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Home My WebLink AboutMINUTES - 01131987 - 1.14 t /Jy ORDINANCE NO. 87- - (Caretaker Mobile Homes) The Contra Costa County Board of Supervisors ordains as follows (omitting the parenthetical footnotes from the official text of the enacted -or amended provisions of the County Ordinance Code) : SECTION I . SUMMARY. This ordinance establishes procedures and standards for the approval of caretaker mobile homes in certain zoning districts, and renumbers several existing sections in the County Ordinance Code. SECTION II . Article 84-68. 8 of the County Ordinance Code is amended to read: Article 84-68 . 8 Restrictions 84-68. 802 Rezoning to T-1 district. An applicant requesting a change in zoning to a T-1 mobile home park district shall submit simultaneously and in combination with the rezoning application, an application for a land use permit seeking approval of the development plan. When such an application for a land use permit is submitted, it shall be processed and notice given therefor in the same manner as those matters designated to come before the zoning administrator, except that this application shall be heard by the planning commission at the same time that the rezoning application is heard. (Ords . 87- 3 § 2, 68-30 § 2, 67-39 § 1: prior code § 8168 (d) ( 1) . ) 84-68 . 804 Use for human habitation. No person shall locate, . maintain or use, for human habitation including sleeping, a mobile home, trailer or camp car on any lot except as provided in Sections 84-68. 808 and 84-68. 810, and as follows: ( 1) In a lawful mobile home park or travel trailer park; ( 2 ) By a land use permit for temporary occupancy by members (within the third degree of consanguinity) of the family occupying the principal residence on the lot, when the zoning administrator has found that it will not be detrimental to the neighborhood and that there is hardship involving age or health and not mere financial need or convenience. The mobile homes shall not be installed on a permanent foundation system; ( 3 ) By approval of the zoning administrator on a temporary basis in any district when necessary to provide a construction office or housing for a watchman during the construction phase of project, and only after necessary permits are obtained from the building inspection and health department. The mobile home shall not be installed on a permanent foundation system; (4 ) In a lawful recreational vehicle park or campground allowed by a land use permit in these districts only: A-2, A- 3, R-B, C, L-I and T-1. (Ords. 87- 3 § 2 , [former § 84-68. 806] 81-38 § 1, 80-74 § 7, 75-16 § 5: prior code § 8168 (d) ( 3 ) : Ords. 69-83, § 1, 68-30 § 2, 67-39 § 1. ) 84-68.806 Caretaker Mobile Homes. ( 1) Permitted. Mobile 'homes may be located, maintained and used for housing for a watchman or caretaker in the H-I, L-I, A=80, A-40, A-20, A-4, A-3, A-2, A-1, C, F-R, F-1, C-M and W-3 districts, when the zoning administrator has determined that all the following criteria are satisfied: (a ) There is a need for an on-site caretaker to protect possessions of substantive value. (b) No other housing is available for a caretaker. (c) The mobile home is not and will not be occupied by any individual possessing an ownership or leasehold interest in the property. The caretaker shall be employed as a caretaker and shall be present on-site most hours of the day. (d) The initial term of the permit shall not exceed four years, and shall be set at the discretion of the zoning administrator. The permit may authorize the granting of one or more extensions by the zoning administrator, each extension not to exceed four years. (e) The mobile home shall be a single-wide unit and contain at least 220 square feet but not more than 500 square feet of floor area . (f ) The mobile home shall not be installed on a permanent foundation system. (g) Conditions of the health officer are satisfied regarding water supply, sewage and refuse collection, as set forth in Divisions 414 , 418 and 420. (h) Other conditions determined appropriate by the zoning administrator. (2 ) Not permanent. Where an ongoing need for a full-time caretaker exists , the shelter needs of the caretaker shall be satisfied by the provision of a residence on a permanent foundation. ( 3 ) Notice-procedure. Before the Zoning Administrator decides an application pursuant to this section, the community development department shall mail notice of intent to decide the application to all owners of property of real property