Chapter 18.120 MANUFACTURED HOME PARKS

Chapter 18.120
MANUFACTURED HOME PARKS

Sections:

18.120.010 Manufactured home parks.

18.120.020 Application and plan check fee.

18.120.030 Approval procedure.

18.120.040 Outline development plan (optional).

18.120.050 Phased development.

18.120.060 Limitation on resubmission.

18.120.070 Financial responsibility.

18.120.080 Adherence to approved plan.

18.120.090 General conditions and limitations.

18.120.100 Park design standards.

18.120.110 Manufactured home construction standards.

18.120.120 Accessory structures.

18.120.010 Manufactured home parks.

A manufactured home park may only be located within a zoning district which specifically allows manufactured home parks as a permitted use or conditional use. All manufactured home parks permitted under the provisions of this title shall comply with rules and regulations of the State of Oregon, Department of Commerce, Manufactured Home Division, in addition to the review procedures and standards of development set forth in MCMC 18.120.020 through 18.120.120. After the final plan is reviewed and formally approved as specified herein, it shall be designated as the “approved plan.” In the case of conflict in regulations within this title, the provisions of this section shall govern. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.0, 1982].

18.120.020 Application and plan check fee.

Applications for a manufactured home park shall be made by the owner of the affected property or his authorized agent and shall be filed on forms as described in MCMC 18.185.130 at least 30 days prior to the planning commission meeting at which consideration is desired. The application shall be accompanied by the following:

(1) Plan Check Fee. In addition to any other fees or charges that may be applicable to a manufactured home park, a plan check fee established by the city of Myrtle Creek handbook of fees and charges shall be submitted with the preliminary plan.

(2) Written Statement. A written statement shall be filed with the preliminary plan containing an explanation of:

(a) Number of housing units proposed (density);

(b) The method proposed to maintain common open areas, private streets, buildings and other facilities, proposed operation and management agreements, etc.;

(d) Any other supporting data describing the character and/or operation of the proposed manufactured/mobile home park.

(3) Site Plan. Submit two sets of plans and accompanying documents. All plot plans shall be appropriately identified as a preliminary plan or final plan and shall be drawn at a scale of one inch equals 50 feet or, for areas over 100 acres, one inch equals 100 feet, or as otherwise approved by the city engineer. The site plan shall contain any applicable information as described in MCMC 18.185.140 and shall clearly identify the location of each of the following:

(a) Property lines, boundary setbacks and both existing and proposed layout. (When the construction involves an addition to or remodeling of an existing manufactured home park, the plot plan need only show the facilities related to the addition and the facilities to be remodeled.);

(b) Boundaries of each proposed manufactured home space, with each space identified by a number, letter or name;

(d) Location and size of all water and sewer lines, location of power lines and other underground utilities;

(e) Location of all internal access roads and the relationship with outside streets. Indicate road widths and location of sidewalks;

(f) Location of fixtures for lighting streets and walkways;

(g) Location of fire and irrigation hydrants;

(h) Location of all park buildings, storage areas, play areas, recreation areas and common open space. Indicate dimensions in square feet of all required facilities;

(i) Location of mailboxes (if applicable), location of public telephone (for park residents) and location of “directory”;

(j) Location of patio and manufactured home: Standards at each manufactured home space, indicating size and materials; and

(k) Indicate the location and total number of parking spaces provided, including spaces located in storage yards for recreational equipment. Dimensions of a typical parking space shall be shown for each parking area location.

(4) Landscaping Plan. The preliminary plan shall include a conceptual layout indicating the location of all required landscaping. The final plan shall provide a detailed landscaping plan indicating location and type of plant materials, location of irrigation system and maintenance provisions.

(5) Approved Plan. Upon final approval of the manufactured home park, one print and one three-mil mylar of the approved final plan shall be submitted to the city along with one copy each of recorded deed restrictions, management agreements and other finalized legal documents. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.1, 1982].

