Chapter 18.17
MOBILE HOME PARK DISTRICT

Sections:

18.17.010    Mobile home park (MHP) district established.

18.17.011    Purpose and intent.

18.17.012    Definitions.

18.17.020    Use regulations.

18.17.030    Development standards.

18.17.040    Exceptions to development standards.

18.17.050    Nonconforming uses and structures.

18.17.060    Required permits and plan review.

18.17.010 Mobile home park (MHP) district established.

The mobile home park (MHP) district is hereby established to set standards for development, expansion and alteration of mobile home parks and procedures to enforce those standards so as to exercise the rights reserved to local jurisdictions by state law (California Health and Safety Code Division 13, Part 2.1, commencing with Section 18200) and to implement such standards and procedures in a manner consistent with the California Coastal Act and the certified LCP.  The regulations set forth in this chapter are intended to regulate only those developments specifically planned for accommodation of more than one mobile home or manufactured home and operated under permit pursuant to Title 25, Chapter 5, of the California Code of Regulations.  Regulations regarding the use of a single manufactured home as a permanent residence are found in Chapter 18.06.  (Ord. C-6-07 §1(part), 2007:  Ord. 4-02 §1(part), 2002).

18.17.011 Purpose and intent.

A.    Purpose.  The purposes of these mobile home park district regulations are to:  protect and preserve mobile home parks existing as of the date of adoption of the ordinance codified in this chapter as affordable housing resources; provide appropriately located areas for future expansion or development of mobile home parks, consistent with standards of public health and safety; establish standards for density and common open space; and provide for an appropriate set of permitted uses and activities on lands within the district consistent with the coastal resource policies set forth in the certified local coastal program and the public access and public recreation policies of the Coastal Act, where applicable.

B.    Intent.  The intent of these regulations is to assure that mobile home parks are established only at locations that have safe and adequate access to a public street or highway, and that are able to support such use in conformity with the local coastal program, and that they are developed and operated in a manner consistent with the local coastal land use plan/general plan and compatible with surrounding neighborhood areas.  (Ord. C-6-07 §1(part), 2007:  Ord. 4-02 §1(part), 2002).

18.17.012 Definitions.

For purposes of this chapter, the definitions set forth in Chapter 18.02 and Section 18.30.015 shall apply.  (Ord. C-6-07 §1(part), 2007:  Ord. 4-02 §1(part), 2002).

18.17.020 Use regulations.

A.    Permit Requirements.  A coastal development permit shall be required for all development as defined in Section 18.20.020 within a mobile home park.

B.    Permitted Uses.  The following uses are permitted without a requirement for approval of a use permit:

1.    Natural Resources Management.  Restoration and management of natural resource areas.

2.    Coastal Access.  Trails and scenic overlooks, and related coastal access parking spaces.

3.    Agricultural Uses.  Provided that no existing riparian vegetation is removed, and no soil or agricultural chemicals are allowed to enter stream channels.

C.    Conditionally Permitted Uses.  The following uses may be allowed subject to approval of a conditional use permit by the planning commission:

1.    Mobile home parks.

2.    Mobile home displays and sales; provided, that such use is incidental and subordinate to an on-site mobile home park.

3.    Intensive Recreational Facilities.  Including indoor recreational facilities such as club houses, swimming pools, and similar intensive recreational facilities, limited to use by residents of the mobile home park and their guests.

4.    Retail Sales.  Limited to small-scale sales of convenience retail goods, where sales are oriented primarily to residents of an on-site mobile home park, not to exceed one thousand square feet of floor area.

5.    Assisted Living.  Including congregate care facilities, in conjunction with an existing mobile home park on the same site.

6.    Convalescent care facilities in conjunction with an existing mobile home park on the same site.

7.    Senior housing facilities, in conjunction with an existing mobile home park on the same site.  In each senior housing facility occupancy shall be limited to people age fifty-five or older.

D.    Accessory Uses and Structures.  The following uses incidental and subordinate to a permitted or principal use located on the property:

1.    Animals, small, limited to not more than two at any individual mobile home residence, subject to the regulations set forth at Section 18.06.025(B).

