Chapter 18.30
MANUFACTURED HOME PARK ZONE (MHP)
Sections:
18.30.050 Modifications – Existing parks.
18.30.060 Area, density and height requirements.
18.30.070 Site development standards.
18.30.080 Manufactured home installation.
18.30.010 Purpose.
These provisions are intended to regulate the establishment of manufactured home parks and shall also apply to modifications, enlargements, or amendments to existing manufactured home parks, including removal and replacement of homes. The purpose of these regulations is:
(A) To provide for mobile home parks as a use permitted outright in the manufactured home park zone.
(B) To assist in providing opportunities for low and moderately priced single-family housing.
(C) To provide opportunities for upgrading and updating of dwelling units within existing mobile home parks, thereby improving living conditions for mobile home owners.
(D) To provide standards to ensure a high-quality living environment within mobile home parks.
(E) To recognize and support the basic design concept that manufactured home parks tend to be closed, safe environments isolated from major traffic flows, while at the same time providing for appropriate collector street connectivity.
(F) To provide standards to ensure compatibility with residential, commercial, and/or industrial development adjacent to mobile home parks.
(G) These provisions are intended to conform to state definitions as set forth in ORS 446.003 established by the Department of Commerce, Building Codes Agency, OAR Chapter 918, Division 600, General Rules. However, the standards set forth herein supersede those set in the state code, and any discrepancy with the state code shall be governed by the city standard. [Ord. 810, 2000; Code 2000 § 11.20.21.]
18.30.020 Permitted uses.
The following uses may be permitted within manufactured home parks, provided they are designated on the approved development plan:
(A) Manufactured home dwellings with a minimum width of 12 feet and a minimum floor area of 672 square feet.
(B) Parks, playgrounds, community centers and noncommercial recreational facilities such as golf courses, shuffleboard courts, swimming pools, tennis courts, game rooms, libraries and similar uses.
(C) Public utilities.
(D) Accessory uses and structures which are customarily and clearly incidental and subordinate to the above uses, including approved carports, garages, or storage facilities.
(E) Use of a manufactured home as a park manager’s office, or as a temporary sales office for the park during and immediately following construction.
(F) Other conditional uses, including neighborhood commercial, considered compatible and complementary to the park and neighborhood, as may be approved by the planning commission in a public hearing.
(G) Type “A” mobile vendor, as described in Chapter 5.35 CMC, subject to approval by the community development director.
(H) Prefabricated dwellings, as defined in ORS 455.010.
(I) A recreational vehicle that is occupied as a residential dwelling and is lawfully connected to water and electrical supply systems and a sewage disposal system through a building permit. [Ord. 810, 2000; Code 2000 § 11.20.22; Ord. 2016-015 § 1 (Exh. A), 2016; Ord. 2022-03 § 1 (Exh. A), 2022; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.30.030 Prohibited uses.
The following uses shall be prohibited within mobile home parks:
(A) Sales lot for manufactured homes or other movable dwellings, including recreational vehicles. This provision shall not prohibit the sale of a manufactured home on the space it is intended to occupy.
(B) Nonmanufactured or prefabricated dwellings.
(C) The raising of animals other than normal household pets unless permitted through a livestock permit. [Ord. 810, 2000; Code 2000 § 11.20.23; Ord. 2022-03 § 1 (Exh. A), 2022; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.30.040 Approval process.
(A) These provisions address three types of actions:
(1) The replacement of a manufactured home or prefabricated dwelling in an existing manufactured home park, as a Type I process.
(2) A modification, enlargement or change to an existing manufactured home park, as a Type II process.
(3) The establishment of a manufactured home park, as a Type III process.
(B) Replacement of a Manufactured Home or Prefabricated Dwelling. Consistent with Type I procedures, a manufactured home or prefabricated dwelling in an existing manufactured home park may be removed and replaced by another manufactured home upon issuance of a manufactured home placement permit, issued by the community development director, subject to the following standards:
(1) The front and rear setbacks shall be as set forth in CMC 18.30.060(D)(1) or equal to the setback of the replaced unit, whichever is less.
(2) The side yard setback shall be as set forth in CMC 18.30.060(D)(3) or equal to the setback of the replaced unit, whichever is less.
(3) Within existing parks, where specific lot lines were not previously shown on a master plan, yards and lot lines shall be defined by an assumed line half the distance of the established building separation, or the actual distance from the foundation line of a manufactured home to the perimeter lot line of the park or to the edge of the street or interior roadway.
(4) An existing manufactured home that does not meet the minimum safety standards established by HUD may be replaced by a manufactured dwelling unit that meets HUD safety standards as long as the replacement unit maintains the minimum separation requirements as defined by the Oregon Structural Specialty Code.
(C) Establishment of a Manufactured Home Park.
