Chapter 17.100 MOBILE HOMES

The terms “trailer house” and “trailer coach” as used in this chapter shall include a trailer house, trailer coach, motor home, auto home, camp car, camp trailer, boat trailer, or camperette, and any unit used for living or sleeping purposes which is equipped with wheels or similar devices for the purpose of transporting said unit from place to place, by motor power or other means. [Ord. 745 § 1, 1978; Ord. 391 § 1, 1960.]

17.100.020 Parking.

No person shall use a trailer house for sleeping or living purposes or both sleeping and living purposes within the city of Junction City for any period exceeding 72 hours, except in a mobile home park or trailer park. [Ord. 1280 § 1 (Exh. A), 2023; Ord. 745 § 1, 1978; Ord. 491 § 2, 1966; Ord. 391 § 2, 1960.]

17.100.030 Removal of wheels.

The removal of the wheels for the setting of a trailer coach on posts or footings shall not be considered as removing said trailer coach from the regulations affecting trailer coaches. [Ord. 391 § 3, 1960.]

17.100.040 Sewer connections.

Repealed by Ord. 1280. [Ord. 391 § 4, 1960.]

17.100.050 Nonconforming uses.

Any currently legally parked trailers that come into violation as a result of the passage of the ordinance codified in this chapter shall be and they are hereby permitted to remain in their present location for so long as the ownership of said trailer shall remain unchanged, or until such time as said trailer is moved to another location whether on the same lot or otherwise. [Ord. 391 § 5, 1960.]

17.100.060 Compliance with regulations.

There shall be no trailer park or camp established or operated within the city of Junction City unless the same shall have fully complied with all of the laws and regulations of the state of Oregon and ordinances of the city of Junction City pertaining to the establishment and operation of trailer parks and camps. [Ord. 391 § 6, 1960.]

17.100.070 Area.

Minimum area one acre. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.080 Access.

Manufactured dwelling parks shall abut and have direct access to a public street outside of the park boundaries. No individual space within the manufactured dwelling park shall have direct access to a public street outside the park boundaries. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.090 Streets.

All streets within the manufactured dwelling park shall be constructed to city street standards for paving, gutters, and sidewalks unless otherwise approved by the planning commission. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.100 Walkways.

Walkways within the manufactured dwelling park shall provide safe, reasonably direct connections between dwelling units and parking areas, recreational facilities, storage areas, and common areas. All walkways must be separated, raised, or protected from vehicular traffic and provide access for disabled persons in a manner that complies with applicable state and federal law. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.110 Screening.

Except as required for vision clearance, the outer perimeter of each park shall be improved with one of the following:

A. Sight-obscuring fence or wall not less than five feet nor greater than six feet in height; except next to public streets where a fence no less than three and one-half feet nor greater than four feet in height shall be provided, unless otherwise approved by the planning commission when found to conform to the purpose of this chapter; or

B. Maintained evergreen landscaping that is at least five feet in depth, will mature within three years, and reach at least five feet height at maturity, and conform with the provisions of JCMC 17.100.150(C); or

C. Combination of subsections (A) and (B) of this section.

D. All walls and fences must conform to the vision clearance standards in JCMC 17.95.090. [Ord. 1116 § 1, 2003; Ord. 969 § 1, 1993; Ord. 950 Appx. A, 1991.]

17.100.120 Setbacks and building separation.

The minimum setback between park structures and abutting properties is 10 feet. The minimum setback between park structures and public right-of-way is 15 feet. At least a 10-foot separation shall be provided between all dwellings except where a carport, garage, or storage structure is shared by adjoining spaces in which case the shared facilities may be attached at the space dividing line. Dwellings shall be placed a minimum of 14 feet apart where flammable or combustible fuel is stored between units. Park structures shall be placed no closer than five feet from a street, sidewalk, or walkway contained within the manufactured home park. An accessory structure shall not be located closer than six feet to any other structure or dwelling. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.130 Space.

