Chapter 5.32 MOBILE HOME PARKS

The public safety, health and general welfare of the city is affected by the utilization of trailers and mobile homes as living accommodations, and their location, arrangement and density within mobile home parks. The purpose of this chapter is to establish minimum standards for the use of real property for mobile home park purposes for the protection of the occupants of mobile homes and travel trailers and the general public, to provide standards for vehicular and personal access, for parking within mobile home parks, to insure fire protection for residents thereof, and in general to promote the public health, safety and general welfare of the city. (Ord. 1190 §1, 1974).

5.32.020 Definitions.

As used in this chapter, unless the context otherwise requires, the following words and phrases shall mean as follows:

A. “Mobile home” means a mobile or wheeled structure designed for being moved over public thoroughfares, equipped with sleeping, cooking and plumbing facilities, intended for human occupancy and used for residential purposes. Removing wheels or setting the structure on posts, pilings or foundation shall not, in itself, remove it from the scope of this definition.

B. “Mobile home park” means a defined area under unified ownership or control in which mobile homes are situated and used for human habitation or in which spaces are improved, designed or offered for such purposes. “Mobile home park” is not intended to be the same as the term “travel trailer park” as it appears in Section 5.32.470.

C. “Mobile home space” or “trailer space” means a plot of ground within a mobile home park designed for the accommodation of one mobile home or trailer.

D. “Residence” means any one of the uses of a mobile home or trailer for any purpose connected with a home, including, but not limited to, sleeping accommodations, preparation of meals, or occupancy during the day or nighttime as a place of abode.

E. “Roadway” means an unobstructed travel right-of-way of specified width containing paved vehicular access within a mobile home park, designed for the circulation of traffic through the mobile home park and ingress and egress to a public street or highway.

F. “Service buildings” means permanent building improvements for common use by all occupants of the mobile home park or for housing facilities for the mobile home park as a whole and not for exclusive use of any mobile home space occupant.

G. “Stand” means that part of a mobile home space reserved for the placement of the mobile home or trailer.

H. “Trailer” means a vehicle structure that is portable or originally designed to be portable and has been constructed so as to permit human occupancy for dwelling or sleeping purposes.

I. “Travel trailer” means a vehicle structure with wheels for highway use that is intended for human occupancy, is not being used for residential purposes, and is being used for vacation, travel or recreational purposes, to include campers and motorized coaches. (Ord. 1190 §2, 1974).

5.32.030 Administrative body.

Except as otherwise specifically set forth in this chapter, the city council is designated as the regulatory body with respect to mobile home parks and shall have responsibility for administration and regulation of mobile home parks and the procedures relating thereto as specified in this chapter. (Ord. 1190 §3, 1974).

5.32.040 License--Requirements generally.

Except as provided in Section 5.32.410, it is unlawful to live in, maintain, use or occupy a mobile home as a dwelling unit at any location outside a mobile home park licensed under this chapter, or to operate, live in or offer to rent space in a mobile home park within the city unless the park is currently licensed as required in this chapter. A mobile home park license shall include an exact legal description of the area subject to the license and shall be issued for one fiscal year beginning July 1st each year, renewable annually. (Ord. 1190 §4(a), 1974).

5.32.050 License--Fees.

The initial filing fees for a new park or an extension of an existing park shall be five hundred dollars. Annual license fees for all mobile home parks shall consist of such amount as may be imposed by the business license ordinance of this city (Chapter 5.04 of this title). (Ord. 1190 §4(b), 1974).

5.32.060 License--Fire department access condition.

Licenses shall be conditioned upon agreement by the applicant for unrestricted right of access to the mobile home park for fire department vehicles on all official business including emergency fire calls and inspection or maintenance of fire hydrants and fire water supply systems. (Ord. 1190 §4(c), 1974).

5.32.070 License--Investigation.

The planning commission shall review all applications for new or expanded mobile home parks and shall cause such investigation and hold such hearings and conferences as it deems necessary for such purpose. Upon completion of its review, the planning commission shall submit its recommendation to the city council for approval of the license application, with or without conditions, or for denial. (Ord. 1190 §4(d), 1974).

