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Manufactured-and-Mobile-Home-Park-App-2018 Fillable CITY OF HOOD RIVER

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CITY OF HOOD RIVER
LAND USE APPLICATION INSTRUCTIONS
& TIMELINE
1. Review Required: The attached application is required by the Hood River Municipal Code
(“Code”) for review of your proposed development. Review is required to make sure that your
proposal complies with the applicable provisions of the Code and that there are adequate
capacities of public facilities to meet the needs of your development.
2. Pre-Application Conference: Prior to submitting your application, you may be required to attend
a pre-application conference with city staff to discuss applicable standards and criteria of the
Code, and submittal requirements to make your application complete. Pre-application
conferences typically are scheduled approximately 4 weeks after submittal of an application and
fee. You also may be required to conduct a neighborhood meeting (mandatory for subdivisions
and PUDs).
3. Application Submittal: Applications may be mailed or submitted in person to the City of Hood
River Planning Department at City Hall, 211 2
nd
Street, Hood River, OR 97031. The following
must be included in your application packet:
• Completed application form with property owner signature
• All required materials listed in the application form
• Application fee
• Electronic copy of application materials (original .pdf, not scanned) and three (3)
paper copies of application and all support materials
It is the applicant’s responsibility to demonstrate the proposal meets standards & approval criteria.
4. Completeness Review (≤ 30 days): Upon submittal, your application will be reviewed for
completeness within 30 days. Completeness is based upon the requirements of State law (ORS
227.178) and the requirements in the Code for your development proposal. It is the applicant’s
responsibility to provide written findings and materials to demonstrate the application complies
with the applicable approval criteria and standards.
5. Incomplete Applications (> 30 days): If the Planning Department determines that your
application is “incomplete,” you will be informed in writing and provided with a list of missing or
incomplete materials and options for completing the application. Refusal to submit all or some of
the missing information could limit the city’s ability to approve your application. Incomplete
applications become void 181 days after submittal (ORS 227.178).
6. Complete Applications: If the Planning Department staff determines that an application is
“complete,” you will be informed in writing and the review process will begin.
7. Review Process (≤ 120 days): Review of your application may be administrative, with no public
hearing, or it may be quasi-judicial, with a public hearing. For quasi-judicial review, applicants
are required to attend the public hearing. Notice of the application or public hearing will be
mailed to neighboring property owners for comment.
8. Decision: A decision with findings and conditions of approval will be issued after a public
comment period and public hearing (if applicable). All land use decisions are subject to an
appeal process. A final decision is expected within 120 days after an application is deemed
complete pursuant to ORS 227.178.
If you have questions about this process, please call the Planning Department at (541) 387-5210.
Application forms, the City’s Code and other useful information are available at the Planning
Department’s website: http://ci.hood-river.or.us/planning
File No.: ______________________
Fee: _________________________
Date Submitted: ________________
CITY OF HOOD RIVER
MANUFACTURED AND MOBILE HOME PARK APPLICATION
Submit the completed application form with three (3) paper copies of all application materials
including full- and reduced-sized plans, one electronic copy (original .pdf), and appropriate
fees to the City of Hood River Planning Department, 211 2
nd
St., Hood River, OR 97031.
Additional paper copies may be required as determined by staff. If you have any questions,
please contact the Planning Department at (541) 387-5210.
APPLICANT: (attach a copy of title or purchase contract if applicable*)
Name:
Address:
(physical)
(mailing)
(email)
Telephone:
Cell Phone:
Signature:
PARCEL OWNER: (if different than applicant)
Name:
Address:
(mailing)
Telephone:
Cell Phone:
Signature:
*Authorization of parcel owner required.
PARCEL INFORMATION:
Township
Section
Tax Lot(s)
Current Zoning:
Parcel Size:
Property Location (cross streets or address):
click to sign
signature
click to edit
click to sign
signature
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PLAN REQUIREMENTS: The plan accompanying the application shall include the following
information. Please use this as a check-off list to make sure your application is complete.