2.    Community gardens.

3.    Small family day care and large family day care subject to the regulations set forth at Section 18.06.025(L).

4.    Decks, porches, and similar small structures.

5.    Fences, walls, gates and hedges, with those located around the perimeter of the mobile home park subject to the standards set forth at Section 18.06.040(C).

6.    Garbage container enclosures.

7.    Home occupations, subject to the regulations set forth at Section 18.06.025(F).

8.    Landscaping.

9.    Management office, limited to one building and not to exceed one thousand square feet.

10.    Maintenance facilities, not to exceed two buildings with a cumulative total of one thousand square feet.

11.    Outdoor recreation facilities, limited to facilities intended for residents of the mobile home park and their guests.

12.    Parking areas, limited to facilities intended for use of residents, employees of the mobile home park, and visitors to the mobile home park, subject to the standards set forth at Section 18.06.040(D).

13.    Patio covers and awnings.

14.    Storage buildings, for storage of personal belongings of park residents only.

E.    Uses Not Listed.  Uses not listed in this chapter shall not be permitted in the mobile home park district.  Authorization of any use not listed above shall require the prior approval of an amendment to this title.

F.    Changes in Use and Conversions.  Any change in use from a mobile home park to another use, including but not limited to any conversion from rental of individual mobile home spaces to condominium, stock cooperative, planned unit development, or any form of ownership wherein individual spaces are to be sold, within all or any portion of a mobile home park, shall be subject to the regulations set forth in Chapter 18.30.  (Ord. C-2016-03 §6, 2016; Ord. C-6-07 §1(part), 2007:  Ord. C-4-06 §2, 2006; Ord. 4-02 §1(part), 2002).

18.17.030 Development standards.

This section establishes overall standards for the development, enlargement, additions to, and alteration of mobile home parks.

A.    The following standards shall apply to mobile home parks:

1.    Density.  The maximum permitted number of mobile home spaces shall be determined by dividing the net area of the site by two thousand square feet of site area per mobile home dwelling.

2.    Site Area.  A minimum site area of five acres shall be required for a mobile home park.  The maximum size of any mobile home park shall be twenty acres.

3.    Minimum Setbacks Required from the Perimeter Property Line.  For all development inside mobile home parks, including roads, community buildings, and mobile home lots, the minimum setbacks from perimeter property lines of the mobile home park shall be as follows:

a.    Front entrance side:  twenty feet.

b.    Interior side:  ten feet.

c.    Street side without front entrance:  twenty feet.

d.    Rear side opposite front entrance:  twenty feet.

All setback areas shall be landscaped and continually maintained.

4.    Open Space.  A minimum of three hundred square feet for each mobile home shall be devoted to community open space conveniently located for all residents.  A maximum of twenty-five square feet of the required three hundred square feet may be used for a recreation or service building.

5.    Parking.  Two off-street parking spaces shall be provided for each mobile home consistent with the standards of Chapter 18.36.  One off-street parking space shall be provided for each two hundred square feet of floor area within buildings containing offices, services or recreation activities.

6.    Roads and Vehicular Access.  All mobile home spaces shall be served from internal private roadways and there shall be no direct vehicular access from a mobile home space to a public street or alley.  Internal roads shall have a clear and unobstructed access to a public street or highway.

7.    Pedestrian Access.  Walkways shall be provided throughout the mobile home park to provide safe and convenient pedestrian access to amenities, open space areas, and public roadways.  Walkways shall comply with applicable accessibility standards but in no case shall be less than three feet in width.  Walkways shall be paved and separate from roadways and driveways for automobiles.

8.    Landscaping.  A landscaping plan and landscape maintenance plan for the setback areas from the property perimeter of the mobile home park shall be submitted for consideration with each permit application for development or expansion of a mobile home park.  Landscaping shall be used as a buffer between mobile home spaces and adjacent properties.  Service areas and outdoor storage areas shall be screened from view from public streets.

9.    Invasive Exotic Plants.  No plant species listed as problematic and/or invasive by the California Native Plant Society, the California Invasive Plant Council, or as may be identified from time to time by the state of California shall be employed in any landscaping in the mobile home park.  No plant species listed as a noxious weed by the state of California or the U.S. federal government shall be utilized.  Only native plants of local stock and/or drought-tolerant noninvasive plants shall be used for landscaping.

