HomeMy WebLinkAboutMiscellaneous APPLICANT 9/16/2008 (3)
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OREGON MANUFACTURED DWELLING AND PARK
SPECIAL TV CODE
Table of Contents
Introductory
Acknowledgements. .... ..... ....... ...... .... 1
Foreward ......................................... 2
Chapter One
Administrative
GeneraL................... ........................ 3
Authority........... ............................... 4
Mfg. Dwellings Sold "As Is"................ 6
Other Applicable Standards................ 6
Fees............................. ................... 7
Plans.. ........... .;.~............................... 7
Permits............................................. 10
Inspections.. ...................................... 14
Insignias and labels.......................... 19
Certifications.................................... 20
Licensing Requirements..................... 21
Violations and Penalties..................... 24
Appeals.......................... ........... ....... 25
Chapter Two
Alternate Dwelling
Uses
Alternate Uses........... ....... ................. 27
Change of Occupancies..................... 29
Accessibility..................................... 29
Chapter Three
Installations
General.................... ........................ 31 .
Geographical Requirements............... 32
Chassis............................................ 38
Site and Stand Preparation................. 38
Approved Materials............................ 40
Foundation Pier Spacing.................... 45
Foundation Heights....... ............. ....... 47
Foundation Construction.................... 48
Under Floor Enclosures ..................... 55
Under Floor Ventilation and Access..... 59
Marriage Line Connection and SeaL... 61
Access and Egress............................ 64
Tables..... ........... ............. ..... .... ........ 67
Date Received: rA/J-dpf
Planner: AL
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Chapter Four
Electrical
Connections
General..... ............ ...... ...... ............... 71
Electrical Feeders................. ............. 72
Service Equipment........... ................. 73
Electrical Crossover Connections....... 75
Electrical Equipment................... ...... 76
Electrical Testing..... ............ ............. 77
Tables.. ..... ....... ..... .......................... 79
Chapter Five
Plumbing
Connections
General..... ............ ...... ..................... 85
Water Installation Requirements......... 87
Drain Installation Requirements.......... 89
Plumbing Tests..... ..... ....................... 91
Tables........ ..... ................................. 93
Chapter Six
Mechanical
Installations
General........ .;......... ...... ..... ............... 99
Appliance Installations.............. ......... 100
Specific Appliances.......... ................. 101
Fuel Gas Connections........................ 106
Gas Tests................. ............ ............. 108
Oil Fired Appliances........................... 109
Tables........ ...................................... 110
Chapter Seven
Alterations &
Repairs
General....... ............................... ...... 117
Alterations................. ............ ........... 118
Repairs and Maintenance................... 118
Conversion........ ............................... 119
Re-Roofing................. .............. ........ 119
Roof Additions....... ....... .................... 119
Dormers and Gables.......................... 120
Re-Furbishing....... ............................ 120
Substantial Equivalence to HUD.......... 121
Re-Manufacturing.... .... ..... .... ........ ..... 122
Chapter Eight
Accessory
Structures
General.............. ........ ................ ...... 125
Awnings and Carports........................ 125
Cabanas........ ................................... 127
Garages........................................... 128
Ramadas........ .................................. 129
Basements....................................... 130
Date Received: ;Pf/.AA?.F
Planner: AL
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Chapter Nine
Fire and Life Safety
Chapter Ten
Park Construction
Appendixes
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General........ ............ ...... .................. 131
Fire Warning Equipment..................... 131
Extinguishing Systems...................... 132
Emergency Egress Path..................... 133
Fire Separation. Inside Parks............... 134
Fire Separation Outside Parks............ 135
Fire Separation. Requirements............. 136
Wildfire Hazard Mitigation.................. 136
Tables..... ..... ............... ......... ........... 138
General............................................ 141
land Use and Park location............... 142
Public Safety.............. ...... ........... ..... 144
Utilities and Storm Water Drainage...... 145
Vehicle and Pedestrian Access........... 148
Park Structures..... .............. .............. 153
Play Areas....................... ................. 155
Temporary Parks........ ...... ................. 157
Park Additions, Alterations and
Conversions.................... ................. 158
Maintenance and Safety..................... 159
Tables.......................... ........ ............ 162
Appendix A - Definitions.................... 166
Appendix B - Acronyms..................... 174
Appendix C - Symbols....................... 176
Date Received: r~/~r
Planner: AL
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CHAPTER TEN
MANUFACTURED DWELLING PARK '
CONSTRUCTION
10-1 General
10-2 land Use and Park location
10-3 Public Safety
10-4 Utilities and Storm Water
Drainage
10-5 Vehicle and Pedestrian Access
10-6 Park Structures
10-7 Play Areas
10-8 Temporary Parks
10-9 Park Additions, Alterations and
Conversions
10-10 Maintenance and Safety
10-1 General.