(1) The establishment of a manufactured home park is a two-part process. It involves:
(a) General design approval of a master site plan by the city’s planning commission. The approval standards shall be the site development standards set forth in CMC 18.30.060 and 18.30.070, and other applicable provisions of the city code; and
(b) Design review approval of a master site plan by the city’s facilities and design review committee.
(2) No construction approval permit shall be given by the city until the applicant has received approval from the planning commission and facilities and design review committee.
(D) A Modification, Enlargement or Change to an Existing Manufactured Home Park. The approval of a modification, enlargement or change to an existing manufactured home park is a Type II process. It involves:
(1) Satisfaction of the standards set forth in CMC 18.30.050; and
(2) No construction approval or permit shall be given by the city until the applicant has received approval from the facilities and design review committee. [Ord. 810, 2000; Code 2000 § 11.20.24; Ord. 841 Exh. 2, 2003; Ord. 2022-03 § 1 (Exh. A), 2022.]
18.30.050 Modifications – Existing parks.
(A) Prior to consideration, under subsection (B) of this section, of any modification, enlargement or change to an existing manufactured home park, a master site plan shall be submitted and approved by the design and facilities review committee which shall conform to the provisions of CMC 18.30.060 and 18.30.070. Any changes which conform to the approved plan shall not require any additional approvals.
(B) Prior to implementing any modification, enlargement or change consistent with the approved master site plan, an application shall be submitted which satisfies the provisions of subsection (C) of this section, Partial Site Plan, to the community development director for approval for each modification. The community development director shall determine if the proposed modification, enlargement or change is consistent with the approved overall site plan. The community development director shall have the authority to approve, approve with conditions consistent with the provisions of this code, or deny any application. Notice of an approval or approval with conditions shall be given to all property owners and manufactured home owners within 250 feet of the area being modified. The decision of the community development director shall be appealable to the planning commission by any person who is aggrieved or has interests adversely affected by the decision. A notice of appeal shall be filed in the office of the community development director not later than 10 working days after the date of the notice of the decision.
(C) Partial Site Plan.
(1) An application for any modification to an existing manufactured home park shall place on record a partial site plan with approximate dimensions showing that the provisions of this zone are satisfied and which includes:
(a) A narrative statement which states the number of units allowed on the site by the approved master site plan, the number of existing units, and the number of units being added or deleted. If there is not an approved master site plan, then the applicant shall provide a scaled aerial photo, no more than two years old, of the entire park, and including at least 100 feet around the perimeter of the park. The average setbacks shall be documented as a basis for determining yard requirements for replacement units.
(b) Drawings to scale which show the dimensions and height of any buildings on the site.
(c) A drawing to scale which shows the size of a manufactured home being added, deleted or moved, and the relationship of the manufactured home to the setback requirements set forth in CMC 18.30.060.
(d) A list of names of all persons owning property or manufactured homes within 250 feet of the manufactured home park area being modified.
(e) A fee in an amount determined by the city council.
(2) Each portion of the park being modified shall satisfy the applicable requirements outlined in CMC 18.30.060 through 18.30.090. [Ord. 810, 2000; Code 2000 § 11.20.25; Ord. 841 Exh. 2, 2003.]
18.30.060 Area, density and height requirements.
(A) Minimum Area Dimensions. The minimum area for a manufactured home park shall be one acre. The minimum width of the tract for portions used only for vehicular access shall be 60 feet. For portions containing manufactured home spaces and buildings open generally to occupants of the park, the minimum dimension shall be 200 feet.
(B) Maximum Density. The average density over the entire development shall not exceed 10 dwellings per gross acre. Portions of the manufactured home park where grades exceed 15 percent shall not be included in the gross area computation.
(C) Maximum Height. No building in a manufactured home park shall exceed two stories or 35 feet, whichever is less, except for a chimney, radio or television antenna.
(D) Minimum Yard Area, Setbacks, Lot Size and Shape.
(1) Front Yard. The front, as measured from the furthest extension of the manufactured home or prefabricated dwelling, including porch or deck, shall not be less than 10 feet from the back of the sidewalk. Accessory structures, garages or carports shall not be less than 20 feet from the back of the sidewalk.
(2) Rear Yard. No rear yard shall be less than 10 feet in depth. However, where a rear yard abuts a perimeter landscape strip, the rear yard may be reduced to five feet.
(3) Side Yard. The minimum width of side yards shall be not less than seven and one-half feet, as measured from the edge of the eave or the furthest extension of the manufactured home, prefabricated dwelling, or accessory structure to the edge of the manufactured home space.
(4) Distance Between Manufactured Homes and Prefabricated Dwellings. Neighboring manufactured homes and prefabricated dwellings shall be separated by an average distance of at least 15 feet, but in no case shall manufactured dwelling units be closer than 10 feet. No accessory building or other structure or building on a manufactured home or prefabricated dwelling space shall be closer than 10 feet from other buildings or structures on the same space, or another manufactured home.