10.    Signs.  One nonilluminated or indirectly illuminated detached monument sign, identifying the name of the mobile home park, shall be permitted.  Such sign shall be constructed of natural material such as wood and shall not exceed a height of four feet or an area of sixteen square feet.  Any such sign shall be integrated into the landscape design.

11.    Garbage and Refuse Disposal and Recycling.  Mobile home parks shall be required to use garbage collection and recycling services.  Central collection containers shall be provided at convenient locations within decorative fenced or walled enclosures.

12.    Water Quality.  The development, redevelopment, or modification of mobile home parks shall be undertaken pursuant to the water quality protection standards specified in Section 18.38.121.

13.    Fire Protection.  Prior to issuance of any coastal development permit or use permit, the applicant shall receive preliminary approval of plans by the Half Moon Bay fire protection district.

14.    Lighting.  Lighting shall be the minimum necessary to illuminate the internal roads without adverse impact on adjacent properties.  Light fixtures shall be the minimum height needed for public safety, but shall not exceed fifteen feet in height, and shall be shielded to downcast light to prevent glare on adjacent properties.

15.    Underground Utilities.  In development of new and expansion of existing mobile home parks, all new electrical, telephone, cable TV, and similar distribution lines providing direct service to the development, including individual spaces, shall be installed underground.

16.    Transient Occupancy Prohibited.  Mobile home units within mobile home parks shall be limited to use as permanent residences.  No mobile home shall be rented to or occupied by any individual or group of individuals for a term less than thirty consecutive days.

17.    Exceptions.  The development standards set forth in subsections (A)(3), Minimum Setbacks Required from the Perimeter Property Line, (A)(4), Open Space, and (A)(5), Parking, of this section shall not apply to assisted living facilities, convalescent care facilities, and senior housing facilities conditionally permitted under Section 18.17.020(C).

B.    Subdivision of land within a mobile home park to create separate legal lots or airspace condominium units for individual mobile home sites is prohibited. (Ord. C-10-07 §1, 2007; Ord. C-6-07 §1(part), 2007:  Ord. C-4-06 §3, 2006; Ord. 4-02 §1(part), 2002).

18.17.040 Exceptions to development standards.

The planning commission may authorize exceptions and conditional exceptions to the development standards established pursuant to this chapter; provided, that the following findings are made:

A.    That there are special circumstances or conditions affecting the property;

B.    That, by virtue of the special circumstance or condition, the strict application of the standard would impose a practical difficulty or hardship;

C.    That the exception is necessary for the proper design or function of the mobile home park;

D.    That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the area in which the mobile home park is situated; and

E.    That the granting of the exception is consistent with all requirements of the Coastal Act and all other applicable provisions of the city’s certified LCP.  (Ord. C-6-07 §1(part), 2007:  Ord. 4-02 §1(part), 2002).

18.17.050 Nonconforming uses and structures.

Any mobile home park lawfully existing as of the effective date of this chapter may be continued, although such existing use does not conform to the regulations set forth in this chapter; provided, however, that such nonconforming use shall not be extended to increase the number of mobile home spaces or to occupy a greater or different area of land, building or structure than that occupied by such use as of the effective date of this chapter except in conformance with the regulations set forth in this chapter.  Nonconforming uses shall be subject to the provisions of Chapter 18.25.  (Ord. C-6-07 §1(part), 2007:  Ord. 4-02 §1(part), 2002).

18.17.060 Required permits and plan review.

Mobile home parks may be authorized subject to approval by the planning commission of a conditional use permit pursuant to the provisions of this chapter and of Chapter 18.22.  Architectural, landscape and site plan review shall be required pursuant to the provisions of Chapter 14.37.  A coastal development permit shall be required pursuant to the provisions of Chapter 18.20. (Ord. C-2019-03 §2(Exh. A)(part), 2019:  Ord. C-6-07 §1(part), 2007:  Ord. 4-02 §1(part), 2002).