10-1.1 Statewide Code. This code
establishes the minimum and maximum
requirements for the design and
construction of manufactured dwelling
parks throughout the state of Oregon to
provide uniformity and affordability and to
keep construction costs predictable.
Except where specifically permitted by
this code, no jurisdiction may require a
person to exceed the requirements of this
code.
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N, .Q:r:E:~See,.C"apteL One. for' informatipn
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2n~l2.!.,!nS,:ll~rinit~" and inspections)
10-1.2 Applicability of Code. This
chapter of the code is applicable to all
mobile home parks and manufactured
dwelling parks except where specifically
exempted by one of the following:
(a) Except where specifically excluded in
ORS 446.055, four or more manufactured
dwellings located on a single parcel of
land constitutes a mobile home or
manufactured dwelling park and shall be
subject to this code;
(b) Except where specifically excluded in
ORS 446.090 and 446.105, mobile home
and manufactured dwelling parks shall
comply with all applicable provisions of
this code; and
(c) Parks existing at the time ,of the
effective date of this code may continue
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their use providing their use was legal at
the time this code was adopted. '
10-1.3 Permitted Park Use. Parks may
only be used according to the following
requirements:
(a) Manufactured dwelling parks are
intended for the siting of manufactured
dwellings only to serve as single family
dwellings on a temporary or full time
basis;
(b) Site built single or multi family
dwellings existing before the construction
of the park may remain in the park;
(c) Only one new site built single family
dwelling shall be constructed in a park for
use by the park owner, manager, or
caretaker;
(d) Recreational vehicles (including park
trailers) and recreational structures are
not permitted in mobile home or
manufactured dwelling parks except
under the following conditions:
1. Park trailer recreational vehicles (RV)
may be permitted within a manufactured
dwelling park if the park trailer RV is
labeled as both a recreational vehicle and
a manufactured home and bears both a
HUD Label and a state recreational
vehicle insignia of compliance. Park
trailer RV's labeled as recreational
vehicles only are not permitted in
manufactured dwelling parks;
2. Recreational vehicles are permitted in
mobile home parks built prior to August 5,
1959;
3. Recreational vehicles are permitted to
be stored in' a mobile home or
manufactured dwelling park in an area
designated by the park owner or operator
for such storage; and
4. Recreational vehicles are permitted in
the recreation park area of a combination
park.
(e) Combination recreational vehicle
parks and mobile home or manufactured
dwelling parks, known as "combination
parks", may be constructed on the same
property under the following conditions:
1. Combination parks shall be zoned for
both uses;
Date Received: '1/;6/PRtlJ" 141
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Planner: AL
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2. Combination parks shall have prior
approval from the authority having
jurisdiction and the local planning
department;
3. Combination parks shall have
designated areas for recreational vehicles .
and for manufactured dwellings;
4. Where there are common amenities
serving both parks (such as streets or
play areas), the park shall meet the most
restrictive requirements of both park
codes; and
5. Existing mobile home, manufactured
dwelling, or recreation parks may be
converted to combination parks if the park
can meet the conditions listed above.
10-1.4 Park Approval. No person shall
construct, alter, convert, or expand a
mobile home or manufactured dwelling
park without first making application to
the authority having jurisdiction,
submitting plans, and obtaining permits
according to Chapter One of this code.