5.32.080 License--Issuance.

Licenses shall be issued by the city recorder upon approval by the city council after inspection and recommendation by the planning commission that all requirements of this chapter and other applicable laws and regulations have been complied with or upon approval of such license under special exception by the city council as provided in Sections 5.32.490 through 5.32.520. (Ord. 1190 §4(e), 1974).

5.32.090 License--Application--New parks or enlargements.

Applications for license for a new park or for enlargement of a mobile home park site or an increase in the number of mobile home spaces in an existing park shall be filed with the building department on forms provided by the city accompanied by tender of the initial filing fee and the documents required by Section 5.32.110. Such application and documents shall be submitted to the planning commission for review and recommendation. (Ord. 1190 §5(a), 1974).

5.32.100 License--Application--Existing parks.

Applications for license for an existing park shall be filed with the city recorder on forms provided by the city accompanied by the applicable license fees. The city recorder shall forward such application promptly to the city manager who shall provide for an examination of the park prior to issuance of a license. A conditional business license shall be issued if the examination of the park reveals any condition or facility that does not meet the standards set forth in Sections 5.32.330 and 5.32.340; provided the owners of the park sign an agreement providing for the construction, installation or modification of any improvements as required by such sections within a reasonable time as the city manager may determine. If the examination by the city manager reveals the condition and facilities of the park meet the standards set forth in Sections 5.32.330 and 5.32.340, a regular business license for operation of the park shall be issued. (Ord. 1969 §1(part), 2013; Ord. 1190 §5(b), 1974).

5.32.110 License--Application--Accompanying documents.

Applications for a license for a new mobile home park or to expand an existing park shall be accompanied by four copies of a plot plan for the proposed park. The plot plan shall be a legible blueprint at a scale of not less than one inch to forty feet and shall show the following:

A. Landscape plan indicating spacing, size, heights, botanical names of plants, prepared by a licensed landscape architect;

B. General plot plans indicating:

1. Boundaries and dimensions of the mobile home park,

2. Location of existing and proposed buildings,

3. Location and dimension of mobile home spaces,

4. Location and width of walkways,

5. Location and types of lighting,

6. Location of recreation areas and buildings,

7. Location and type of fences, walls, screening materials and plantings,

8. Location of public telephone service for the park,

9. Enlarged plot plan of a typical mobile home space showing the location of the stand, patio, storage space, parking, sidewalk, utility connections and landscaping,

10. Vicinity map showing relationship of the mobile home park to adjacent properties;

C. Engineering and improvement drawings for:

1. Water and sewer systems (i.e., hosebibbs, fire hydrants, etc.),

2. Electrical systems,

3. New structures,

4. Roads, sidewalks, patios and mobile home stand construction details,

5. Underground drainage system,

6. Recreational area,

7. Finished topography,

8. Swimming pools. (Ord. 1190 §5(c), 1974).

5.32.120 Zoning requirements.

A. No license for operation of a new mobile home park or expansion of an existing mobile home park nor any building permit for construction thereof shall be issued unless the area in which the proposed mobile home park is located is zoned to permit mobile home parks or until a conditional use permit for a mobile home park has been granted. The planning commission is authorized to grant conditional use permits contingent upon final approval for a mobile home park license as in this chapter provided. Building permits for a new mobile home park or expansion of existing mobile home parks may be issued subsequent to adoption by the city council of a resolution of intent to rezone, as provided in Chapter 17.10 of this code, if such resolution is conditioned upon approval of issuance of a mobile home park license and completion of construction.

B. Notwithstanding any other provision of Title 17 of this code, no home occupations for business purposes shall be permitted in any mobile home park. (Ord. 1190 §6, 1974).

5.32.130 Site requirements generally.

Minimum site requirements for a new mobile home park or expansion of an existing mobile home park shall be as set forth in Sections 5.32.140 through 5.32.300. (Ord. 1190 §7(part), 1974).

