The intent and purpose of the MH zone is to establish certain limited standards and criteria to be used in the development of new mobile home parks and to be applied to existing mobile home parks within the City of El Cajon. These standards are intended to ensure the provision of adequate parking and access for those persons residing within a mobile home park as well as to assure the compatibility of the mobile home park with the surrounding area.
(Ord. 4950 § 3, 2010)
Title 25 of the California Code of Regulations ("Title 25") governs the physical structure and operation of mobile home parks in the state. Accordingly, this chapter is intended to complement Title 25. In the event of any discrepancy between the requirements of this chapter and provisions of Title 25, the provisions of Title 25 shall apply.
(Ord. 4950 § 3, 2010)
A. 
A conditional use permit shall be required for mobile home park development under the following conditions:
1. 
Development of a new mobile home park;
2. 
Modification or expansion of an existing mobile home park.
B. 
All existing mobile home parks which do not comply with all of the provisions of this chapter or which are annexed into the city after January 1, 1993, shall be designated as nonconforming uses, as that term is defined in Chapter 17.120 of this title, unless they subsequently comply with all provisions of this section.
C. 
When a difference occurs between the standards and criteria of this chapter and the regulations of the underlying zoning district, the standards of this chapter shall apply.
D. 
When applying for a conditional use permit pursuant to the provisions of this chapter, the applicant shall submit the following:
1. 
Completed conditional use permit application;
2. 
Plot plan indicating the following:
a. 
Each mobile home lot, numbered and dimensioned,
b. 
Streets or driveways with dimensions,
c. 
Ingress and egress,
d. 
Parking areas, numbered and dimensioned,
e. 
Landscaped areas,
f. 
Storage yard,
g. 
Trash areas,
h. 
Walls and fences,
i. 
Recreational amenities;
3. 
Preliminary landscaping plan;
4. 
Grading plan.
(Ord. 4950 § 3, 2010)
Mobile home parks, regardless of the underlying zoning classification, shall be located on a major street (either a primary or secondary thoroughfare). Mobile home parks should also be located in close proximity to shopping, neighborhood parks, schools, public transportation and other residential support facilities.
(Ord. 4950 § 3, 2010)
A mobile home park should be designed and developed in a manner that is compatible with and complementary to existing and potential residential development in the immediate vicinity. In addition, the design should relate to the natural topography and environment of the property and surrounding properties so as to minimize any possible disturbances and dislocations.
(Ord. 4950 § 3, 2010)
The maximum number of mobile homes shall not exceed the density established by the following table. The net lot area is the lot area that remains after all dedications for public streets along the exterior property line of the mobile home park have been made. The right-of-way of private or public streets within the mobile home park shall be included in the net lot area.
Underlying Zone
Maximum Number of Mobile Homes
RS-40
Net lot area divided by 40,000 sq. ft. (1 per acre)
RS-20
Net lot area divided by 20,000 sq. ft. (2 per acre)
RS-14
Net lot area divided by 14,000 sq. ft. (3 per acre)
RS-9
Net lot area divided by 9,000 sq. ft. (4.5 per acre)
RS-6
Net lot area divided by 6,000 sq. ft. (7 per acre)
RM-6000
Net lot area divided by 6,000 sq. ft. (7 per acre)
RM-4300
Net lot area divided by 6,000 sq. ft. (7 per acre)
RM-2500
Net lot area divided by 5,400 sq. ft. (8 per acre)
RM-2200
Net lot area divided by 4,350 sq. ft. (10 per acre)
RM-1450
Net lot area divided by 4,350 sq. ft. (10 per acre)
RM-HR
Net lot area divided by 4,350 sq. ft. (10 per acre)
PRD low low
Net lot area divided by 20,000 sq. ft. (2 per acre)
PRD low
Net lot area divided by 4,350 sq. ft. (10 per acre)
PRD low-medium
Net lot area divided by 4,350 sq. ft. (10 per acre)
PRD medium
Net lot area divided by 4,350 sq. ft. (10 per acre)
PRD high
Net lot area divided by 4,350 sq. ft. (10 per acre)
(Ord. 5018 § 57, 2015)
A. 
Perimeter Walls and Fences.
1. 
A solid masonry wall or view-obscuring fence six feet in height or a landscaped buffer strip 20 feet in depth shall be required along all exterior property lines adjacent to a public street. The wall or fence shall observe the same exterior yard setbacks as required by the underlying zoning district and the setback area shall be landscaped.
2. 
Solid walls or fences six feet in height shall be required along all interior property lines except those in cases where the planning commission determines that adequate buffer screening between the mobile home park and adjacent property is provided through landscaping or topographic features.
3. 
All areas between required exterior walls and fences and the public right-of-way shall be landscaped in accordance with the provisions of this title.
B. 
Parking Requirements.
1. 
Two resident spaces shall be provided for each mobile home lot.
2. 
One guest parking space shall be provided for every three mobile home lots.
3. 
One supplemental parking space shall be provided for every five mobile home lots for the first 50 lots in the mobile home park. One additional supplemental parking space shall be provided for every 10 mobile home lots in excess of the first 50 lots.
4. 
Uncovered parking spaces shall have minimum dimensions of 8.5 feet by 18.5 feet and covered parking spaces shall have minimum dimensions of 10 feet by 20 feet.
C. 
Signs. Signs shall meet the requirements of the underlying zoning district. One additional sign identifying the entire mobile home park may be approved by the planning commission, with the sign area not to exceed 48 square feet per face.
D. 
Access. Vehicular access shall be provided. Minimum driveway widths shall be 12 feet for one-way driveways and 24 feet for two-way driveways. All driveways located in the public right-of-way shall be subject to the approval of the director of public works.
(Ord. 4950 § 3, 2010)
A new mobile home subdivision or the conversion of a mobile home park to a mobile home subdivision shall be processed as a planned unit development in lieu of requiring a conditional use permit. The development shall comply with all the requirements of Chapter 17.60 (Planned Unit Development) in addition to the requirements of this chapter. Where a conflict arises between the requirements of Chapter 17.60 (Planned Unit Development) and the requirements of this chapter, the requirements of this chapter shall apply.
(Ord. 4950 § 3, 2010)
Prior to the closure of a mobile home park that would result in the displacement of existing mobile home residents, the property owner/applicant must initiate and successfully amend the General Plan to delete the "M" overlay designation and initiate and successfully rezone the subject property to delete the "MH" overlay zone.
In addition, a tenant impact report, prepared pursuant to state law, shall be submitted with any other required applications and considered by the planning commission and city council in making any decisions affecting the closure of the mobile home park.
(Ord. 4950 § 3, 2010)
Existing mobile home parks, which do not satisfy all of the above-referenced criteria and standards, may still receive the mobile home overlay zone based upon the consideration of, but not limited to, the following criteria:
A. 
Age of park;
B. 
Density;
C. 
Space size;
D. 
Maintenance levels;
E. 
The percentage of permanent residents;
F. 
The presence of amenities such as swimming pools, clubhouses or recreational facilities;
G. 
Exclusive parking spaces available to each mobile home space;
H. 
Available natural gas.
(Ord. 4950 § 3, 2010)