(a) A certificate of occupancy shall be
issued when the park is completed and
approved by the authority having
jurisdiction. When a park is built in
phases, there shall be a new certificate of
occupancy issued when each new phase
is completed and approved by the
authority having jurisdiction.
(b) The authority having jurisdiction may
permit manufactured dwellings to be sited
and installed in a manufactured dwelling
park prior to issuing a certificate of
occupancy, however, no manufactured
dwelling shall be placed in a
manufactured dwelling park without prior
approval from the authority having
jurisdiction.
10-1.5 Unusual Construction. This
code is not intended to limit the
appropriate use of materials, equipment,
or methods of design or construction not
specifically prescribed by this code. A
person may design for unusual
construction using alternate materials or
methods not provided for in this code as
long as the alternate method or material
is at least equivalent to the requirements
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of this code in suitability, quality, strength,
effectiveness, fire resistance, durability,
dimensional stability, safety, and
sanitation. All alternate methods or
materials shall have prior approval from
the authority having jurisdiction.
10-2 land Use Compatibility and Park
location.
10-2.1 land Use. No manufactured
dwelling park or mobile home park shall
be constructed, altered, converted, or
expanded unless it is in accordance with
comprehensive plan and local zoning
ordinance and meets the requirements of
this code.
(a) The local planning department is
given specific authority to establish
reasonable criteria related to the following
as long as the criteria for a park is not
less than the minimum requirements in
this code and not greater than the
requirements for single family uses in the
underlying zone:
1. The location of the park within the
municipality; .
2. The density of the park;
3. The minimum setbacks around the
perimeter of the park;
4. The minimum setbacks and buffer
zones around existing wetlands within the
park;
5. The minimum setbacks and buffer
zones around a stream, creek, or river
running through the park;
6. The landscaping, fencing, and buffer
zones around the perimeter of the park;
7. The establishment of open areas and
green ways within the park;
8. The orientation of those manufactured
dwellings and accessory buildings and
structures within the park adjacent to a
public way;
9. The location of play areas within the
park;
10. The size and construction of the park
. street, curbs, and sidewalks where they
connect to the public way for the first 100
feet (30.5 m) of length or to the first
intersecting street within the park,
whichever is less;
Date. Received:
Planner: AL
1/Jt/~/
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142 .
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11. The location, size, and construction of
a public street(s) running through the park
when the municipality can demonstrate
the street(s) is needed as required for
conductivity or when the street(s) is
already designated in the municipalities
acknowledged transportation system
plan. All other streets within the park shall
remain private and a part of the park
property;
12. The street and address designations
within the park;
13. The color and style of street signage
within the park; and
14. The control of erosion and
construction debris.
(b) The local planning department may
prohibit the disturbance of certain aspects
of the land having a redeeming value,
such as land with mature trees,
geological formations, waterways, or
historical significance.
(c) A municipality is not permitted to
establish or require construction
standards for manufactured dwelling
parks or manufactured dwelling
installations that are more or less
restrictive than this code except where
specifically permitted in this code.
10-2.2 Hazardous Locations.
Manufactured dwelling' parks shall be
located according to the following:
(a) Manufactured dwelling parks shall not
be located in a f1oodway. Existing mobile
home or manufactured dwelling parks
located in f100dways shall not be
permitted to expand within the f1oodway.
(b) Manufactured dwelling parks or park
expansions shall not be located in a flood
related erosion area without specific
approval from the authority having
jurisdiction.
(c) Manufactured dwelling parks or park
expansions shall not be located in a
geological hazard area (includes areas
with landslide potential or other
hazardous conditions) without specific
approval from the authority having
jurisdiction.
(d) Manufactured dwelling parks or park
expansions shall not be permitted in a
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flood hazard area unless the stands are
elevated above the, Base Flood
Elevation (BFE) as identified on the
Flood Insurance Rate Map (FIRM).