5.32.140 Roadways.

Roadways shall connect each mobile home space to a public street and shall be at least forty feet between curb faces. (Ord. 1190 §7(a), 1974).

5.32.150 Parking.

Two covered parking spaces shall be provided for each mobile home space. Required setbacks shall not be used for off-street parking. The surfaced width of the driveway and parking area shall be paved according to standards approved by the city, with dimensions of not less than nine feet by twenty feet per parking space. Parking spaces shall not be used for recreational vehicle storage. (Ord. 1190 §7(b), 1974).

5.32.160 Sidewalks.

Sidewalks shall be contiguous to concrete curbs on each side of all roadways and shall have a width of three feet. Construction of sidewalks shall be in accordance with the standards established by the city council for construction of sidewalks in subdivisions. (Ord. 1190 §7(c), 1974).

5.32.170 Walkways.

Each mobile home space shall be connected to storage buildings and from the patio to the roadway by a walkway not less than three feet wide. (Ord. 1190 §7(d), 1974).

5.32.180 Boundary screening--Along drainage ditches or highways.

The boundaries of a mobile home park that are contiguous with drainage ditches, freeways, main arterial streets or other hazardous or unsightly conditions should be screened with trees, shrubs or continuous foliage as approved by the planning commission. (Ord. 1190 §7(e), 1974).

5.32.190 Boundary screening--Requirements.

The front, side and rear boundaries of the mobile home park shall be enclosed with an ornamental solid fence, foliage or solid wall, or a combination of any of these, as approved by the planning commission prior to construction with necessary openings provided for personal and vehicular travel at appropriate locations. Fences or walls in the front boundary lines shall be three and one-half feet high and fences or walls on side and rear boundaries shall be six feet high. All fences and walls shall be maintained in good, safe and attractive condition. (Ord. 1190 §7(f), 1974).

5.32.200 Landscaping and maintenance.

Each mobile home space shall be provided with one shade tree of a species and size adaptable to the area and approved by the planning commission. Where landscaping plans are established for screening purposes, as described in Section 5.32.180, such plants shall be of a size, spacing and species to provide a continuous mass of foliage to minimum height of fifteen feet within a period of three years. Landscaped areas shall be provided with a suitable, fixed and permanent method for watering or sprinkling. Such watering system shall consist of underground water lines terminating in an appropriate number of sprinklers and hosebibbs to insure a sufficient amount of water for plants within the landscaped area. All landscaping shall be maintained in safe and attractive condition. In addition, each mobile home space shall have two hosebibbs for maintenance and watering purposes. (Ord. 1190 §7(g), 1974).

5.32.210 Open area landscaping and maintenance.

All open areas in the parks not otherwise used shall be landscaped and maintained as approved by the planning commission. (Ord. 1190 §7(h), 1974).

5.32.215 Land dedication.

The provisions of Central Point Municipal Code Chapter 16.20 relating to land dedication for park purposes shall be applicable to new mobile home parks. (Ord. 1305, 1978).

5.32.220 Street improvements.

Public or private streets outside the boundaries of the mobile home park and adjacent thereto shall be surfaced to conform to the proposed mobile home park frontage improvements at the entrance area, and shall be provided with curbs, gutters and sidewalks adjacent to such frontage. (Ord. 1190 §7(i), 1974).

5.32.230 Utilities.

All utilities shall be underground. All accessways shall be illuminated with low profile lamps of not less than three hundred lumens each. Such lighting shall be located at each intersection or accessway radii and along the accessway no less than three hundred feet apart. Parking lots shall be so illuminated that no part shall receive less than one-fourth percent footcandle of lighting. (Ord. 1190 §7(j), 1974).

5.32.240 Telephone service.

Public telephone service shall be provided in all mobile home parks. (Ord. 1190 §7(k), 1974).