1. Name of the property owner, the applicant, and the person who prepared the plan.
2. Name of the mobile home park and address.
3. Site Plan showing the layout of the mobile home park to scale (e.g. 1”=20 feet).
4. Scale and north point of the plan.
5. Vicinity map showing relationship of mobile home park to adjacent properties.
6. Boundaries and dimensions of the mobile home park.
7. Location and dimensions of each mobile home site, with each site designated by
number, letter, or name.
8. Location and dimensions of each existing and proposed structure.
9. Location and width of park streets.
10. Location and width of walkways.
11. Location of each lighting fixture.
12. Location of recreational areas and buildings.
13. Location and type of landscaping plantings, fence, wall, or combination of any of
these, or other screening materials.
14. Location of point where mobile home park water and sewer systems connect with
the public systems.
15. Location of existing and proposed fire hydrants.
16. Location of existing and proposed public and private utilities serving the park.
17. Enlarged plot plan of a typical mobile home site, showing location of the pad, patio,
storage space, parking, sidewalk, utility connections, and landscaping.
APPROVAL CRITERIA: On a separate sheet(s) of paper, explain in detail how your proposal
addresses the General Standards, Site Development Standards, Other Site Requirements, and
State Requirements as detailed in Chapter 17.12.060.
CHAPTER 17.12 MANUFACTURED HOMES AND MOBILE HOME PARK PROVISIONS
SECTIONS:
17.12.010 Placement of Manufactured Homes on Individual Lots
17.12.020 Additional Criteria for Manufactured Homes in R-1 Zone
17.12.030 Mobile Home/Manufactured Dwelling Parks
17.12.040 Information Required for Preliminary Site Plan Review
17.12.050 Final Site Plan and Submission Requirements
17.12.060 General Standards for Mobile Home Park Development
17.12.010 Placement of Manufactured Homes on Individual Lots
The following standards apply to manufactured homes on individual lots or parcels in all zones where
manufactured homes are a permitted use:
1. The manufactured home shall be multi-sectional and enclose a space of not less than 1,000 square feet.
2. The manufactured home shall be placed on an excavated and back-filled foundation and enclosed at the
perimeter such that no more than twelve (12) inches of the enclosing material is exposed above grade.
Where the building site has a sloped grade, no more than twelve (12) inches of the enclosing material
shall be exposed on the uphill side of the home. If the manufactured home is placed on a basement, the
twelve (12) inch limitation will not apply.
3. The manufactured home shall have a pitched roof with a slope of not less than a nominal three (3) feet
in height for each twelve (12) feet in width.
4. The manufactured home shall have exterior siding and roofing which in color, material, and appearance,
is similar to the exterior siding and roofing material commonly used on new residential dwellings within
the community.
5. The manufactured home shall be certified by the manufacturer to have an exterior thermal envelope
meeting performance standards that will reduce heat loss to levels equivalent to the heat loss
performance standards required of single-family dwellings constructed under the State Building Code.
17.12.020 Additional Criteria for Manufactured Homes in the R-1 Zone
The following additional standards apply to manufactured homes on individual lots or parcels in the R-1
Zone:
A. All manufactured homes shall have a minimum eave extension of six (6) inches.
B. Manufactured homes shall utilize at least five (5) of the following design features to provide visual
relief:
1. Dormers
2. Gables
3. Recessed entries
4. Covered porch entries
5. Cupolas
6. Bay or bow windows
7. Garage
8. Window shutters
9. Skylights
10. Attached deck
11. Off-sets on building face or roof (min. sixteen inches)
12. Roof pitch of 5/12 feet or greater
13. Minimum eave extension of twelve (12) inches, including gutters.
17.12.030 Mobile Home/Manufactured Dwelling Parks
The following requirements apply to new, expanded, or altered mobile home parks. Parks are allowed in the
R-1, R-2, and R-3 zones.
