18.180.050 Standards and improvements

18.180.050 Standards and improvements.

The following standards and improvement requirements shall be required for the development of a MH park or the expansion or reconstruction of an existing MH park. In the case of an expansion of an existing park, the requirements shall apply to the expanded portion only, unless the improvements within the existing part of the park are less than the standards in effect when the park was originally approved. In that case, the improvements shall be brought into compliance with those standards, in the preexisting portion of the park, within one year of approval of the park expansion.

A. Certificate of Sanitation. A MH park shall have a certificate of sanitation issued by the State Department of Commerce and must comply with all state requirements for MH parks.

B. Area. A MH park shall not be less than one acre.

C. Permitted Uses in a MH Park. Uses permitted outright and uses permitted subject to site development plan review and conditional use processes in a MH park are listed in TMC 18.35.020, 18.35.030, 18.35.040 and 18.35.050.

1. All MH parks shall have at least 200 feet of frontage on a public street. All parks over 10 acres in size shall be located so as to have principal access on a street designated by the city as a collector or arterial street.

2. At least two pedestrian exits and one vehicular exit shall be provided in every MH park, and shall be located no closer than 150 feet from any other exit.

E. Density of MHs. No more than 18 MH units shall be located per net acre (net acreage includes MH spaces and common open space and recreational uses, but does not include roads, parking areas or commercial uses).

F. Parking. One off-street parking space shall be provided at each MH site. Additional parking space shall be provided in parking lots distributed around the park to accommodate at least one space per eight MHs, but not more than one additional space per MH. In addition, sufficient off-street parking shall be provided for MH park employees. Parking facilities shall conform to the requirements of Chapter 18.110 TMC.

1. Each MH park site shall have an accessway of at least 36 feet in width which connects to an existing public street.

2. The first 50 feet of an accessway, measured from the public street, shall be surfaced to a width of at least 28 feet, with no on-street parking permitted. Where a MH park street intersects an existing public street, the MH park developer shall improve the park street to the centerline of the existing city street.

3. Exterior streets abutting the MH park which are not improved to subdivision standards shall be improved as set forth in TMC 17.10.060.

4. For MH park accessways, beyond the first 50 feet, the minimum surfaced width of the roadway within the park shall be 10 feet for each travel lane and eight feet for each parking lane.

5. All roadways shall be paved with crushed rock base and asphalt concrete surfacing according to structural specifications prescribed by the city (refer to city of Talent standard details).

6. Streets shall be oriented in a manner that permits MH pads and spaces to provide maximum solar access to MHs.

H. Pedestrian Ways. Pedestrian walkways shall be separated from vehicular ways and shall be developed and maintained to provide safe and convenient movement to all parts of the park walkways leading to destinations outside the park. Pedestrian walkways shall be surfaced with concrete at least three inches thick, to a width of at least three feet.

I. Bicycle Ways. Bicycle paths shall be provided, where determined appropriate by the planning commission for the public convenience, to provide safe and convenient movement to locations in the park and to connect to bicycle routes or streets which can be utilized safely by bicyclists outside of the park. Bicycle ways shall be improved to standards approved by the city.

J. MH Park Perimeter Setbacks. All MHs, MH park buildings, and required parking areas shall be located at least 25 feet from the property line abutting upon a public street or highway and at least 15 feet from other MH park boundary lines.

1. Undergrounding of Utilities. All utilities shall be installed underground, according to the provisions of TMC Title 17.

2. Water and Sewer. Each MH site shall be connected to the public water and sewer system, and each occupied MH shall be connected to same.

3. Electricity. Each MH site shall have an electrical connection with service adequate for electric cooking and other household appliances.

4. Fire Hydrants. Each MH shall be located within 250 feet of an accessible fire hydrant. Determination of accessibility shall be made by the fire chief.

5. Telephone Service. Public telephone service shall be available in every MH park.

6. Safety Lighting. Vehicular and pedestrian accessways shall be adequately lighted by a safety lighting plan utilizing underground wiring.

L. Drainage. The MH park shall be well-drained and provisions for drainage shall be made according to plans approved by the city engineer. The condition of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants.

M. Recreation Area. In a MH park, not less than six percent of the net park area shall be developed for recreation use. The recreation area may be in one or more locations, none of which shall be less than 2,500 square feet in area or less than 25 feet in width, with the exception of bicycle paths which may be counted toward the recreation area requirement. Recreation areas shall be developed and maintained as usable open space, playgrounds, playfields, swimming pools, bicycle paths, community gardens and/or joint-use recreation buildings, or other approved recreation uses for the common use of MH park residents. Required parking areas and pedestrian walkways may not be counted as part of the recreation area requirement.

N. Storage of Unoccupied MHs, Recreation Vehicles and Boats. Unoccupied MHs, recreation vehicles and boats may be stored only in areas designated and suitable for such purposes. They shall not be stored in accessways, required parking spaces, or areas designated for another purpose.

O. Orientation of MH Pads and Spaces. MH pads and spaces shall be oriented to provide as many mobiles a major south wall of uninterrupted solar access as possible.

P. MH Location and Setbacks. Occupied MHs shall be parked only on MH stands, shall be set back at least 10 feet from any park roadways, at least 15 feet from any other MH or park building, at least 10 feet from any separate accessory structure, and at least 25 feet from any public street. No MH space within a MH park shall be located in such a manner that a public street must be used to place a MH in the space.