5.32.250 Open spaces.

Each mobile home park shall contain open spaces for recreational purposes at the rate of one sixty-fourth acre for each mobile home space. Recreational areas shall be developed and maintained in a safe and usable condition by the owners of such parks. (Ord. 1190 §7(l), 1974).

5.32.260 Washing facilities.

Each mobile home park shall provide and maintain for the use of all mobile home park residents one clothes washing machine for each fifteen mobile home spaces. Clothes dryers shall be provided appropriate to the number of washing machines installed. (Ord. 1190 §7(m), 1974).

5.32.270 Recreation building.

Each mobile home park shall have not less than one recreational building maintained in a good, safe and attractive condition and available for recreation purposes or entertainment of occupants of the park. The building shall have an area of not less than fifty square feet per mobile home space for the first one hundred spaces and thirty-five square feet for each additional space. (Ord. 1190 §7(n), 1974).

5.32.280 Carports and storage sheds.

Carports with attached storage sheds of not less than thirty-six square feet shall be provided for each mobile home space. (Ord. 1190 §7(o), 1974).

5.32.290 Overnight trailer spaces.

If overnight trailer spaces are provided in connection with a mobile home park, such spaces shall be separated from mobile home spaces used for the purposes of continuing residents. Overnight spaces for trailers, motor homes and campers shall be not less than ten feet by thirty-two feet. (Ord. 1190 §7(p), 1974).

5.32.300 Size and density.

The minimum size for any new mobile home park shall be one acre. All mobile home parks shall be developed at a density equal to or less than six mobile home spaces per acre. (Ord. 1779 §1, 1997; Ord. 1190 §7(q), 1974).

5.32.310 Setbacks.

A. No mobile home stand, outbuilding or other above ground improvement shall be constructed, installed or allowed to remain within forty feet of any adjacent property zoned for or actually in use for residential purposes.

B. No mobile home or any element thereof, including the trailer tongue, if any, shall be located within ten feet of the nearest edge of any curb line.

C. No mobile home, or any element thereof, shall be permitted to locate within fifteen feet of the rear property line.

D. No mobile home shall be permitted to extend into any required setback area or otherwise overhang or obstruct any required street, accessway or sidewalk.

E. Mobile home spaces shall be so arranged and the stand so installed as to afford a minimum separation of at least thirty feet between the foundation lines of mobile homes, and between mobile homes and adjacent service buildings. (Ord. 1190 §8, 1974).

5.32.320 Construction standards generally.

All construction, including any alteration in improvements of existing mobile home sites, shall be constructed in accordance with the building codes in effect at the time of construction, and in addition thereto the standards set out in Sections 5.32.330 through 5.32.400. (Ord. 1190 §9(part), 1974).

5.32.330 Sewage disposal.

Every mobile home park shall be connected to the public sewer system of the city in a manner and to such facilities which comply with the city plumbing code and all other applicable laws and regulations. Existing sewage disposal systems not meeting such requirements may remain in use as long as they are functional and do not constitute a hazard to the health and safety of the occupants of such mobile home park and adjacent properties or to the municipal sewage disposal system. (Ord. 1190 §9(a), 1974).

5.32.340 Water supply.

Every mobile home park shall have a water supply connected to the city water system. The distribution system within the park, including the connection facilities, shall comply with the city plumbing code and all other applicable laws and regulations. The water system shall have sufficient capacity to maintain fire flow requirements. Existing water supply systems may remain in use as long as they are functional and do not pose a danger to the health and safety of the occupants of the mobile home park and adjacent properties or to the municipal water system of the city. (Ord. 1190 §9(b), 1974).

5.32.350 Roadway construction.

All roadways within a mobile home park shall be constructed with a minimum of six inches aggregate base with a minimum two-inch-thick layer of asphalt or cement concrete surfacing and otherwise subject to specification of the city engineer and to the requirements for streets of like size in subdivisions. (Ord. 1190 §9(c), 1974).

