Chapter 17.75
MANUFACTURED DWELLING PARKS
Sections:
17.75.020 Preapplication conference.
17.75.030 Site development standards.
17.75.060 Findings and conditions.
17.75.100 Extension of permit.
17.75.140 Limitations on new application.
17.75.150 Manufactured dwelling park approval to run with the land.
17.75.010 Purpose.
Manufactured dwelling parks are conditionally permitted in the R-2 high density residential district, subject to the requirements of Chapter 17.100 RRMC, and ordinances of the city of Rogue River, county of Jackson and the state of Oregon. It is the purpose of this chapter to establish the minimum standards for manufactured dwelling parks within the city of Rogue River. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.020 Preapplication conference.
An applicant will be required to attend a preapplication conference prior to submitting an application for a manufactured dwelling park. The purpose of the conference shall be to acquaint the applicant with the substantive and procedural requirements of this title, provide for an exchange of information regarding applicable elements of the comprehensive plan and development requirements and to identify policies and regulations that create opportunities or pose significant constraints for the proposed development. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.030 Site development standards.
Manufactured dwelling parks may be located on property which is one acre or larger. Minimum site development standards for manufactured dwelling park developments are as follows:
A. A manufactured dwelling park must have a certificate of sanitation issued by the state Department of Commerce, and comply with the requirements of ORS 446.095 through 446.140, and OAR 814-28-010 through 814-28-170 and 333-31-033 through 333-31-051.
B. Accessways shall connect each manufactured dwelling space to a public street and shall meet the following requirements:
1. The first 100 feet of the accessway from a public street shall be 36 feet wide, with parking allowed on one side only.
2. Accessways within the interior of the development can be:
a. A minimum of 24 feet wide with no on-street parking;
b. A minimum of 32 feet wide with on-street parking allowed on one side only; or
c. A minimum of 40 feet wide with on-street parking on both sides of the accessway.
3. All accessways shall be paved with asphaltic concrete in keeping with the city street paving standards.
4. All accessways shall be well drained into a storm drainage system approved by the public works department.
5. Accessways shall be lighted according to city street lighting standards for residential streets.
C. Two off-street parking spaces shall be provided for each manufactured dwelling space. These parking spaces shall meet the requirements of RRMC 17.70.020.
D. Paved and well drained walkways not less than three feet in width shall be provided from each trailer space to the service buildings and from the patio to the surfaced part of the accessway. The accessway may be considered as part of the walkway to the service building.
E. The manufactured dwelling lot or space shall have:
1. A minimum width of 60 feet, a minimum length of 70 feet, and a minimum size of 4,200 square feet.
2. Enough space so that the manufactured dwelling and other roofed structures on the lot do not cover more than 75 percent of the lot area.
3. A driveway of not less than 12 feet in width from the private road.
4. A patio or combination of patios of concrete, asphalt, flagstone, wood, or other equivalent material with an area of not less than 150 square feet, a minimum width of six feet and a minimum length of 20 feet.
F. Structures located in any manufactured dwelling space shall be limited to carports or storage buildings only. The storage building shall be limited to a maximum of 120 square feet of floor area for each manufactured dwelling space and the building shall be of permanent character. A storage structure or carport shall be located at least 10 feet from a manufactured dwelling.
G. Except for automobiles, storage shall be within an enclosed structure.
H. No structure additions shall be built onto or become a part of any manufactured dwelling.
I. An accessory building or structure in the park other than a sign or fence shall be at least 25 feet from a public street right-of-way.
J. Manufactured dwellings will have the following separations from other facilities:
1. At least 15 feet from another manufactured dwelling.
2. At least 10 feet from a park building.
3. At least 10 feet from a park property line.
4. At least 25 feet from a public street right-of-way.
5. At least five feet from an access way.
K. A minimum of 125 square feet of recreation area shall be provided for each manufactured dwelling space. The recreation area may be in one or more locations in the manufactured dwelling park. Each recreation area shall have a minimum size of 2,500 square feet and a minimum width of 25 feet. Recreation areas shall be suitably improved for recreation use.
L. Each manufactured dwelling shall be connected to the city water and sewer systems and to electrical power services. Receptacles for garbage shall also be provided. Provisions shall be made for mailboxes and telephone service.
M. Each manufactured dwelling permitted in the park must have a state insignia affixed to it.
N. Each manufactured dwelling permitted in the park must have continuous skirting and shall be installed in conformance with the International Building Code.
O. A sight-obscuring fence or planting screen of not less than five nor more than six feet in height, with no openings other than required entrances and exits, shall be provided surrounding the manufactured dwelling park, except that on sides abutting a street and 25 feet therefrom the fence or planting shall be not less than three nor more than four feet in height. The fence shall be continually maintained by the licensee. Yards may be established between a required fence and a street, provided the yard is developed and maintained in a residential character.
P. Manufactured dwelling stands shall be drained and surfaced. The minimum surface depth shall be two inches of gravel or cinders over sterilized ground. Manufactured dwelling stands shall be kept free of plant growth.
Q. No manufactured dwelling shall remain in a manufactured dwelling park unless parked in a manufactured dwelling stand and only one manufactured dwelling shall be parked in each manufactured dwelling stand. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.040 Application.