The minimum size of a space for each home is 2,500 square feet; provided, that the overall (gross) density of the park does not exceed 12 units per acre. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.140 Pads.

All areas covered by manufactured dwellings and accessory buildings shall be paved with asphalt or concrete, or covered with permanently contained crushed rock. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.150 Landscaping.

Landscaping shall be installed within the development to provide erosion control, visual interest, buffering, privacy, open space and pathway definition, and shading based on the following standards:

A. All shared/common open space areas shall be landscaped with a mix of vegetative ground cover, shrubbery, and trees. Trees, shrubs, and ground cover other than turf shall cover a minimum of 15 percent of the total shared/common open space area within the manufactured dwelling park. At the time of planting, trees shall be planted a minimum of two inches (dbh) in caliper and shrubbery a minimum of 18 inches in height. Bark mulch, rocks, and similar nonplant material may be used to complement the cover requirement, but shall not exceed 20 percent of the total planting area.

B. All manufactured dwelling spaces shall be landscaped within six months of legal occupancy. The installation and maintenance of such landscaping shall be the responsibility of the park owner unless, under terms of the space rental agreement, grading and materials are supplied by the park owner and labor is furnished by the renter or other arrangement approved by the city.

C. The use of native and/or drought-tolerant landscaping is encouraged. All landscaping shall be irrigated with a permanent irrigation system unless a licensed landscape architect submits written verification that the proposed plant materials do not require irrigation.

D. The park owner shall be responsible for the maintenance of all landscaping. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.160 Patio.

Each manufactured dwelling space shall be improved with one patio of concrete, brick pavers, or other similar hard surface having a minimum area of 150 square feet. Asphalt paving is prohibited. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.170 Development fee.

A parks development fee per dwelling unit, as established by the city council to be the same as established for other single-family dwelling units, shall be paid to the city upon issuance of a siting permit. [Ord. 1116 § 1, 2003; Ord. 982 § 3, 1994; Ord. 950 Appx. A, 1991.]

17.100.180 Common open space.

Manufactured dwelling parks with more than 20 spaces shall provide shared open space within the park as follows:

A. A minimum area of 15 percent of the total site area (inclusive of required setback areas) shall be designated, and permanently reserved, as usable common open space. It may be located in more than one area within the park if each such area meets all city requirements. “Usable” means that no single common open space area shall be less than 200 square feet and shall have no outer dimension that is less than 10 feet. The site area is defined as the lot or parcel on which the development is planned after subtracting the required dedication of street right-of-way and other land for public purposes (e.g., public park). Lands that the city has designated as sensitive or natural, and jurisdictional wetlands identified by the Division of State Lands, may be counted toward this requirement, but cannot be counted toward the active recreational requirement listed in subsection (B) of this section.

B. The owner shall permanently designate and demarcate within the common open space a minimum of 250 square feet of active recreation area (e.g., children’s play areas, play fields, swim pool, sports courts, etc.) for every 20 units or increments thereof. For example, a 50-unit development shall provide a minimum of 500 square feet for active recreation. Indoor or covered recreation space may be counted toward this requirement, but should not exceed 30 percent of the required common space area. It may be located in more than one area within the park if each such area meets all city requirements, is no less than 200 square feet, and has no outer dimension that is less than 10 feet. Designated sensitive lands and natural areas may not be counted toward this requirement. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.190 Storage – Common.

A storage area for boats, campers, camping trailers, other recreational vehicles, motorcycles, automobiles, and other similar items owned by residents of the park shall be provided in each manufactured home park. Such storage area shall contain a minimum of 160 square feet for each manufactured dwelling space and be enclosed by a sight-obscuring fence or wall a minimum of six feet in height that has a lockable gate. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.200 Storage – Individual.

A storage building and carport/garage shall be provided on each manufactured home space. Storage buildings shall have a minimum floor area of 32 square feet. Carports/garages shall not exceed 600 square feet in area unless designed to serve two adjacent manufactured dwelling spaces, in which case the maximum area is 1,200 square feet. All such structures shall be constructed in conformance to the applicable building codes. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.210 Mailboxes.