5.32.360 Mobile home stands.

All mobile home stands shall be constructed with a minimum of four-inch aggregate base material and shall be paved with asphalt or cement concrete surfacing not less than four inches thick. (Ord. 1190 §9(d), 1974).

5.32.370 Sidewalk and walkway construction.

All sidewalks and walkways within mobile home parks shall be not less than three feet wide and shall be constructed of cement concrete or the equivalent as approved by the city planning commission. (Ord. 1190 §9(e), 1974).

5.32.380 Mobile home attachments.

No indoor living addition shall be built onto or become a part of any mobile home, nor shall any mobile home be attached or made a part of any adjacent building except the construction of an awning or patio cover adjacent to a mobile home as permitted by the building code then in effect. (Ord. 1190 §9(f), 1974).

5.32.390 Mobile home skirting.

All mobile homes, raised decks, patios and porches in place for in excess of thirty days shall have skirts installed on all exposed sides from the lower edge of such mobile home, deck, patio or porch to ground level. (Ord. 1190 §9(g), 1974).

5.32.400 Height limitation.

All mobile homes more than one story shall be considered by the planning commission by conditional use permit. (Ord. 1190 §9(h), 1974).

5.32.410 Occupancy outside mobile home park.

A. No person shall maintain, use or occupy a mobile home as a dwelling unit, or rent or offer the same for rent for that purpose, at any location outside a mobile home park licensed under this chapter, excepting therefrom mobile homes continuously used or occupied prior to the effective date of the ordinance codified in this chapter and mobile homes regularly used or occupied on property at the time of its annexation into the city. Removing the wheel or setting the mobile home on posts or footings shall not exempt the mobile home from the provisions of this chapter.

B. The building department shall maintain a register of all occupied mobile homes located outside licensed mobile home parks or used in conjunction with dwellings on the effective date of the ordinance codified in this chapter and thereafter. (Ord. 1190 §10, 1974).

5.32.420 Fire protection.

Every mobile home park shall be equipped at all times with fire extinguishing equipment of such design and location within the park as may be prescribed by the city fire chief, which design and location shall take into consideration comparable protection afforded areas of like use and density elsewhere in the city. The water service to the park shall include fire hydrants in locations selected by the fire chief and installed as part of the required initial improvements of the mobile home park, and located, in any event, so that no stand shall be more than five hundred feet from a fire hydrant. (Ord. 1190 §11, 1974).

5.32.430 License--Revocation--Grounds generally.

For willful or substantial violations of the requirements of this chapter, or other applicable law or regulation, or any willful refusal to correct a continuing condition which fails to meet the requirements of this chapter, or such other law or regulation, a mobile home park license may be revoked by the city council, or an application to renew at the next annual date may be denied. (Ord. 1190 §12(a), 1974).

5.32.440 License--Revocation--Notice.

Prior to revocation, the city manager shall give notice in writing of the reason for the proposed revocation, setting a date for public hearing thereon before the city council at which time the issue will be considered. The notice shall be in writing and shall be given to the licensee not less than ten days prior to such hearing. For purposes of the notice, the name and address that appears on the application for the license or the transfer thereof shall be used. (Ord. 1969 §1(part), 2013; Ord. 1190 §12(b), 1974).

5.32.450 License--Reissuance after revocation.

A revoked license may be reissued upon application after correction of the defects for which the license was revoked in the discretion of the city council. (Ord. 1190 §12(c), 1974).

5.32.460 License--Transfers.

A. Licenses for operation of mobile home parks may be transferred upon approval by the city manager when such mobile home park conforms to all ordinances and regulations applicable and upon application for such transfer. Applications for transfer shall contain the name and address of the present licensee, applicant and the location of the park. Upon approval by the city manager, the city recorder shall issue a new license to be valid until the first day of the following July.

B. If the application for transfer is disapproved, the city manager shall notify the applicant in writing stating the reasons for disapproval and any corrective action necessary to receive approval. (Ord. 1969 §1(part), 2013; Ord. 1190 §13, 1974).