(e) Manufactured dwelling parks or park
expansions shall not be permitted in a
Coastal High Hazard Zone, as identified
on the FIRM, unless the affected park,
park buildings, manufactured dwellings,
accessory buildings, and accessory
structures within the zone meet the
requirements of Section 3108 of the
Oregon Structural Specialty Code
(OSSC).
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!'I9Tl;i,.;T:beinform!ltion in subsection 10j
2.,.2,isbased'on'the'FederaIEl'Iiergericy,
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~anagerJ:I~m.A~~!l.~Y..(9.~M/9,:regulation
~'9~R,C.Cbi!~t!i!:,1,l2ublished.October 1,1
,1990.1
10-2.3 Suitability of Site. The site shall
be suitable for its intended use to the
authority having jurisdiction based on this
code and local land use regulations
according to the following:
(a) Manufactured dwelling parks or park
expansions shall not be located on land
that is unsuitable due to swampy terrain,
lack of drainage, or proximity to the
breeding places of rodents or vermin
unless improvements have been made to
the land to eliminate or control the
hazards and such improvements are
acceptable to the authority having
jurisdiction;
(b) The authority having jurisdiction shall
consider the condition of the soil, ground
water level, drainage, and topography of
the land prior to issuing construction
peimits for a manufactured dwelling park
or the expansion of a mobile home park;
(c) The authority having jurisdiction shall
consider the hazards of flood related
erosion areas, coastal high hazard zones,
slide hazard areas, and other unstable
conditions prior to issuing construction
permits for a manufactured dwelling park
or the expansion of a mobile home park.
(d) Each manufactured dwelling stand
shall have or be improved to have a
Date Received: 9/;'~p,/
I I
Planner: AL
143
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minimum capacity of 1,000 pounds per
square foot (14,788 kg/m(2));
(e) The ground supporting park streets,
alleys, driveways, and common
driveways shall have. or be improved to
have a minimum soil bearing capacity of
2,000 pounds per square foot (29,576
kg/m(2));
(f) Each manufactured dwelling lot within
a park shall be prepared according to
chapter 3 prior to the installation of any
manufactured dwelling;
(g) Fills over 12 inches (30 cm) in depth
shall be placed in accordance with
accepted engineering practice. A soil
investigation report of satisfactory
placement of fill, acceptable to the
. authority having jurisdiction, shall be
submitted prior to final approval of the
park;
(h) Cuts and fills in flood hazard areas
shall be equal in area so that the fill
material does not cause a rise in the
water level; and
(i) The slope of cut or fill surfaces shall be
no steeper than is safe for the intended
use and shall be no steeper than 1 unit
vertical in 2 units horizontal or 50 percent
unless. the permittee furnishes a soils
engineering or engineering geology
report, or both, stating that the site has
been investigated, and given an opinion
that a cut at a steeper slope will be stable
and not create a hazard to public or
private property.
10-3 Public Safety.
10-3.1 Park Design. Manufactured
dwelling parks shall be designed to
provide reasonable safeguards against
fire and other hazards according to the
following:
(a) Manufactured dwellings, park
buildings, accessory buildings, and
accessory structures shall be arranged in
a manner that does not prevent or restrict
access by emergency equipment and
personnel;
(b) Streets, alleys, common driveways,
park buildings, and manufactured
dwelling lots shall be identified according
to the street naming and numbering
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policies of the authority having
jurisdiction;
(c) Fire apparatus shall be able to
approach within 50 feet (15.2 m) of each
manufactured dwelling or park building
within a manufactured dwelling park; and
(d) Manufactured dwellings, park
buildings, accessory buildings, and
accessory structures shall be located in a
manner that provides the minimum
setbacks and clearances required in
Chapter 9 of this code.
10-3.2 Water Supplies. Water supplies
for fire department operations shall be as
. required by the local fire official.