A. The application for a new manufactured dwelling park or to expand an existing park shall be accompanied by five copies of the plot plan for the proposed park. The plan shall be drawn at a scale of not less than one inch equals 40 feet and shall show the following information:
1. Name of the person who prepared the plan.
2. Scale and north point of plan.
3. Vicinity map showing relationship of manufactured dwelling park to adjacent properties.
4. Boundaries and dimensions of the manufactured dwelling park.
5. Location of existing and proposed buildings.
6. Location and dimensions of manufactured dwelling spaces.
7. Location and width of access roads.
8. Location and width of walkways.
9. Location and dimensions of recorded easements.
10. Location of recreation areas and buildings.
11. Location and type of fencing.
12. Location of telephone service for the park.
13. Enlarged plot plan of a typical manufactured dwelling space showing location of the stand, patio, storage space (if any), parking, sidewalk, and utility connections.
14. Landscaping.
B. At the time of application for a license for a new manufactured dwelling park, the applicant shall submit copies of detailed plans for the following:
1. New structures.
2. Water and sewer systems.
3. Electrical system.
4. Road, sidewalk, patio, and mobile home stand construction.
5. Drainage system.
6. Recreation area improvements.
C. Before construction of a swimming pool in a manufactured dwelling park, two copies of plans approved by the Oregon State Board of Health shall be filed with the city recorder. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.050 Review.
It shall be the responsibility of the planning commission to review the concept of a manufactured dwelling park application and provide a decision within 120 days of receipt of a completed application, in accordance with provisions of RRMC 17.100.040. The planning commission shall describe the basis for the decision and state the specific circumstances requiring the application of conditions to the approval.
A copy of the final decision shall be delivered to the applicant at the address shown on the application. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.060 Findings and conditions.
The planning commission, in granting approval of a manufactured dwelling park, shall find as follows:
A. That the site for the proposed manufactured dwelling park is adequate in size and shape to accommodate said park and all yards, spaces, walls and fences, parking, loading, landscaping and other features required by this chapter to adjust said park with land and uses in the neighborhood are deemed adequate.
B. That the side of the proposed park takes primary access from utilized streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use.
C. That the conditions stated in the development agreement are deemed necessary to protect the public health, safety, and welfare. Conditions may include:
1. Special yards, spaces, and buffers.
2. Fences and walls.
3. Enclosure of storage areas and limitation on out-of-door display of merchandise.
4. Surfacing of parking areas subject to specifications.
5. Regulation of points of vehicular ingress and egress.
6. Regulation of signs.
7. Required landscaping and maintenance thereof.
8. Required maintenance of the grounds.
9. Regulation of noise, vibration, odors, etc.
10. Regulation of time for certain activities.
11. Time period within which the proposed use shall be developed.
12. May be required to pay for review from an engineer, soil engineer, geologist or hydrologist who is licensed by the state of Oregon and hired or contracted by the city; and
13. Such other conditions as to make possible the development of the city in an orderly and efficient manner and in conformity with the intent and purposes set forth in this section. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.070 Performance bond.
Any developer shall provide a bond or letter of credit in the amount of 100 percent of all on-site and off-site improvement costs naming the city as beneficiary. Such bond or deposit shall remain in effect until the satisfactory completion of the improvements. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.080 Maintenance bond.
A maintenance bond for 20 percent of the total cost of all the on-site and off-site improvements that will be dedicated to the city shall be provided to the city for a period of one year after the city’s acceptance of the improvements. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.090 Fire hydrant.
It shall be the developer’s responsibility to provide the city with a fire hydrant, on a water line of not less than six inches in diameter, if there is not one within 300 feet of the proposed development, measuring from each building site along public right-of-way. This requirement shall apply to any new developments with more than three residential buildings or building sites and to all new commercial or industrial construction.
In commercial or industrial zones, fire hydrants shall be provided at locations recommended by the Rogue River rural fire protection district and as approved by the public works department.
In special circumstances, a full coverage fire sprinkler system in the building may be substituted for the fire hydrant when recommended by the Rogue River rural fire protection district and approved by the public works department.
Any deviation from these requirements shall be approved by the public works director. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.100 Extension of permit.
A manufactured dwelling park approval shall lapse and become void one year following the date on which it became effective unless, by conditions of the development agreement, a greater or lesser time is prescribed as a condition of approval, or unless prior to the expiration of one year, a building permit is issued by the building official and construction is commenced and diligently pursued toward completion. The planning commission may grant one year extensions on a manufactured dwelling park, subject to the requirements of RRMC 17.75.060. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.110 Revocation.
The planning commission, on its own motion, at a public hearing, may recommend revocation of any manufactured dwelling park approval for noncompliance with the conditions set forth in the development agreement. Notice of said public hearing shall be given. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.120 Appeal.
The decision of the planning commission may be appealed to the city council in the manner prescribed by Chapter 17.120 RRMC. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.130 Effect.
No building permit shall be issued in any case where a manufactured dwelling park permit is required until 15 days after the recommendation of the manufactured dwelling park permit by the commission, and then only in accordance with the terms and conditions of said permit. An appeal from the action of the commission shall automatically stay the issuance of the building or other permit until such appeal has been completed and the council has acted thereon. In the event the council acts to grant said manufactured dwelling park permit, the building permit may be issued immediately thereafter, in accordance with such terms and conditions as may have been imposed on said permit. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.140 Limitations on new application.
In case an application is denied by the planning commission, or on appeal to the city council, unless specifically stated to be without prejudice, it shall not be eligible for resubmission for one year from the date of said denial. When, in the opinion of the planning commission, new evidence is submitted or conditions have changed, further consideration is warranted. [Ord. 23-418-O § 124 (Exh. A-4)].
17.75.150 Manufactured dwelling park approval to run with the land.
A manufactured dwelling park approval granted pursuant to the provisions of this chapter shall run with the land and shall continue to be valid upon a change of ownership of the site, except as otherwise provided in this section. [Ord. 23-418-O § 124 (Exh. A-4)].