1. Parks are not permitted in commercial or industrial zones.
2. Minimum lot size of one (1) acre with a maximum of two (2) acres.
3. No park shall be established or expanded without first receiving approval of the Planning Commission.
4. The Planning Commission shall grant or deny approval of a park based on the criteria delineated in this
chapter and the procedural requirements of the Review Procedures (Chapter 17.09).
5. Notwithstanding, parks shall comply with the City of Hood River's Comprehensive Plan.
17.12.040 Information Required for Preliminary Site Plan Review
The application for a preliminary site plan review for a mobile home park shall be filed with the Planning
Department on a form obtained from the Planning Director and shall be accompanied by a site plan showing
the general layout of the entire mobile home park and drawn to a scale not smaller than one (1) inch
representing fifty (50) feet. The drawing shall show the following information:
1. Name of the property owner, the applicant, and the person who prepared the plan.
2. Name of the mobile home park and address.
3. Scale and north point of the plan.
4. Vicinity map showing relationship of mobile home park to adjacent properties.
5. Boundaries and dimensions of the mobile home park.
6. Location and dimensions of each mobile home site, with each site designated by number, letter, or
name.
7. Location and dimensions of each existing or proposed structure.
8. Location and width of park streets.
9. Location and width of walkways.
10. Location of each lighting fixture.
11. Location of recreational areas and buildings.
12. Location and type of landscaping plantings, fence, wall, or combination of any of these, or other
screening materials.
13. Location of point where mobile home park water system connects with the public system.
14. Location of available fire and irrigation hydrants.
15. Location of public telephone service for the park.
16. Enlarged plot plan of a typical mobile home site, showing location of the pad, patio, storage space,
parking, sidewalk, utility connections, and landscaping.
17.12.050 Final Site Plan and Submission Requirements
At the time of application for final approval to construct a new mobile home park, or expansion of an
existing mobile home park, the applicant shall submit copies of the following required detailed plans to the
appropriate reviewing departments and agencies:
1. New structures.
2. Water supply and sewage disposal system.
3. Electrical systems.
4. Road, sidewalk, and patio construction.
5. Drainage system.
6. Recreational area improvements.
17.12.060 General Standards for Mobile Home Park Development
A. Access. A mobile home park shall be established on a site that has frontage on, or access, approved by
the City Engineer, to a publicly owned and maintained street. If the street is not publicly maintained, a
maintenance agreement approved by the City Engineer will be required.
B. Park Streets. Construct well-drained and paved streets at least twenty (20) feet in width, unobstructed
and open to traffic within the mobile home park. The park street width and alignment shall be designed
such that it will accommodate the backing and placement of the homes, which may require a larger than
twenty (20) foot street. If the owner or operator permits parking of motor vehicles on the park streets,
the owner or operator shall construct the park streets at least thirty (30) feet in width.
C. Sidewalks. A paved public sidewalk of not less than four (4) feet in width shall be provided from each
mobile home site to public and private streets, common open spaces, recreational areas, and
community-owned buildings and facilities.
D. Paving. Park streets shall be paved with an asphalt or concrete surfacing, according to the structural
specifications established by the City Engineer.
E. Off-street Parking.
1. Two (2) hard surfaced, off-street parking spaces shall be provided for each mobile home site, either
on the site or within 200 feet thereof in the mobile home park..
2. Guest parking shall also be provided in every mobile home park, based on a ratio of one (1) parking
space for each four (4) mobile home sites. Such parking shall be paved with an asphalt or concrete
surface.
F. Fencing and Landscaping. A landscaping plan drawn to scale shall be submitted with the preliminary
plan showing the following:
1. Every mobile home park shall provide a visual buffer of evergreen, or other screening/planting,
along all boundaries of the mobile home park site abutting public roads or property lines except for
points of ingress and egress, with the exception of dwellings fronting and accessing a public
dedicated street. Plantings shall not be less than five (5) feet in height at the time of planting and
shall be maintained in a healthy, living condition for the life of the mobile home park.