10-3.3 Identification. Manufactured
dwellings and park buildings shall be
posted in a conspicuous and uniform
manner that is clearly visible from the
street or alley serving the site according
to the following:
(a) Each park shall have a general
directory located at each entrance to the
park. The directory shall indicate street
names, addresses and/or lot numbers
and be easily legible from a vehicle
entering the park;
(b) Each park street, alley or common
driveway shall be posted with a sign
identifying its name according to the
requirements of the authority having
jurisdiction;
(c) Each manufactured dwelling lot shall
be clearly identified with 3 inch (76 mm)
high numbers on the curb, mail box,
home, or other location acceptable to the
authority having jurisdiction;
(d) Each park building shall be clearly
identified with 3 inch (76 mm) high
characters giving the name or number;
(e) The park shall be identified by name
and street address on the public way
according the local municipality's
requirements;
(f) Curbs or streets shall be painted with a
4 inch (10 cm) wide red stripe 10 feet
(305 cm) either side of a fire hydrant;
(g) Applicable park streets, alleys, or
common driveways serving as fire lanes
shall be marked with red painted curbs,
Date Received: ., j;. / ,)poJ 144
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Planner: AL
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striped pavement, or 12 inch by 18 inch
(30 cm by 46 cm) white signs with red
letters, to indicate where _ parking is
prohibited. The marking shall state "Fire
Lane - No Parking" and shall be in
minimum 3 inch (76 mm) high block
letters and posted every 25 feet;
(h) One way park streets shall be posted
with a 18 inch by 24 inch (46 cm by 61
cm) white sign with black letters indicating
"ONE WAY" with an arrow to indicate the
correct direction of the traffic flow;
(i) Park streets shall be posted with a 24
inch by 24 inch (61 cm by 61 cm) red
octagon shaped sign with white letters
indicating "STOP" located at each
intersection with the park and at the exit
from the park onto the public way when
required by the municipality. A stop sign
is not necessary at the exit from the park
when it exits into an intersection
controlled by municipal traffic signal
lighting;
(j) The approach to vehicle bridges within
the park shall be posted at each end with
an 18 inch by 18 inch (46 cm by 46 cm)
white sign with black letters indicating
"_ TON LIMIT" showing the maximum
capacity of the bridge according to the
approved engineering;
(k) Parking for disabled persons shall be
marked and posted according to Chapter
11 of the OSSC;
(I) Signs required by this chapter shall be
located not less than 80 inches (203 cm)
from the center of the sign to the ground
and shall be made of durable material
acceptable to the authority having
jurisdiction. Sign posts shall be made of
hot rolled steel, 3-1/2 inch by 3-1/2 inch
(89 mm by 89 mm) pressure treated
wood, or fiberglass manufactured for
such applications.
10-3.4 Lighting. Manufactured dwelling
park streets, alleys, sidewalks, walkways,
shall be illuminated to provide for the
safety of all park residents and guests
according to the following:
(a) Park luminaires (lighting fixtures) shall
be located to provide the following levels
of illumination:
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1. Park streets, alleys, and abutting
sidewalks or walkways shall have
luminaires that provide an average of 4.0
lux maintained over the entire surface,
with average to minimum uniformity ratio
not to exceed 6 to 1;
2. Park sidewalks or walkways not
abutting a street. shall have luminaires
that . provide an average of 4.0 lux
maintained over the entire surface, with
average to minimum uniformity ratio not
to exceed 6 to 1;
3. The park street connecting to the
public way shall have luminaires that
provide an average of 6.0 lux maintained
over the entire surface, with average to
minimum uniformity ratio not to exceed 4 .
to 1.
(b) Park luminaires shall be controlled by
photocells set to turn on automatically at
dusk and off at dawn;
(c) Park luminaires shall not be controlled
by individual park residents;
(d) Park luminaires may be controlled for
maintenance purposes only by the park
owner or operator or by a contracting
utility company;
10-3.5 Density. The total area of a lot
occupied by a manufactured dwelling and
all accessory structures and buildings
shall not exceed 75 percent of the total lot
area when located in a manufactured
dwelling park, mobile home park, or
combination park.
10-4 Utilities and Storm Water
Drainage.