(5) Distance Between Manufactured Homes, Prefabricated Dwellings, and Other Nonresidential Buildings. Manufactured homes and prefabricated dwellings shall be no closer than 20 feet to any permitted building other than another manufactured home, prefabricated dwelling, or an accessory structure on a manufactured home space.
(6) Lot Lines. Manufactured home and prefabricated dwelling lot lines need not be perpendicular to streets or radial to curves, but shall be clearly identified on the master site plan, and identifiable on site.
(7) Lot Coverage. The area occupied by the manufactured home, prefabricated dwelling, or accessory buildings and structures on the lot shall not exceed 75 percent of the lot area.
(E) No manufactured home or prefabricated dwelling space shall be less than 30 feet in width or less than 85 feet in length, unless legally created prior to May 1, 2000. [Ord. 810, 2000; Code 2000 § 11.20.26; Ord. 2022-03 § 1 (Exh. A), 2022.]
18.30.070 Site development standards.
(A) Open Space. There shall be at least 200 square feet of open space for each unit in the park provided in common open space. However, the minimum required area shall be 5,000 square feet. Streets, access drives and parking lots shall not be considered open space. Open space must be a usable open recreational area, and shall be landscaped and maintained by the park owner according to the approved master site plan.
(B) Perimeter Requirements. If topographical or other barriers within the development do not provide adequate buffering between the manufactured home park and adjacent development, the reviewing body may impose one or more of the following requirements:
(1) Where the manufactured home park abuts an arterial or collector street or an existing or planned residential area, the reviewing body may require that a perimeter landscaped strip, no more than 25 feet wide, be established along the abutting property line. All required building setbacks shall be measured from the inner edge of the perimeter strip.
(2) Where the manufactured home park abuts an existing or planned nonresidential area, the reviewing body may require that a perimeter landscaped strip, no more than 50 feet wide, be established along the abutting property line. All required building setbacks shall be measured from the inner edge of the perimeter strip.
(3) Where required above, the reviewing body may require that perimeter strips be landscaped in a manner to buffer and screen from view adjoining commercial and industrial uses from the manufactured home park. Such buffering or screening shall be in place prior to issuance of home siting permits. Either of the following techniques may be used:
(a) A six-foot-high earthen berm, with 75 percent of the area planted with evergreen and deciduous trees, shrubs, and ground cover arranged so as to create an effective buffer and visual screen; or
(b) A six-foot-high decorative masonry wall, or combination masonry wall and wooden fence, and a combination of evergreen and deciduous trees, shrubs, and ground cover arranged so as to create an effective buffer and visual screen.
(4) All required landscaped areas shall comply with the general landscaping standards and vision clearance standards set forth below.
(C) Landscape Plan. In addition to the open space requirements, at least 20 percent of the gross site area shall be in landscaping. The perimeter buffer area required under subsection (B) of this section, shall be considered landscaped area. All front yards of manufactured home lots shall be landscaped prior to occupancy, in accordance with the approved master site plan.
(D) Patio. A patio of wood, concrete, flagstone or equivalent material having a minimum area of 160 square feet shall be installed on each manufactured home space prior to occupancy of the manufactured home.
(E) Accessory Structures. Accessory structures such as carports, garages, storage lockers, recreation and management buildings, cabanas and ramadas shall be allowed and shall satisfy the setback and lot coverage requirements.
(F) Vehicular Access, Internal Circulation and Clear Vision Areas.
(1) Where possible, vehicular access to a manufactured home park shall be from abutting arterial or collector streets. When bounded by more than one arterial or collector street, only one access point from each street shall be permitted. If the park is situated so that it would block through-connection of a public collector street, then the reviewing body may require that a public street connection shall be made through the park. The access and street design shall comply with the standards identified in Chapter 18.143 CMC, Transportation Facilities, inclusive.
(2) No manufactured home park entrance or exit shall be closer than 100 feet to any intersection of a public street.
(3) No manufactured home space shall have direct vehicular access to a street bordering the development, unless it is a public street that extends through the park, required by subsection (F)(1) of this section.
(4) Each manufactured home space shall have direct access to an internal access street. Internal streets shall be designed to discourage outside traffic from traversing the development, except as required by subsection (F)(1) of this section.
(5) Clear vision areas shall be provided at all roadway and driveway intersections in accordance with the vision clearance standards of this title.
(G) Screening.
(1) Sight-obscuring screening shall be provided for all garbage and trash collection areas, and for any approved outdoor storage, or parking lots abutting residential development. Such screening shall be a minimum six feet in height, and shall consist of a wall of brick, stone, or other substantial material; or a densely planted evergreen hedge and a decorative fence such as wrought-iron, or PVC or polymer covered chain link fencing. Galvanized chain link fencing shall not be permitted in new construction. Such screening shall be provided to a height sufficient to block the view of materials stored as viewed from the sidewalk on the opposite side of the street from the screen wall.