18.120.030 Approval procedure.

No construction, grading or filling shall begin and no building permit shall be issued for construction, enlargement, or alteration of any manufactured home park until final approval is granted as stated herein. There shall be a two-stage review process for each manufactured home park development proposal, as follows:

(1) Stage 1 – Preliminary Approval.

(a) In conjunction with any other related land use actions, including zone change, variance or conditional use permit approval, the planning commission shall conduct a public hearing to review the manufactured home park preliminary plans. The planning commission shall then forward a report containing their recommendations on the preliminary plan, together with their recommendations on any related land use actions, to the city council for public hearing.

(b) Upon expiration of the appeal period (providing no appeal has been filed) and upon receipt of the report from the planning commission, the city council shall hold a public hearing (as set forth in MCMC 18.185.210) on the manufactured home park preliminary plan. After such hearing, the council may require changes in the preliminary plan or impose any of the supplemental conditions set forth in MCMC 18.150.030 which it finds necessary to ensure conformity to the standards contained in this chapter. Following council approval of the preliminary plan, the applicant will be directed to prepare the final plans and documents for submission to the planning commission. The commission shall be authorized to grant final approval in accordance with subsection (2) of this section.

(c) In the case of an appeal of a planning commission decision to the city council, the council may refer the preliminary plan back to the planning commission for re-review prior to conducting the procedures set forth in subsection (2) of this section.

(2) Stage 2 – Final Approval. Within one year after approval of the preliminary plan, the applicant shall file a final plan for the entire development. If submission in phases has been authorized, the final plan will be approved in phases. The final plan shall be sufficiently detailed to indicate fully the ultimate appearance of the manufactured home park. Copies of legal documents required for dedication or reservation of public facilities or for deed restrictions, management agreements, etc., shall also be submitted. Upon receipt of the final plan, the planning commission shall examine such plans and documents to determine whether they conform in all substantial respects to the previously approved preliminary plan and the stipulations of any other related land use actions. If the planning commission should require any changes, the commission shall permit the applicant to revise the plan and/or documents and resubmit the final plan within 60 days. The decision of the planning commission shall be final. Final approval, either for a phase or for the entire plan, shall be valid for a 12-month period; however, the planning commission, in its discretion, may extend approval for additional six-month periods, provided written request from the applicant is submitted prior to the expiration date. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.2, 1982].

18.120.040 Outline development plan (optional).

The manufactured home park application may be filed on the basis of an outline plan or the developer may omit this step and file his application based on the detailed preliminary plan. The purpose of an outline plan is to demonstrate the intent of the developer at an early stage of the plan with a minimum of design costs. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.3, 1982].

18.120.050 Phased development.

When an applicant desires to develop an approved preliminary plan in phases, the council may authorize a time schedule for submitting the various phases for final approval in periods of time in excess of one year, but in no case shall the total time period for submitting all phases be greater than five years without resubmission of the preliminary plan. Phases submitted for final approval after the passage of one year may be required to have modifications to avoid conflict with a change in the comprehensive plan or implementing regulations. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.4, 1982].

18.120.060 Limitation on resubmission.

Whenever an application for a manufactured home park has been denied, no application for the same plan or any portion thereof shall be heard by the planning commission within one year after the date of denial. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.5, 1982].

18.120.070 Financial responsibility.

As a condition to granting final approval, the submission of satisfactory evidence that all improvements within the manufactured home park will be placed may be required. For the purpose of this section, the criteria for satisfactory evidence set forth in MCMC Title 17 shall apply. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.6, 1982].

18.120.080 Adherence to approved plan.

The applicant shall agree in writing to be bound, for himself and his successors in interest, by the conditions prescribed for final approval. The approved final plan and phased development schedule shall control the issuance of all building permits and shall restrict the nature, location, and design of all uses. Minor changes in an approved plan may be authorized by the city administrator if such changes are consistent with the purpose and general character of the approved plan. All other modifications, including extension or revisions of the phased development schedule, shall be processed in the same manner as the original application and shall be subject to the same procedure requirements. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.7, 1982].

