Sonoma County, California, Code of Ordinances >> CHAPTER 26 - SONOMA COUNTY ZONING REGULATIONS >> Article 81. - MHP Mobilehome Park Combining District. >>

Article 81. - MHP Mobilehome Park Combining District.

Sec. 26-81-005. - Purpose.

Sec. 26-81-010. - Permitted uses.

Sec. 26-81-020. - Uses permitted with a use permit.

Sec. 26-81-030. - Permitted residential density and development criteria.

Sec. 26-81-040. - Procedures for closure, cessation of use or conversion of a mobilehome park.


Sec. 26-81-005. - Purpose.

Purpose: to implement land use element Section 2.2.1 and Housing Element Policies HE-2k and HE-4o of the general plan to encourage the development of new mobilehome parks and the complete evaluation of requests to convert existing mobilehome parks. The uses allowed in Sections 26-81-010 and 26-81-020 shall supersede the uses allowed by the applicable base district. This district shall be applied only to parcels located within urban service areas mapped in the general plan, and, where such a parcel is developed with an existing mobilehome park, this district shall not be applied if such mobilehome park contains fewer than ten (10) mobilehome lots.

(Ord. No. 4774 § 1(B), 1994.)

Sec. 26-81-010. - Permitted uses.

(a)
One (1) dwelling unit on a permanent foundation, per lot of record;
(b)
Accessory buildings and uses appurtenant to the dwelling unit permitted under subsection (a) of this section;
(c)
Infill and expansion of existing mobilehome parks by adding new mobilehome lots in existing mobilehome parks where the number of new mobilehome lots does not exceed more than ten percent (10%) of the total number of mobilehome lots existing at the time of the application, to a maximum of twenty (20) units;
(d)
Maintenance, repair or modification of existing recreational, infrastructure and accessory facilities of a mobilehome park, where such mobilehome park has been previously approved under a use permit, or as provided for in subsection (c) of this section.
(e)
Occasional cultural events, provided that a written notice is given pursuant to Section 26-92-050 stating "The Sonoma County Planning Department will issue a zoning permit for a cultural event (and describing the nature and duration of the even) on this property if a written appeal is not received within ten (10) days prior to the issuance of a zoning permit, and no appeal pursuant to Sonoma County Code Section 26-92-040 has been received from any interested person, and provided that approval is secured from the following departments: sheriff, public health, fire services, building inspection and public works." In the event of an appeal, a hearing on the project shall be held pursuant to Section 26-92-040;
(f)
The outdoor growing and harvesting of shrubs, plants, flowers, vines, fruits, vegetables, hay, grain and similar food and fiber crops;
(g)
Mobilehome park stock cooperatives and condominiums.

(Ord. No. 4774 § 1(B), 1994.)

Sec. 26-81-020. - Uses permitted with a use permit.

(a)
Mobilehome parks, including appurtenant structures serving the recreational, social and service needs of the mobilehome park residents, and recreational vehicle parks, only as an accessory use to a proposed or existing mobilehome park;
(b)
Closure, or cessation of use of a mobilehome park, provided that the criteria set forth in Sections 26-81-040 and 26-92-090 and applicable state law, are met;
(c)
Minor public utility buildings and public service or utility uses, which:

Such uses include but are not limited to, reservoirs, storage tanks, pumping stations, telephone exchanges, small power and transformer stations, fire and police stations and training centers, service yards and parking lots;

(1)
Meet the criteria set forth in general plan Policy PF-2s,
(2)
Will not adversely effect the existing or potential use of the property as a mobilehome park,
(3)
Are not otherwise exempt by state law.
(d)
Mobilehome sales, recreational vehicle parks; provided, that such uses shall only be permitted where the parcel under consideration is contiguous on at least two (2) sides, to parcels located in a general commercial or a general industrial general plan land use category.

(Ord. No. 4774 § 1(B), 1994.)

Sec. 26-81-030. - Permitted residential density and development criteria.

Maximum building height, minimum lot area and lot width, yard requirements and maximum percentage of lot coverage shall comply with the requirements for the district with which the MHP district is combined, unless otherwise provided herein.