Q. Buffering. Buffering beyond the perimeter requirements set forth in this section shall be required when necessary to conform to the buffering standard set forth in TMC 18.105.050.

R. Improvements Required for Each MH Space or Site. Each MH space or site shall have the following improvements:

1. A MH foundation stand, which shall be improved to provide adequate support for the placement and tie-down of the MH. The stand shall be all-weather surfaced with asphalt, concrete or crushed rock, and shall be constructed so that it will not heave, shift or settle unevenly under the weight of the MH due to frost action, inadequate drainage, vibration, wind or other forces acting on the structure. Each stand design shall be approved by the building inspector. The stand must be at least as large as the MH placed on it.

2. 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 and no dimension less than seven feet.

3. One paved parking space and at least 10 feet of direct access to a park street.

4. A deciduous tree shall be planted on the south side of each MH site where active solar collectors will not be utilized.

S. MHs Permitted. Only MHs meeting the following requirements will be permitted as an outright use:

1. Every occupied MH shall be equipped with a toilet, lavatory and bathtub or shower, and with a kitchen area.

2. The MH shall be in a condition that conforms to one of the following construction standards:

a. A MH constructed after April 1972 shall bear the Oregon insigne of compliance to standards in effect in Oregon at the time of construction.

b. A MH constructed prior to April 1972 shall be in a condition that is not less than the substantial equivalent of any construction standards in effect in Oregon after April 1972, as determined by the building inspector.

3. The MH shall have a minimum area of 300 square feet, as determined by measurement of the exterior dimensions of the unit exclusive of any trailer hitch device. Space within a MH accessory structure shall not be included in the computation of minimum area.

1. Each occupied MH shall be located on a MH stand and shall be adequately secured against uplift, sliding, rotation and overturning.

2. All MHs shall have compatible skirting of a noncombustible material or fire-retardant wood, which must be installed within 60 days of MH occupancy and which shall be maintained.

3. All awnings, carports, cabanas, etc., shall be of materials, size, color, and pattern so as to be compatible with the MH.

1. Any MH accessory structure that is not visually separated from a MH shall be constructed with materials and appearance compatible with the MH. This does not apply to patios, porches and decks, or out-buildings that are separated from the MH.

2. Except for automobiles and wood to be used on the site, storage outside a MH shall be in a totally enclosed structure.

V. Fences, Walls, Hedges and Screen Plantings and Signs. All fences, walls, hedges and screen plantings shall conform to the requirements of Chapter 18.105 TMC, except as may be permitted in subsection (W) of this section, and be properly maintained. Signs shall be permitted and in conformance with Chapter 18.120 TMC.

1. Perimeter Landscaping and Buffering. The outer perimeter of the MH park shall be improved with:

a. A sight-obscuring fence or wall at least six feet in height, set back at least 15 feet from the front property line; and at least five feet from the side and rear property lines if it exceeds six feet in height; or

b. Maintained evergreen landscaping that is at least 10 feet in depth and which will reach at least six feet in height within a period of five years, set back at least 15 feet from the front property line, and at least five feet from side and rear property lines if over six feet in height; or

c. A combination of subsections (W)(1)(a) and (b) of this section.

d. Where perimeter landscaping is set back from the property boundary line, a yard containing lawn or other suitable ground cover, flowers, and shrubs and/or trees shall be established and maintained between the boundary lines and the chosen screening.

2. Landscaping Within the MH Park. All open areas and recreation areas within the park not otherwise used shall be suitably landscaped and maintained. Prominent aspects such as rock outcroppings, trees with circumferences of 14 inches or greater (measured at a point three feet above grade at the base of the tree), and other natural landscaping features are encouraged to be worked into the landscaping plan. The maintenance of open spaces is necessary to the continued renewals of the MH park license.

1. License Required. No use or occupancy of any MH park, or building or facility in connection therewith, shall be permitted within the city of Talent until a MH park license is issued.

a. New MH Parks. An application for a license to operate a new MH park shall be submitted to the city council after final approval of the development plans by the planning commission. An enlargement of a MH park or an increase in the number of MH spaces in an existing park shall be subject to the provisions of this section regulating new parks.

b. Existing Parks. Application for the renewal of a business license for an existing MH park shall be made to the city and will be granted as long as the park conforms to all applicable state laws and any conditions set forth at the time the MH park was approved, and provided the condition set forth in subsection (Y) of this section is met.

3. License Fee. The annual license fee for a MH park shall be the same as prescribed by the city of Talent for business licenses.

4. Term of License. MH park licenses shall be valid for a period not to exceed one year, unless a longer time is noted and approved by the planning commission on the signed copies of the development plan, and such time period is approved by the city council.

Y. Upgrading of Preexisting MH Parks for Fire Protection. Within three years of the date of enactment of the ordinance codified in this title, every preexisting MH park shall either install fire hydrants or provide adequate access to fire hydrants, so that every MH is located within 250 feet of an accessible fire hydrant. Conformance with this requirement will be determined by the Talent fire chief. Any MH park that does not meet this requirement will be ineligible for renewal of the MH park license.

Z. Building Permits. No building permit shall be issued for the development of a new MH park until the development plans have received final approval by the planning commission.

AA. MH Set-Up Permits. No MH shall be moved onto a MH space or lot until a MH set-up permit has been issued. [Ord. 966 § 2 (Exh. B), 2021; Ord. 918 § 3 (Exh. A), 2016; Ord. 817 § 8-3L.850, 2006.]