Chapter 17.55
RESIDENTIAL CERTIFIED FACTORY-BUILT HOME PARK DISTRICT (R-5)

Sections:

17.55.010    Intent.

17.55.020    Permitted uses.

17.55.030    Conditional uses.

17.55.040    Uses expressly prohibited.

17.55.050    Property development requirements.

17.55.010 Intent.

The R-5 district is included in the zoning regulations to achieve the following city objectives:

(1) To ensure adequate light, air, privacy, and to provide usable open space for the benefit of the occupants and to ensure long-term market acceptance of certified factory-built home parks.

(2) To preserve and enhance the amenities associated with residential certified factory-built home parks in varied topographical settings.

(3) To provide a variety of housing types to satisfy individual preferences and financial capabilities.

(4) To preserve the integrity of conventional neighborhoods. [Ord. 93 § 2.5.1, 1987].

17.55.020 Permitted uses.

The following uses are permitted in the R-5 zoning district:

(1) Residential Use Types.

(a) Accessory building required or allowed by the city of Coos Bay or by the state of Oregon.

(b) Community/recreation building intended for use of park residents.

(c) Laundry facility, outward appearance must retain a residential character.

(d) Recreational vehicle, maximum 10 percent of the total number of mobile home spaces, provided all sites complying with CBMC 17.275.030(4)(a)(i) through (iv).

(e) Residential certified factory-built home.

(f) Single-family dwelling, including manufactured homes which are subject to special siting standards, for owner/manager, must be of conventional construction and maintain a residential appearance.

(2) Commercial Use Types.

(a) Child care facility (fewer than 13).

(b) Home occupation (see Chapter 17.260 CBMC). [Ord. 206, 1994; Ord. 148 § 11, 1989; Ord. 93 § 2.5.2, 1987].

17.55.030 Conditional uses.

The following uses are permitted in the R-5 zoning district if authorized in accordance with the requirements of Chapter 17.355 CBMC:

(1) Commercial Use Types.

(a) Convenience sales and personal service (see Chapter 17.265 CBMC).

(b) Home occupation, retail sales on the premises (see Chapter 17.260 CBMC).

(2) Residential Use Types.

(a) Group residential care facilities.

(3) Civic Use Types.

(a) Bus shelter (administrative conditional use, see Chapter 17.355 CBMC). [Ord. 309, 2001; Ord. 148 § 12, 1989; Ord. 93 § 2.5.3, 1987].

17.55.040 Uses expressly prohibited.

The following uses are expressly prohibited in the R-5 zoning district:

(1) Residential Use Types.

(a) Single-family, duplex, and multiple-family dwellings not specified as conditional.

(2) Civic Use Types. Not specifically mentioned.

(3) Commercial Use Types. Not specifically mentioned.

(4) Agricultural use types.

(5) Industrial use types. [Ord. 93 § 2.5.4, 1987].

17.55.050 Property development requirements.

The standards of Division III of this title, General Conditions, shall apply to all land and permanent structures in the R-5 zone except as specifically regulated in this section. All extensions or improvements made to existing residential certified factory-built home parks made after the enactment of the ordinance codified in this title shall comply with the provisions of this title.

(1) Site Plan and Architectural Review. Except for a bus shelter, the review shall be required prior to the establishment of, or change within, any certified factory-built home park.

(2) Minimum park area: one acre.

(3) Unit density: not more than eight but no less than five dwelling units per acre.

(4) Access and Roads.

(a) There shall be vehicular and pedestrian access to the park from a dedicated and improved street.

(b) Roads within a park shall be paved according to the following minimum standards:

(i) Twenty feet where no on-street parking is allowed.

(ii) Twenty-eight feet where on-street parking is allowed on one side of the street.

(iii) Thirty-six feet where parking is permitted on both sides of the street.

(iv) All private streets and ways within the park shall be built as approved by the public works department.

(v) An additional five feet from each edge of the pavement or two feet from the edge of the sidewalk shall be designated as right-of-way from which setbacks are to be measured.

