated by the provisions of this chapter shall be subject to the requirements of the Environmental Quality Act of 1970 of the State. An application shall be filed requesting an environmental impact evaluation at the time the applicant presents preliminary plans for staff review. Should an Environmental Impact Report be required, the applicant and the City shall enter into a fee schedule agreement, and appropriate procedures shall be immediately effected to comply with Environmental Impact Report guidelines.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.14 Sewage disposal.
The utilization of sanitary sewer facilities shall be provided as required by the provisions of Article 5 (Sewer Services) of Chapter 3 (City Utilities) of Title 6 (Sanitation and Health).
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.15 Garbage and rubbish disposal.
(a) Mobile home park owners shall be required to use the Waste Disposal System of the City as provided by Chapter 3 (City Utilities) of Title 6 (Sanitation and Health) and shall provide disposal facilities in accordance with the technical regulations.
(b) There shall be adequate areas within the mobile home park for refuse storage. Such refuse storage areas shall be screened by a six (6') foot solid fence, or by optional screening as approved by the Community Development Director.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.16 Water supply.
Each mobile home park shall connect to and be serviced by the Water Department in accordance with the provisions of Chapter 3 (City Utilities) of Title 6 (Sanitation and Health) and with the requirements of the Public Works Department.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 1, Ord. 1377-19 (CM), eff. March 14, 2019)
11-1.17 Grading, surface drainage, and erosion control.
Applicants shall provide adequate drainage facilities to prevent damages to the mobile home park or adjacent facilities. Drainage plans shall be submitted and be subject to approval by the Director of Public Works as a condition to the granting of a use permit.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.18 Fire protection.
Applicants shall receive the approval of the Fire Department as a condition to the granting of a use permit to determine the installations necessary for protection against fire.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.19 Regulation of developments.
(a) No person shall park, install, or use a mobile home, travel trailer, or recreational vehicle on any parcel of land or building site for living or sleeping purposes or connect the same to any utility except when parked within a mobile home park, a travel trailer park, a recreational vehicle park, or permitted or provided in Chapter 2 of this title, respectively.
(b) Under no circumstance shall a mobile home subdivision be constructed within the City, nor shall any existing mobile home park be subdivided into mobile home lots.
(§ 1, Ord. 314 C-M, eff. October 25, 1973, as amended by § 2, Ord. 529-81 C-M, eff. July 9, 1981)
11-1.20 Temporary occupancy on a single site.
Temporary occupancy uses may be permitted with the issuance of a conditional use permit by the Zoning Administrator as follows:
(a) Watchman quarters on the site during the construction of industrial, commercial, or multiple housing projects;
(b) A sales office for mobile homes, recreational vehicles, and boats;
(c) Interim use as an office for industrial and agricultural activities; and
(d) Special uses when, in the opinion of the Zoning Administrator, the uses are in accord with the intent of this chapter.
Applications for use permits shall follow the procedures provided in the zoning laws of the City.
The conditions and restrictions on such use permits shall be as established within the technical regulations as determined by the Zoning Administrator.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.21 Recreational trailer parks and travel trailer parks.
(a) All recreational trailer parks constructed within the City shall comply with the appropriate provisions of the California Administrative Code and Part 2, Part 2.1, and Part 2.2 of Division 13 of the Health and Safety Code of the State.
(b) All travel trailer parks constructed within the City shall comply with the appropriate provisions of the California Administrative Code and Part 2, Part 2.1, and Part 2.2 of Division 13 of the Health and Safety Code of the State.
(c) No person shall park or use a mobile home in any recreational trailer park or travel trailer park within the City except for those mobile homes being used as the quarters of a park owner or manager.
(d) Recreational trailer parks and travel trailer parks shall be approved for use by individual vehicles on a temporary basis only. No vehicle within any recreational trailer park or travel trailer park shall be allowed to remain within that park for a period of more than thirty (30) consecutive days or for more than thirty (30) total days within any two (2) month period.
(e) All travel trailer parks and recreational trailer parks shall conform to all the requirements of this chapter as stated for mobile home parks unless otherwise stated in this section.
(1) Travel trailer parks and recreational trailer parks shall be located only in areas determined by the Planning Commission as being appropriate on a long-range planning basis. Locations shall be near regional recreational facilities, State parks and beaches, mountains, and the like, but not within existing or planned urban areas.
(2) Exemptions from the requirements of this chapter may be granted to recreational trailer parks and travel trailer parks by the Planning Commission as may be necessary to accommodate the particular requirements of a travel trailer park or recreational trailer park provided the conditions of Section 11-1.22 of this chapter are satisfied.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.22 Permit procedure.
(a) The following procedures shall be followed in applying for a planned mobile home development permit:
(1) The applicant shall present a conceptual preliminary proposal to the Planning Department for review and a preliminary use report. If the proposal meets the basic City regulations, then the preliminary use report should provide the necessary information for the applicant to prepare all the required documents in order to process the permit application by public hearing before the Planning Commission. If the proposal is deemed improper, the applicant will be so advised by the staff in the preliminary use report, and no application may then be filed.
(2) If the proposal is acceptable, the applicant will be requested to file an Environmental Impact Report application, which, if an Environmental Impact Report is required, will necessitate having the applicant enter a fee schedule agreement with the City. The Environmental Impact Report shall be prepared immediately in order for the public review time to precede the public hearing on the permit.
(3) The procedure for the public hearing shall be that prescribed in the Use Permit section of the Zoning Ordinance.
(4) After the public hearing is held, a final hearing report shall be prepared by the staff. If the application has been approved by the Planning Commission, a planned mobile home development permit shall be issued.
(b) Exceptions and conditional exceptions to the provisions of this chapter and the technical regulations may be authorized by the Planning Commission; provided, however, the Planning Commission shall make the following findings:
(1) That there are special circumstances affecting the property; and
(2) That the exception is necessary for the proper design or function of the mobile home development; and
(3) That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the area in which the development is situated; and
(4) That the granting of the exception is in accordance with the objectives of the General Plan and elements thereof.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)
11-1.23 Mobile home sales.
The display and sale of mobile homes within a mobile home park shall be permitted in a manner similar to the sales of model homes in residential subdivisions; provided, however, there shall be no outdoor advertising signs or devices displayed in connection with such sales except one nonilluminated sign per mobile home displayed, such sign to be no larger than (4) four square feet in area and attached to the mobile home.
(§ 1, Ord. 314 C-M, eff. October 25, 1973)