10-4.1 Utility Services. The
manufactured dwelling park owner shall
provide the following to each
manufactured dwelling lot as required:
(a) An adequate supply of potable water
(not less than 20 psi (138 kPa) at the
supply connection) shall be provided to
each manufactured dwelling lot in a
mobile home or manufactured dwelling
park;
1. All plumbing installations in connection
with mobile home or manufactured
dwelling park construction, alteration,
repair, conversion, or addition shall be
Date Received: 9/;6/;th;J'
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Planner: AL
145
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made according to this code and, where
'not specific, to the Oregon Plumbing
Specialty Code;
2. Piping shall be accessible and can only
be placed under the manufactured
dwelling it is serving. Piping cannot be
laid beneath a manufactured dwelling for
the purpose of providing service to an
adjacent manufactured dwelling or other
structure on an adjacent lot; and
3. When a park is located in a flood
hazard area, all plumbing openings shall
be located a minimum of 12 inches (30
cm) above the base flood elevation or be
equipped with approved backwater
valves.
(b) Sewage disposal facilities shall be
made available on each manufactured
dwelling lot within a park to adequately
dispose' of all sewage. The sewage
system within a park shall be installed
and connected according to Chapter 5
and where not specific, to the Oregon
Plumbing Specialty Code and the
Department of Environmental Quality
(DEQ) rules, OAR 340-71;
(c) An adequate amount of electric power
shall be supplied to each manufactured
dwelling lot and shall be equivalent to the
amperage required for the manufactured
dwelling.
(d) Where natural gas .is provided, an
adequate supply of natural gas shall be
supplied to each manufactured dwelling
using the product. Gas piping within the
park shall be installed and connected
according to Chapter 6 and where not
specific, to the Oregon Mechanical
Specialty Code and NFPA 54; and
(e) Where liquid petroleum gas (LPG) is
provided, an adequate supply of LPG
shall be supplied to each manufactured
dwelling using the product. The LPG tank
and piping shall be installed and
connected according to Chapter 6 and
where not specific,' to the requirements of
the State Fire Marshal and NFPA 58,
(f) The parks water, sewer, gas, electric,
or storm water drainage lines shall not be
located under a manufactured dwelling,
accessory building, or accessory
structure or located in an area where a
.
manufactured dwelling, accessory
building, or accessory structure is likely to
be placed. Individual water, sewer, and
gas branch lines may terminate under the
manufactured dwelling they serve.
10-4.2 Manufactured Dwelling Park
Electrical Installations. All electrical
installations in connection with park
construction, ' alteration, repair,
conversion, or addition shall be made
according to this code and, where not
specific, to the NEC.
(a) Each lot in a mobile home or
manufactured dwelling park shall be
supplied with electrical service of not less
than 100 Amps and shall contain a
means for connecting an accessory
building or additional electrical
equipment.
(b) When a manufactured dwelling park is
located in a flood hazard area, all
electrical connections in the park shall be
a minimum of 12 'inches (30 cm) above
the base flood level.
(c) Newer manufactured dwellings
installed in older parks that exceed the
capacity of the existing park service
equipment shall not be energized until the
park's service equipment has been
upgraded.
10-4.3 Storm Water Drainage. All
manufactured dwelling lots, streets, and
alleys shall be provided with adequate
storm drainage according to the following:
(a) Storm water drainage systems shall
be designed and sized by an Oregon
professional engineer to the
specifications provided by the authority
having jurisdiction and The Department
of Environmental Quality (DEQ);
(b) When deemed necessary by the
authority having jurisdiction, storm water
drainage shall include suitable detention;
(c) Storm water shall not be directed into
a sanitary sewer system. Combined
sanitary sewers and storm drains are
prohibited;
(d) Each manufactured dwelling lot shall
be provided with ilt least one 4 inch (101
mm) or two 3 inch (76 mm) storm water
146
Date Received:
Planner: AL
.
drain(s) to the street. Where curbs are
used, the curbs shall be built with
equivalently sized weep holes. If the slope
of the land prevents lot surface and rain
drain storm water from draining to the
street, a storm water lateral shall be
provided from the site to the park's storm
water system;
(e) Dry wells or infiltrator systems shall
only be used for storm water drains when
soil tests have been performed by a
qualified Oregon geological engineer or
geotechnical engineer showing that soils
are suitable for the subsurface disposal of
storm water. Test results shall be
submitted to the authority having
jurisdiction for review and approval prior
to constructing the system; and
(f) When a park is being built in phases,
the park's storm water drainage plan shall
take into consideration present and future
water volumes based on 10 year storm
data.