as shown on the latest equalized assessment within 400 feet of the real property on which the mobile home is proposed to be located. Instead of the assessment roll, the department may use records of the county assessor which contain more recent information than the assessment roll. (4 ) Notice-content. The notice shall state the general nature and location of the application and the time period within which comments must be submitted to be considered. The public comment period shall not be less than seven calendar days from the date of mailing. ( 5 ) Objections. If, within the comment period specified in the notice of intent, a written objection to the application is received or postmarked, the community development department will attempt to satisfy the concerned parties. Reasonable development and use conditions will be proposed to the applicant and the objectors. If one or more parties is unwilling to accept the staff proposal , the zoning administrator shall schedule a public hearing on the application before the planning commission in accordance with the applicable provisions of this chapter and mail notice thereof to the applicant, the owner and any objector. ( 6 ) Permit-granting. If no such objection is received or postmarked within the comment period, the zoning administrator may grant the permit, with or without conditions . (7 ) Permit-extensions. Requests to extend mobilehome permits, including those which were issued prior to the effective date of this section, shall be subject to the criteria and procedures set forth in this section applicable to new permits. (Ord. 87- 3 § 2. ) 84-68 . 808 Single-family zones. Mobile homes may be located, maintained and used for human habitation by building permit in all single-family residential districts (R- ) and all agricultural districts (A) when the mobile home unit complies with the following: ( 1) It is to be occupied only as a principal residence on the lot; (2 ) It meets all development standards of the applicable zoning district; -2- ORDINANCE NO. 87-_� ( 3 ) It is certified under the National Mobile Home Construction and Safety Act of 1974 and any subsequent revisions; (4 ) It is installed on a permanent foundation system approved by the building inspection department of Contra Costa County; ( 5 ) It is covered with an exterior material customarily used in new conventional single-family residential structures in the surrounding area; ( 6 ) The exterior covering material must extend to the ground consistent with the most recent county adopted Uniform Building Code. If a solid concrete or masonry perimeter foundation is used, the covering material need not extend below the top of the foundation. No conventional mobile home skirting shall be allowed: (7 ) the roofing material is of a material customarily used in new conventional single-family residential structures in the surrounding area; ( 8) The roof has eave and gable overhands; ( 9 ) The covering material of the garage or carport is the same as used on the mobile home unit; ( 10 ) The roof overhangs, siding and roofing material have been approved by the zoning administrator. The exterior materials must be found compatible with neighboring residences. (Ords . 87- 3 § 2 , 81-38 § 2 [former § 84-68. 807] : Govt.C. § 65852 . 3. ) 84-68 . 810 Storage of mobile homes, travel trailers and camp cars. The storage of a mobile home, travel trailer or camp car at the residence of the owner or any other residence is permitted when not used for living or sleeping purposes; provided that the mobile home, .travel trailer or camp car shall be adequately screened from view from public roadway or thoroughfare. (Ords. 87- 3 § 2, 68-30 § 2 [former § 84-68. 8081 , 67-39 § 1: prior code § 8168 (d) (4 ) . ) 84-68 . 812 Lot occupied as living quarters. A lot in a mobile home park or travel trailer park shall not be occupied as living quarters unless a single mobile home or a single travel trailer or a single camp car is parked on the lot. (Ords. 87-3 § 2 , 68-30 § 2 [former § 84-68. 8101 , 67-39 § 1: prior code § 8668 (d) ( 5 ) ) . SECTION III . EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the Contra Costa Times a newspaper published in this County. PASSED on .ianuary 13 , 1987 by the following vote: AYES: Supervisors Powers , Fanden, ; Schroder , Torlakson, McPeak. NOES: None . ABSENT: None . ABSTAIN: None . ATTEST: PHIL BATCHELOR, Clerk of the Board of Supervisors and County Administrator By Deputy Board Chair [SEAL] SBM:df (12-19-86 ) -3- (1-8-87 ) ORDINANCE NO. 87- 3