18.120.090 General conditions and limitations.

(1) Area. A manufactured home park shall embrace an area of not less than five acres of land. Projects with less acreage may be considered where the applicant can demonstrate that a smaller parcel can meet the criteria for approval.

(2) Density. In no event shall the density exceed 10 manufactured homes per gross acre.

(3) Yard Regulations. Each manufactured home park shall contain yard areas (setbacks) which shall be measured parallel to and at right angles from the front, side and rear property lines. The front and rear building setback lines shall extend the full width of the property. No building, structure or manufactured home shall be located so that any part extends into the area between the building setback line and the property line. Fences and signs may be placed within the yard area as an exception to this subsection. Yards shall be established as follows:

(a) Manufactured home parks shall have a setback of at least 25 feet from any interior property line abutting residentially zoned property;

(b) Manufactured home parks shall have a setback of at least 15 feet from any interior property line abutting commercially or industrially zoned property; and

(4) Development of Boundaries. An ornamental, sight-obscuring fence or wall of not less than five feet nor more than six feet in height and/or evergreen planting of not less than five feet in height at planting shall surround the manufactured home park. If the option of plant materials is chosen in lieu of a fence or wall, such planting shall meet the screening standards of MCMC 18.110.040. The fence, wall or planting may be placed up to the property line if adequate vision clearance for entrances and exits is maintained.

(5) Regulating Standards. Rules establishing minimum safety standards for the design, construction, sanitation, operating, licensing, and maintenance of manufactured home parks are contained in Chapter 446 ORS. The Department of Commerce shall review plans and inspect construction of manufactured home parks to ensure compliance.

(6) Buildings and Structures. All buildings and structures within the manufactured home park boundaries shall comply with the building code, when regulated, by the Manufactured Home Code, NFPA 501 Oregon Manufactured Dwelling Installation Specialty Code or Title 24 Subtitle B Chapter 20 Part 3280, Federal Manufactured Home Construction and Safety Standards. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.8, 1982].

18.120.100 Park design standards.

Design plans for all utilities, access roads and paved areas shall be submitted to the city engineer following preliminary approval. Streets, sidewalks, curbs and drainage shall be designed and constructed in accordance with city standards. The city engineer may specify additional design standards where applicable. Upon completion of manufactured home park construction, one set of “as-builts” suitable for reproduction (15-inch by 18-inch three-mil mylar) shall remain on file with the city. Improvement standards for a manufactured home park are as follows:

(1) Internal Roads and Access. Vehicular access to the manufactured home park from abutting major or collector streets is permitted; however, vehicular access from minor streets is prohibited. No manufactured home park entrance shall be located closer than 100 feet from any intersection of any public street. Stop signs shall be provided at all intersections with public streets. Pedestrian access into the manufactured home park shall be provided by connecting the interior pedestrian pathway network with sidewalks located in the right-of-way of perimeter streets.

(a) Internal access roads shall provide direct access to each manufactured home space. Each manufactured home space shall be served directly by a walkway not less than five feet in width and shall be separated from the vehicular roadways by at least a curb. Roadways and sidewalks shall be paved with a crushed rock and asphaltic or concrete surfacing according to specifications established by the city engineer. The minimum surfaced width of the roadway within an accessway shall be 21 feet, if there is no parking allowed, and 31 feet, if parking is allowed. The first 50 feet of the accessway measured from the street shall be surfaced to a width of 30 feet and shall be connected to an existing street according to plans approved by the city engineer. Road cul-de-sacs shall have a minimum outside turning radius of 40 feet. All corners shall have a minimum radius of 15 feet.

(b) All accessways and walkways within the park shall be lighted at night to provide a minimum of one and one-half foot candles of illumination. Wires for service to light poles and manufactured home spaces shall be underground.