2. Landscaping shall be provided within the front and side yard setback areas, and all open areas in the
mobile home park not otherwise used.
3. The landscaping plan shall show the location of all landscaped materials and include plant material,
total number of individual plants being used, and proposed watering system. Watering systems
shall be installed to assure landscaping success. If plantings fail to survive, it is the responsibility of
the property owner to replace them.
G. Site Development Standards.
1. Acreage: There shall be a one (1) acre minimum and a two (2) acre maximum in the R-1, R-2, and
R-3 zones.
2. Density:
R-1: Six (6) unit maximum per acre
R-2: Eight (8) unit maximum per acre
R-3: Ten (10) unit maximum per acre
3. Setbacks:
a. No mobile home shall be located closer than ten (10) feet from a public dedicated street.
Garages facing a public dedicated street shall be twenty (20) feet from the property line.
b. No mobile home shall be located closer than ten (10) feet from an interior park property line.
4. Spacing:
a. Mobile homes shall meet all spacing criteria listed in Section 9.5 of the Oregon Manufactured
Dwelling Code.
b. A mobile home shall be separated from an adjoining mobile home and its accessories by a
minimum of ten (10) feet, end to end or side to side.
c. The distance between non-HUD approved mobile homes placed parallel to each other may be
ten (10) feet on one side, but must be at least fourteen (14) feet on the other. When not placed
parallel to each other, or when parallel if one (1) or more of the units is a tip-out, non-HUD
approved mobile homes may be ten (10) feet apart on both sides, but must be at least fourteen
(14) feet apart for half (½) their length. .
d. Adjacent mobile homes in all parks must be placed at least fourteen (14) feet apart where a
flammable or combustible fuel storage vessel is located on or between units.
5. Each mobile home shall have 120 square feet of one (1) or more wooden decks or slabs of patios of
concrete, flagstone or equivalent material.
6. All mobile homes within the park shall be provided with skirting.
7. New parks shall be placed at least 500 feet from another park excluding parks established prior to
the effective date of this ordinance.
H. Other Site Requirements.
1. Recreational area: Recreation areas for the residents shall be provided with a minimum of 100
square feet for each mobile home site, however, every mobile home park shall have no less than a
minimum of 5,000 square feet of common play area, which shall be maintained in a clean, usable,
and safe condition.
2. Accessories: Accessory structures located on a mobile home site shall be limited to the normal
accessories such as an awning, cabana, ramada, patio, carport, garage, or storage building. No other
structural additions shall be built onto or become part of any mobile home, and no mobile home
shall support any building in any manner.
3. Utilities: All utilities including sewer, water, power, cable, telephone, and others shall be placed
underground. Utilities shall be designed by a State of Oregon licensed engineer and shall be
reviewed and approved by the City Engineer.
4. Drainage: A drainage plan to facilitate storm water runoff shall be prepared by a State of Oregon
licensed engineer and shall be reviewed and approved by the City Engineer.
5. Trash Areas: All mobile home parks shall have shared trash and rubbish facilities and these areas
must also contain areas for recycling. These facilities shall be visually screened.
6. Lighting: Artificial lighting shall not glare, deflect, or reflect onto adjacent residential zones and
residential uses in the park nor be unnecessarily bright.
7. Addressing: Address identification shall be standardized throughout the park. The park owners
shall be required to provide the addresses and maintain them. The numbers must be four (4) inches
in size and labeled in the vertical position (reading left to right).
I. State Requirements. Rules and regulations governing mobile home facilities as contained in Oregon
Revised Statute, Chapter 446, shall be applicable in the development and operation of a mobile home
park, provided that the provision of this Ordinance shall prevail where said provisions are more
stringent than those imposed by state law, rules, or regulations.
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