(a)
Residential Density. The maximum residential density is one (1) dwelling unit on a lot of record, provided, however, that for a mobilehome park the residential density shall not exceed the density requirements shown in the general plan land use element or that permitted by a "B" combining district, whichever is more restrictive.
(b)
Minimum Lot Size. Four (4) acres.
(c)
Minimum Lot Width. The minimum average lot width required within each lot is two hundred forty-five (245) feet.
(d)
Lot Coverage.
(1)
Where the use of the property is one dwelling (1) unit and accessory structures, all structures shall be clustered in an area not to exceed a total of six thousand (6,000) square feet.
(2)
Where the use of the property is a mobilehome park, the permitted lot coverage is subject to compliance with the development standards set forth below in this section.
(e)
Parking Requirements:
(1)
All uses listed in Sections 26-81-010 and 26-81-020 shall provide off-street parking in accordance with the standards set forth in Article 86.
(2)
In addition to the requirements of subsection (f)(1) of this section, mobilehome parks shall provide parking as required by subsection (g)(9) of this section.
(f)
Where the provisions of this subsection conflict with any other section of this chapter, the provisions of this subsection shall control. In addition to compliance with all of the requirements of subsection (a) through (e) of this section, mobilehome parks shall comply with all of the following development standards:
(1)
Compliance with Standards Generally. All mobilehome parks shall be developed in conformance with minimum design and improvement standards set forth in this subsection.
(2)
All mobilehome parks shall be subject to design review by the planning director in accordance with Article 82 and shall meet all provisions of this section; provided, that when a change in design of any existing mobilehome park is determined by the planning director to be necessary and such change in design would not allow for full compliance with a provision of this section, the planning director shall have the authority to make such a determination as necessary for the administration of this section.
(3)
Mobilehome park lot lines shall not be created, moved, shifted or altered except as provided for in Section 26-88-100(c), provided, however, that where infill and expansion of existing mobilehome parks by adding new mobilehome lots in existing mobilehome parks is proposed pursuant to Section 26-81-010(d), such infill or expansion shall not be approved if the project requires the relocation of any existing mobilehome or mobilehome lot lines.
(4)
Development plans shall be submitted pursuant to Section 26-88-100(d).
(5)
Development may be in stages so long as each stage meets the minimum standards of Section 26-88-100(e).
(6)
Layout. The planning director shall approve the layout of each mobilehome park based on the following criteria:
(i)
All of the requirements set forth in Section 26-88-100(f);
(ii)
The maximum permitted residential density set out in subsection (a) of this section;
(iii)
The minimum distance for the separation of a mobilehome from a permanent building, excluding storage cabinets, shall comply with the requirements of Part 21, commencing with Section 18200 of the Health and Safety Code or its successors and any administrative regulation adopted pursuant thereto.
(7)
Setbacks for all structures and mobilehomes shall be provided in accordance with the requirements set forth in Section 26-88-100(h).
(8)
Parking shall be provided in accordance with the requirements set forth in Section 26-88-100(i).
(9)
Each mobilehome park that accommodates twenty-five (25) or more mobilehomes shall contain a minimum of one hundred (100) square feet of recreation space per mobilehome site; except, that when children are allowed, an additional three hundred (300) square feet per site shall be added, but in no case shall the total recreation space be less than five thousand (5,000) square feet in area nor less than two thousand five hundred (2,500) square feet for any one (1) recreation area. Recreation space design and location shall be approved by the planning director.
(10)
All utility distribution facilities shall comply with the requirements set forth in Section 26-88-100(k).
(11)
Storage Facilities, Garbage Collection. The total floor area of storage cabinets shall not exceed the maximum permitted by Part 21, commencing with Section 18200 of the Health and Safety Code or its successors and any administrative regulation adopted pursuant thereto. Adequate trash enclosures and garbage collection shall be provided. All refuse collection areas shall comply with the requirements set forth in Section 26-88-100(l).
(12)
Accessory uses shall comply with the requirements set forth in Section 26-88-100(m).
(13)
The use of travel trailers for permanent occupancy in a mobilehome park, for storage by permanent occupants, or for overnight use of spaces is subject to compliance with the requirements set forth in Section 26-88-100(n).
(14)
Walls, fences, etc., are subject to compliance with the requirements set forth in Section 26-88-100(o).
(15)
Landscaping shall be provided in accordance with the requirements set forth in Section 26-88-100(p).
(16)
Signage shall comply with the requirements set forth in Section 26-88-100(q).
(17)
All streets shall be located and improved pursuant to the standards set forth in Part 21, commencing with Section 18200 of the Health and Safety Code or its successors and any administrative regulation adopted pursuant thereto.
(18)
All mobilehome park developments shall comply with the circulation requirements set forth in Section 26-88-100(s).
(19)
All pertinent state and county regulations concerning the development and operation of mobilehome parks shall be observed. Nothing contained in this section shall be construed to abrogate, void or minimize such other pertinent regulations.
(h)
Design review approval shall be required in the manner provided in Article 82, for all mobilehome park developments, including expansions and modifications of existing mobilehome parks.

(Ord. No. 4774 § 1(B), 1994.)

Sec. 26-81-040. - Procedures for closure, cessation of use or conversion of a mobilehome park.

Closure, cessation of use of a parcel or parcels as a mobilehome park, or conversion of a mobilehome park to an alternative land use, shall require approval of a use permit, as provided for in Section 26-81-020(b).

(Ord. No. 4774 § 1(B), 1994.)