(c) If the park provides spaces for 50 or more manufactured home units, each vehicular way in the park shall be named and marked with signs which are similar in appearance to those used to identify public streets. A map of the names of vehicular ways shall be provided to the fire department. Stop signs shall be provided at all intersections with public streets.

(2) Directory. For emergency response purposes, a permanent weatherproof sign board shall be located at, or near, the park entrance indicating the location of each manufactured home space, the space number or address, and the occupant’s name. The design and legibility of the directory shall be subject to review and approval by the city fire marshal and/or police chief.

(3) Fire Protection. If a manufactured home space or permanent structure in the park is more than 500 feet from a public fire hydrant, the park shall have water supply mains designed to serve fire hydrants and hydrants shall be provided within 500 feet of such space or structure or as designated and approved by the city engineer. Each hydrant within the park shall be located on a vehicular way and shall conform in design and capacity to the public hydrants in the city of Myrtle Creek.

(4) Utilities. Each manufactured home space shall be provided with a connection to a city sewer and water line and shall be individually metered. All utility services within the park shall be underground.

(5) Storage Yard. Each manufactured home park shall provide storage yards for trailers, boats, campers and recreational equipment. The storage yard shall contain one parking space per manufactured home space for the parking/storage of campers, trailers, boats, etc. The storage yard shall be constructed of a dust-free, all weather surface and shall be enclosed by a six-foot-high, sight-obscuring fence and gate. Wash racks, if provided, shall be located in the storage yard and shall have adequate drainage. Except for temporary storage of 30 days or less, no manufactured home shall be stored in a manufactured home park unless it is properly installed in a manufactured home space. There shall be no outdoor storage of furniture, tools, equipment, building materials or supplies belonging to the occupants or management of the park except in the storage yard.

(6) Off-Street Parking. In addition to the parking spaces contained in the storage yard, two vehicle parking spaces (meeting the dimensional standards of Chapter 18.90 MCMC) shall be provided for each manufactured home space. One of the required spaces may be located within the manufactured home space with the remaining spaces in common parking areas. At least one-third of the total required parking spaces shall be distributed throughout the park and made available for guest parking.

(7) Landscaping. In the design of the manufactured home park, every effort shall be made to retain existing trees. In addition:

(a) Each manufactured home space shall be landscaped.

(b) An underground irrigation system shall be included with all landscaped areas and written assurance shall be given prior to final approval that all landscaping shall be adequately maintained.

(8) Recreation/Open Space.

(a) Each manufactured home park shall provide common open space consisting of 200 square feet per manufactured home space for recreational purposes. Such recreation space may be broken up into separate areas providing each measures no less than 50 feet by 50 feet;

(b) Each manufactured home park common open space shall provide a general play area restricted to that use if the manufactured home park accommodates children under 14 years of age. The play area shall be no less than 25 percent of the total square footage of open space. A separate play area is not required if the manufactured home park accommodates children who are under 14 years of age and is constructed so as to provide each space with a minimum of 4,500 square feet; and

(c) Recreation areas shall be suitably improved and maintained for recreational purposes and for the type of residents for whom the manufactured home park is intended.

(9) Management Office. Each manufactured home park shall contain and maintain a management office. It shall have access to a lavatory and water closet. It shall provide suitable enclosed facilities for mail distribution and public telephone service.

(10) Laundry Room. Adequate and properly equipped laundry room facilities shall be made available to the residents of the manufactured home park.