(vi) When on-street parking is provided, it may substitute for the guest and second parking requirements if approved by the planning commission.

(vii) All roads and streets within the park shall be named as approved by the city planning commission. The owner or operator of the park shall furnish, install, and maintain street signs of a type approved by the public works department.

(5) Services.

(a) Sewer. Every residential certified factory-built home park shall be connected to a sanitary sewer. Each space shall be provided with a connection to the sewer.

(b) Water. Every residential certified factory-built home park shall be connected to a supply of potable water for domestic use. Each space shall be provided with a connection to the water supply.

(c) Utilities. All utilities, including telephone, television, and electricity, shall be installed underground throughout the park and shall be provided at each space.

(d) Fire Protection. No space shall be occupied that is not located within 500 feet of a fire hydrant, following the street right-of-way. Existing spaces now located or occupied at a distance greater than 500 feet from an approved hydrant may continue until such time as the park is expanded in size or number of spaces.

At the time of such expansion, the owner or operator of the park shall have installed one or more hydrants at locations such that no occupied space remains at a greater distance than 500 feet, following the street right-of-way, from any hydrant. The Coos Bay fire department shall be authorized by the owner to inspect the hydrants in accordance with current standard procedures and to require periodic tests when deemed necessary. No parking shall be permitted within 10 feet of fire hydrants.

(e) Lighting. All roads within the park shall be lighted at night to provide a minimum of 0.35 foot-candles of illumination.

(6) Open Space and Recreational Area.

(a) Minimum Area. Open space shall constitute six percent of the total gross area of the park. Improved recreational areas shall have a minimum area of 8,000 square feet or 100 square feet per dwelling unit, whichever is greater.

(b) Plan. The site plan shall contain the following:

(i) Boundaries of the proposed areas.

(ii) Written explanation of the purposes of the areas and a description of any improvements to be made.

(iii) Description of the manner in which the area will be perpetuated, maintained, and administered.

(c) Guarantee. The preservation and continued maintenance of property and/or structures commonly owned and/or held for common use shall be guaranteed by a covenant running with the land specifying the description of the area, its designated purpose(s), and maintenance assurances. Copies of these legal documents shall be filed with the community development department before occupancy of any dwelling.

(7) Landscaping. All exposed ground surface in all parts of the park shall be protected and maintained with landscaping to include plant material, paving, gravel, and/or other solid material that will prevent soil erosion, mud, and dust within the park. The ground surface in the park shall be graded and furnished with drainage facilities to drain all surface water in a safe, efficient, and sanitary manner.

(8) Fences and Walls. A visual barrier shall be provided and maintained such as a solid fence, a concrete wall, or an approved buffer of trees or shrubs between the mobile home park and abutting properties. The barrier shall have a minimum height of six feet, except the area defined as the entrance of the park where the wall may be three feet for vision clearance.

(9) Signs.

(a) Signs within the mobile home park shall be no larger than two square feet.

(b) The sign at the entrance identifying the park shall not advertise any limited commercial or laundry facility contained within.

(10) Off-Street Parking and Loading. The provisions of Chapter 17.200 CBMC, Off-Street Parking and Loading, shall apply.

(11) Special Mobile Home Siting Requirements.

(a) Certified Factory-Built Homes and Parks.

(i) Only certified factory-built homes shall be allowed in the R-5 district.

(ii) Residential certified factory-built home parks and units shall be required to meet all state requirements for mobile home parks.

(iii) Recreational vehicles may be allowed in accordance with CBMC 17.55.020.

(b) Yards. Building separation in a mobile home park for each mobile home and its accessory structures shall be in accordance with the following:

(i) A mobile home shall not be located closer than 15 feet from any other mobile home, closer than 10 feet from a park building within the mobile home park, or closer than five feet from a park property boundary line or street right-of-way.

(ii) To prevent the spread of fire from one mobile home to another (unless otherwise approved by the inspecting authority) the yard shall conform to the requirements of the International Building Code.

(c) Building Height. No dwelling or accessory building shall be erected or installed with a height in excess of 17 feet.