10-4.4 Fuel Gas Pipe Installations. All
fuel gas piping systems serving a
manufactured dwelling shall be
constructed according to the minimum
requirements of this code and, where not
specific, to the Oregon . Mechanical
Specialty Code (Section 1312), the
National Fuel Gas Code (NFPA 54-
1999), and the Liquefied Petroleum Gas
Code (NFPA 58-1998). Gas supply
systems, where provided on a
manufactured dwelling lot from an
underground gas supply piping system,
. shall be located and arranged to permit
attachment to the manufactured dwelling
according to this chapter.
(a) The gas supply to a manufactured
dwelling shall be located within 2 feet (66
mm) of the manufactured dwelling stand.
(b) Privately owned or installed fuel gas
supply lines in a manufactured dwelling
park shall be sized and installed
according to Chapter 13 of the Oregon
Mechanical Specialty Code. Liquid
petroleum gas storage tanks and supply
piping systems in manufactured dwelling
parks shall be installed according to the
requirements of the 1998 Oregon
.
Uniform Fire Code. There shall be a
readily accessible and identified shutoff
valve controlling the flow of gas to the
entire gas-piping system installed near
the point of connection to the utility
service supply connection or to the main
liquefied petroleum gas storage tank.
(c) A privately owned or installed gas
supply to a manufactured dwelling,
including the riser, regulator, meter,
valves, and other exposed equipment
shall be located where they are protected
against accidental damage. All buried
park owned or installed metallic gas
piping shall be protected from corrosion
by approved coatings or wrapping
materials to a point at least 6 inches (152
mm) above ground. Where metallic gas
piping has or is required to have cathodic
protection, it shall be installed to conform
to the provisions of 49 CFR 192.
(d) Privately owned gas meters, where
provided on a manufactured dwelling lot,
shall be installed according to the
following:
(1) Gas meters shall be adequately
supported by an anodeless riser support
stake to a depth adequate to bolster or
support the meter set weight requirement
or by other means acceptable to the
authority having jurisdiction;
2. Gas meters shall not depend on the
gas outlet riser for support, and shall not
be supported by the manufactured
dwelling;
3. Each gas meter shall be installed in an
accessible location and shall be provided
with unions or other fittings to permit
servicing or replacement of the meter or
meter parts;
4. Meters shall not be installed in
unventilated or inaccessible locations or
closer than 3 feet (91 cm) to sources of
ignition;
5. All gas meter installations shall be
provided with shutoff valves or cocks
located adjacent to' and on the inlet side
of the meters. In the case of a single
meter installation utilizing an LPG
container, the container service valve
shall. be permitted to be used in lieu of the
manufactured dwelling shutoff valve; and
147
Date Received:ÂPlanner: AL
.
6. All gas meter installations shall be
provided with test tees located adjacent
to and on the outlet side of the meters.
10-4.5 Underground Gas Piping.
Privately owned underground gas piping,
when provided, shall be installed
according to the following:
(a) All gas piping installed below ground
level shall have a minimum earth
covering of 18 inches (45 cm) and shall
be installed with at least 12 inches 9305
mm) clearance in any direction from any
other underground utility system;
(b) Underground gas piping shall not be
placed in contact with other metallic
objects such as pipes or wires;
(e) Underground nonmetalic gas lines
shall have a number 18 AWG yellow
insulated copper tracer wire conductor
installed adjacent to the gas line and shall
be accessible or terminate above ground
at each end;
(d) Underground gas piping shall not be
installed beneath a manufactured
dwelling, accessory building, or
accessory structure unless installed
according to the following conditions:
1. Underground gas piping located under
a manufactured dwelling, accessory
building, or accessory structure shall be
encased in a conduit capable of
withstanding superimposed loads;
2. The conduit shall extend to a point not
less than 4 inches (102 mm) beyond the
outside wall of the manufactured dwelling,
accessory building, or accessory
structure, and be vented above grade to
the outside; and
3. Where the conduit terminates within a
manufactured dwelling, accessory
building, or accessory structure, it shall
be readily accessible and the space
between the conduit and the gas piping
shall be sealed to prevent leakage of gas
into the manufactured dwelling,
accessory building, or accessory
structure.