5.32.470 Travel trailer parks.

A. Travel trailer parks and/or storage areas are designed for exclusive use by campers, motor homes, travel trailers and recreational vehicles as defined in Oregon Revised Statutes 481.021, and used for short-term occupancy, or storage of recreational vacation vehicles. Travel trailer parks and/or storage areas may be constructed as additions to, but shall be separated from, mobile home parks.

B. All provisions of this chapter regarding construction and site requirements for mobile home parks shall apply to travel trailer parks with the following exceptions:

1. Travel trailer stands shall be not less than ten feet by thirty-two feet in size and shall be located not less than fifteen feet between adjacent stands and not less than five feet from any road or accessway.

2. One parking space shall be provided for each trailer space and shall be contiguous to the stand.

3. No patio or storage building shall be required.

4. No more than five percent of the total area devoted to travel trailer park purposes shall be required for open spaces and recreational areas. (Ord. 1190 §15, 1974).

5.32.480 Swimming pools.

A. Swimming pools may be constructed in mobile home parks or travel trailer parks only upon the filing with the city building department of an approved permit for construction of a public swimming pool under the provisions of Oregon Revised Statutes 448.005 to 448.100 and two copies of the plans approved by the state board of health.

B. Each swimming pool located in a mobile home park or travel trailer park shall be enclosed by a fence of not less than three feet six inches high. Such fence shall completely enclose the swimming pool and shall have openings not more than four inches wide, and all gates and openings to the pool shall be self-closing and provided with a self-locking latch. (Ord. 1190 §16, 1974).

5.32.490 Requirements exceptions--Generally.

The city council may approve an exception to any provision of the requirements of this chapter upon finding that:

A. Enforcement of the provision would cause unnecessary hardship; and

B. Because of topographical or other conditions peculiar to the mobile home park site or surrounding conditions, a departure from the requirements of this chapter may be made without destroying the purpose and intent of such provision; and

C. The granting of the exception will not be detrimental to the public welfare nor injurious to other property in the area. (Ord. 1190 §14(a), 1974).

5.32.500 Requirements exceptions--Application--Generally.

Application for such exception shall be made by petition to the planning commission setting forth the grounds on which such exception is sought. (Ord. 1190 §14(b), 1974).

5.32.510 Requirements exceptions--Application--Review by planning commission.

The planning commission shall consider such application and shall set forth in the minutes of the meeting at which the issue is considered the findings of facts and reason for the granting or denial of such request for exception, and a copy of the application and such findings shall be submitted to the city council for its consideration. (Ord. 1190 §14(c), 1974).

5.32.520 Requirements exceptions--Application--Review by council.

The city council shall consider the application for exception at a regular meeting and may either approve, disapprove or return such application to the planning commission for further consideration. (Ord. 1190 §14(d), 1974).

5.32.530 Conflicting regulations.

In the event any provision of this chapter conflicts with the provisions of any state or federal law or regulation applicable to the same subject matter, the more strict ordinance, law, rule or regulation shall be applied as if specifically set forth in this chapter. (Ord. 1190 §17, 1974).

5.32.540 Action or decision appeals.

In the event any person is dissatisfied with any decision or action of the planning commission taken pursuant to the provisions of this chapter, an appeal therefrom may be taken to the city council. Appeals shall be filed within fourteen calendar days of any decision or action of the planning commission by filing a notice of appeal with the city recorder together with a written statement listing the reasons requesting the revocation or modification of the decision of the planning commission. The matter shall be set for hearing at a regular meeting of the city council not more than thirty days subsequent to the filing of notice of appeal, and notice of the time and place of such hearing date shall be given to the appellant not less than ten days prior to the date of such hearing. At such hearing, the appellant or other parties interested may present witnesses or offer evidence of support of their case and, in the discretion of the council, evidence may be heard to sustain the decision of the planning commission. The council may affirm, revoke or modify the decision or action of the planning commission and the city recorder shall send a copy of such decision to the appellant. (Ord. 1190 §18, 1974).