(d) Skirting. Mobile homes shall be skirted to provide an appearance of permanency.

(e) Storage Facilities. Each space shall have a minimum of 50 square feet of totally enclosed storage space.

(f) Accessory Buildings. Accessory buildings and other similar permanent structures may be installed or erected in conjunction with a space and shall require a building permit. These structures shall be deemed to be a part of the certified factory-built home and the distance between structures set forth in subsection (11)(b)(i) of this section.

(12) Yards. There are no yard requirements for the use, bus shelter, other than those imposed by building codes.

(13) Fees.

(a) Site plan and architectural review filing fee.

(b) Plan Check Fee. As part of the site plan and architectural review, the construction plans and specifications shall be submitted for review. At this time the applicant shall pay a plan check fee which is established by resolution of the city council. If the plans must be corrected and then rechecked, the applicant shall also pay any additional actual costs incurred.

(c) Inspection Fee. The fee for the city’s ongoing inspection of street and utility improvements shall be established by resolution of the city council. This fee shall be paid by the applicant when the contract for improvements is executed. Additional inspection costs incurred by the city exceeding the initial cash advance set by resolution shall be based upon actual costs and shall be paid before the city formally accepts the public improvements. Any portion of the cash advance not expended shall be refunded to the applicant after staff determines inspection is complete. The estimate of the cost of the required improvements will not be negotiable; a substantial difference of opinion may be submitted to the city council for review.

(d) Bond, Cash, or Security Deposit for Public Improvements. A surety or performance bond, cash or negotiable security deposit approved by the council shall be filed for the public improvements in an amount established by resolution when the contract for improvements is executed. Terms of the bond or depository are discussed further in subsection (14)(c) of this section. The estimate of the cost of the required improvements will not be negotiable; a substantial difference of opinion may be submitted to the city council for final determination.

(14) Park Improvements.

(a) Construction Plans and Specifications. As part of the site plan and architectural review application, the applicant shall submit to the public works department construction plans, profile and cross-section drawings, and specifications for the required utilities and streets, accompanied by a plan check fee. These plans will be reviewed and the applicant will be notified in writing of compliance with city requirements or of any necessary modifications. The final drawings and specifications shall be permanently filed with the department. A copy of the water system plans shall be submitted to public works by the applicant.

(b) Contract for Improvements. Within 48 months of site plan and architectural review and review of the improvement plans and specifications, but prior to the issuance of any development permits, the applicant shall be required to enter into an agreement to construct and/or improve facilities to serve the development. At the time the improvement agreement is executed, the applicant will submit the inspection fee and also post a performance bond, cash, or security deposit guaranteeing the completion of the contractual provisions. All contracted improvements shall be completed within 24 months after the bond or surety is posted. If the applicant is unable to complete the improvements within two years with good cause, a one-year extension may be granted by the public works department. Further extensions must be approved by the planning commission.

(c) Bond and/or Surety, Cash or Security Deposit Provisions. The assurances for completion of improvements shall be filed with the city recorder in the nonnegotiable amount established by resolution of the city council. The bond or deposit shall:

(i) Name the city as obligee.

(ii) Be in a form approved by the city attorney.

(iii) Be conditioned upon the final approval and acceptance of the development.

(iv) Provide full warranty for the improvements for a minimum of two years from the date of final acceptance by the city.

(v) Be forfeited to the city if the applicant does not complete the requirements within the agreed-upon time limit, or if the applicant has created a hazard causing imminent danger to the public health and safety within or adjacent to the development which the developer fails to correct.

(vi) Cover any costs, attorneys’ fees, and liquidation damages resulting from delay or failure to meet the deadline.

(d) Construction. Construction of improvements may begin in accordance with the agreement. During this phase of development, the applicant shall be required to prepare record drawings of all improvements. Special attention shall be given to underground utilities.

(e) Acceptance of Improvements. Upon completion of the improvements, the applicant shall submit record drawings to the public works department of the street and sanitary/storm sewer plan profiles. [Ord. 309, 2001; Ord. 148 § 13, 1989; Ord. 93 § 2.5.5, 1987].