(2) Garbage and trash collection areas shall be designed to meet the needs of all types of trash and waste collection required, including recycling, food waste, and solid waste.
(3) The applicant shall demonstrate that the waste enclosure area is accessible by the waste service provider.
(H) Internal Access Streets – Drainage.
(1) All interior roadways and drives, except in the case of a through public street, shall be paved and maintained by the owner of the manufactured home park in accordance with city standards.
(2) All interior roadways shall have minimum pavement width from curb face to curb face, as follows:
(a) Two-way streets:
(i) No on-street parking: 24 feet;
(ii) Parking on one side: 28 feet;
(iii) Parking on both sides: 36 feet.
(3) All corners shall have a minimum curb radius of 20 feet.
(4) Cul-de-sacs shall serve no more than 12 manufactured home sites and have a minimum turning radius of 40 feet measured to the front of the curb.
(5) All streets shall have curbs, gutters, and a minimum five-foot-wide sidewalk on each side, and shall meet ADA accessibility standards.
(6) Storm drainage shall be managed through a system of underground drainage lines and catch basins, which convey storm water off the site to a public storm system, and shall comply with Clean Water Service (CWS) standards for water quality and quantity.
(I) Lighting Streets and Sidewalks. Streets and walkways shall be lighted during the hours of darkness. Such lighting shall be automatically controlled and not be under control of the individual manufactured home occupants. Lighting shall be designed to an average of 0.025 horizontal candle power of light the full length of all roadways and walks within the park boundaries.
(J) Mailboxes. Clustered mailboxes shall be provided, consistent with the locational criteria set by the post master. They shall be of uniform style.
(K) Parking and Loading Space.
(1) Off-Street Parking.
(a) Resident. One covered parking space shall be provided for each manufactured home either on the manufactured home space or in an off-street parking bay within 100 feet of the dwelling being served. The covered parking space requirement may be waived in the replacement of a manufactured dwelling when the applicant can show that the minimum setbacks for the carport cannot be met, and fewer than 50 percent of the manufactured dwellings within 100 feet of the lot in question have a carport.
(b) Guest. Where on-street parking is prohibited on both sides of an interior roadway, guest parking shall be provided in off-street parking bays at the rate of one parking space for every three manufactured home sites along the roadway section. Guest parking should be in close proximity to the manufactured home units being served.
(c) Storage of Recreational Vehicles. Recreational vehicles, such as camping trailers, boats, campers, motor homes, and other such vehicles shall only be parked or stored within an area specifically designated and designed for such use, and shall be enclosed by a six-foot-high sight-obscuring wooden fence or decorative masonry wall with a gate.
(2) Loading Space. Off-street loading bays and maneuvering areas shall be provided for all uses receiving delivery vehicles on a regular basis in conformance with the off-street loading requirements of this title, except for home occupational uses.
(3) Paving and Design. Off-street parking and loading areas shall be paved and designed in accordance with the standards of the off-street parking and loading regulations of this title, and all streets which are to be used for emergency vehicle access shall be designed to load carrying capacities required by the fire chief. [Ord. 810, 2000; Code 2000 § 11.20.27; Ord. 874 Exh. (1)(B), 2006; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.30.080 Manufactured home installation.
(A) Compliance with HUD Standards. Any manufactured home placed within any manufactured home park established under this title shall have been manufactured after June 15, 1976, and bear the insignia of compliance issued by the Oregon Department of Commerce to show conformance with construction standards promulgated by the United States Department of Housing and Urban Development (HUD) construction standards.
(B) Removal of Wheels. Wheels shall be removed from the manufactured home upon placement within a manufactured home park. Hubs and axles may remain.
(C) Site Preparation, Skirting, and Tie-Downs. The site shall be properly prepared, compacted and graded for drainage as required by the building official, based on soil conditions and the weight of the unit being installed. All manufactured homes shall be skirted with a minimum concrete blocking or similar material as prescribed by the building official. Manufactured homes shall be tied down in accordance with state standards. [Ord. 810, 2000; Code 2000 § 11.20.28.]
18.30.090 Prior approvals.
Any and all conditions attached to the approval of any manufactured home park prior to September 2, 1986, shall continue to apply and shall not be repealed, modified or in any manner affected by the provisions of the city building code, CMC 15.05.020 through 15.10.010, inclusive, so long as modifications are not made. However, the standards set forth herein supersede those established by the Department of Commerce, Building Codes Agency, OAR Chapter 918, Division 600, General Rules, and any discrepancy with the state code shall be governed by the city standards for any modifications or replacements made on or after the effective date of the ordinance codified in this title. [Ord. 810, 2000; Code 2000 § 11.20.29.]