Mailboxes shall be provided, whether centrally or individually, for each manufactured dwelling space. Three off-street parking spaces shall be provided for all centralized mailbox areas unless on-street parking is provided adjacent to the mailboxes. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.220 Utilities.

All manufactured dwelling parks shall provide each lot or space with storm drainage, public sanitary sewer, electric, telephone, and public water, with easements dedicated where necessary to provide such services. All utilities, i.e., sewer, water, natural gas, electricity, telephone, and television cable, shall be underground in locations approved by the city community development director or designee. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.230 Construction and safety standards.

Prior to location of a manufactured dwelling in a manufactured dwelling park, the owner or occupant shall establish to the satisfaction of the building inspector that the manufactured dwelling is in a condition that conforms to manufactured dwelling construction and safety standards as established under Oregon Revised Statutes and Administrative Rules. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.240 Perimeter enclosures.

All manufactured dwellings shall be installed with an approved foundation siding/skirting enclosing the entire perimeter of the dwelling. Foundation siding/skirting and backup framing shall be weather-resistant materials, which blend with the exterior siding of the dwelling. Below grade level and for a minimum distance of eight inches above finish grade, the materials shall be resistant to decay or oxidation. The siding must be installed in accordance with the manufacturer’s recommendations. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.250 Fire hydrants.

Hydrants must be provided within 250 feet, measured along a vehicular way, of any space or permanent structure within the park. Each hydrant within the park must be located on a vehicular way and conform in design and capacity to the public hydrants in the city. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.260 Accessory structures and uses.

Manufactured dwelling parks may contain community laundry, recreation facilities, and other common buildings for the exclusive use of park residents and their visitors. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.270 Park caretaker or manager’s residence.

The park may contain one residence which may be other than a manufactured dwelling, for the use of a caretaker or manager responsible for maintaining or operating the property. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.280 Development review.

Development review by the city administrator or designee shall be required to ensure compliance with this chapter.

A. Procedure. Development review is a nondiscretionary, administrative review conducted by the city administrator or designee. Development review shall follow JCMC 17.150.070(A)(1), Type I Procedure – Administrative Decisions.

B. General Submission Requirements. The applicant shall submit an application on forms provided by the city administrator that shall:

1. Contain all the general information required;

2. Address the criteria in sufficient detail for review and action; and

3. Be filed with the required fee as established by the city council.

C. Development Review Information. An application for development review shall include a proposed site plan, on a page size of 11 inches by 17 inches or larger, containing the following information if applicable, and other similar information as deemed necessary by the city administrator or designee:

1. North arrow, scale, names, addresses, and telephone numbers of all persons listed as owners on the most recently recorded deed.

2. Name, address, and phone numbers of project designer, engineer, surveyor, and/or planner, if applicable.

3. The proposed development site, including boundaries, dimensions, and gross area.

4. Features which are proposed to remain on the site.

5. The location and dimensions of all existing and proposed structures, utilities, pavement and other improvements on the site. Setback dimensions for all existing and proposed buildings shall be provided on the site plan, including dimensions necessary to calculate commercial floor area if applicable.

6. Landscape plan if applicable.

7. Location and dimensions of all proposed public and private streets, drives, rights-of-way, and easements.

8. Location and dimensions of entrances and exits to the site for vehicular and pedestrian access, including pedestrian circulation routes and location and dimensions of parking areas if applicable.

9. Location and dimensions of common and private open spaces if applicable.

10. Location and dimensions of trash receptacles if applicable.

11. Detail drawings of site-obscuring fence. [Ord. 1116 § 1, 2003; Ord. 950 Appx. A, 1991.]

17.100.290 Violation – Penalty.

Any person convicted of a violation of this chapter shall be fined not more than $200.00 and/or not more than 100 days in jail. Each day of violation shall constitute a separate offense. [Ord. 391 § 7, 1960.]