(11) Manufactured Home Space Requirements. It shall be the discretion of the developer to design each manufactured home space for single-wide or larger manufactured homes. Each space must contain adequate area to allow for patio, tenant storage, parking, landscaping, setback and separation requirements; and provided further, that the following minimum space requirements are met:

(a) The minimum size for a manufactured home space in a manufactured home park shall be 4,500 square feet. Each space shall have a minimum width of 50 feet and a minimum depth of 90 feet;

(b) Each manufactured home space shall have a pad which is a minimum of 10 feet in width and 40 feet in length. Manufactured home pads shall be paved with asphaltic or concrete surfacing or with crushed rock contained within concrete curbing or pressure treated wooden screens; and

(c) Manufactured homes shall be parked on stands provided, shall be set back a minimum of five feet from the edge of accessways and shall observe the setbacks as established in MCMC 18.120.090(3).

(12) Patio. Each manufactured home space shall be provided with a patio having a minimum area of 200 square feet. The patio shall have a minimum width of 10 feet and a minimum length of 20 feet and shall be constructed adjacent and parallel to each manufactured home. Patios shall be paved with asphalt, concrete, or suitable hard-surfaced material.

(13) Tenant Storage. One permanent storage building containing a minimum of 32 square feet of floor area may be provided for each manufactured home space. The building height shall be a minimum of seven feet and a maximum of eight feet. A storage building with a minimum of 75 cubic feet may be provided for each lot or in locker compounds within close proximity to the lot being served.

(14) Separation Requirements. The minimum space between any manufactured home and any adjacent manufactured home or permanent building, other than one permitted in a manufactured home space, shall be 20 feet. Permanent structures situated in one manufactured home space shall be separated by at least 10 feet from permanent structures in an adjoining space. All accessory buildings within each manufactured home space shall be separated in accordance with the building code or the Department of Commerce Manufactured Home Code, whichever is greater. [Ord. 832 § 1 (Exh. A), 2020; amended during 2012 recodification; Ord. 508 § 5.10.9, 1982].

18.120.110 Manufactured home construction standards.

(1) Placement Standards. No manufactured home may be placed or relocated within the manufactured home park without first obtaining a manufactured home placement permit, and each manufactured home permitted shall meet the following standards as determined by the building official:

(a) All manufactured homes shall bear an Oregon insignia of compliance with a date not previous to two years from the date of placement or otherwise conform to the Department of Housing and Urban Development (HUD) manufactured home construction and safety standards in effect at that time. No reconstruction or equipment installation shall have been made to the manufactured home unless it has been state approved as evidenced by an appropriate insignia;

(b) A manufactured home shall contain not less than 500 square feet of space as determined by measurement of the exterior of the unit exclusive of any trailer hitch device; and

(c) A manufactured home shall contain at least one bathroom with a shower or tub and a sink, one bedroom, one kitchen and one living area.

(2) Skirting. A manufactured home permitted in a manufactured home park shall be provided with continuous skirting or the perimeter of the foundation may be masonry units.

(3) Axles Removed. Wheels, hubs and axles must be removed from manufactured homes. The manufactured home pad may be developed by grading so that 50 percent of the perimeter of the manufactured home abuts an earthen berm no more than six inches below the finished grade of the floor of the manufactured home upon installation, with the remainder of the perimeter to be skirted with material compatible with the manufactured home. [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.10, 1982].

18.120.120 Accessory structures.

(1) Structures Permitted. Permitted accessory structures include, but are not limited to, carports, storage lockers, laundry facilities, swimming pools, and recreation, management and community buildings.

(a) All accessory structures shall be of a consistent design and shall be constructed in accordance with the building code; and

(b) No structural additions shall be built onto or become part of any manufactured/mobile home and no manufactured home shall support any building in any manner. The words “structural additions” shall not be construed to exclude the construction of any awning or patio cover adjacent to a manufactured home. Cabanas, ramadas and similar structures shall not be permitted.

(2) Inclusion in Approved Plan. Subsequent to manufactured home park approval, any building permit applied for at a later date for accessory structures which were not included in, or approved as part of, the overall plan shall be referred to the planning commission with a request for inclusion in the plan as a “plan amendment.” [Ord. 832 § 1 (Exh. A), 2020; Ord. 508 § 5.10.11, 1982].