10-5 Vehicle and Pedestrian Access.
10-5.1.1 Streets and Alley Design. Each
area of a manufactured dwelling park
.
shall be accessible from the public way
through a system of streets, alleys, and
common driveways designed according
to the following:
(a) Park streets and alleys shall be sized
according to Table 10-C (see Figure 10-
5.1A) and (see Figure 10~5.1B);
(b) Park streets may have center dividers
with one way. traffic on each side. Each
lane on either side of a center divider
shall be sized according to Table 10-C of
this code. Center dividers shall be
designed according to the following
criteria (see Figure 10-5.1C):
1. Center dividers shall always be located
on the left side (driver's side) of the
vehicles;
2. Center dividers shall have a minimum
60 foot (18.3 m) long break located a
maximum of every 200 feet (61 m) of
street length;
3. Center dividers may be paved or
landscaped;
4. Center dividers may be occupied by
bus shelters, gazebos, pump houses, or
guardhouses not exceeding 120 square
feet (1114.8 m(2)) each in floor area.
5. Center dividers may contain an open
storm drain or water detention facilities
where permitted by the authority having
jurisdiction;
6. Center dividers may contain the.
required play area if adequately protected
from the traffic area;
7. Center dividers may contain off street
parking;
8. Center dividers shall not exceed 50'
feet (15.2 m) in width between the two
lanes of the street; and
9. Center dividers shali not contain
manufactured dwellings, accessory
buildings, accessory structures, or other
park buildings except for those mentioned
in this section. .
(c) Park streets connecting to the public
way shall be sized according to Table 10-
C and shall extend undiminished in size
from the public way 100 feet (30.5 m) or
to the first cross street within the park,
which ever is less. (see Figure 10-5.1 D);
(d) Alleys shall be sized according to
Table 10-C.
Date Received:
Planner: AL
148
.
(e) Park streets and alleys shall be
appropriately marked indicating where
on-street parking is prohibited;
(f) All park streets, alleys, driveways,
sidewalks, and walkways shall remain the
property of the park except when:
1. The street is a public street running
through the park when permitted by
Section 10-2.1(a)(12) of this chapter;
2. The street is a public street in
existence prior to the construction of the
park.
(g) Streets and alleys shall be limited in
length according to the following:
1. Streets with both an inlet and outlet at
opposite ends are not restricted. to a
maximum length (see Figure 10-5.1C);
2. Alleys with both an inlet and outlet are
restricted to a maximum length of 400
feet (121.9 m);
3. Streets or alleys with dead ends shall
be limited to a maximum of 150 feet (45.7
m) in length when there is no approved
turnaround provided (see Figures 10-
5.1A, B, and C);
4. Streets or alleys with approved
turnarounds shall be limited in length to a
maximum of 300 feet (91.4 m) excluding
the turnaround (see Figures 10-5.1A and
C); and p
5. Streets or alleys with dead ends may
branch off any street or approved
turnaround (see Figures 10-5.1A and C).
(h) Curved park streets and alleys shall
have a minimum 29 foot (8.8 m) radius on
the inside edge and a minimum 55 foot
(16.7 m) radius on the outside edge (see
Figure 10-5.1C);
(i) Park street or alley intersections shall
have a minimum inside radius of 15 feet
(4.6 m) (see Figure 10-5.1C);
(j) Park streets or alleys providing access
to the public way shall have a minimum
inside radius of 35 feet (10.6 m);
(k) Park street or alley intersections shall
have a minimum angle of 70 degrees
(see Figure 10-5.1C);
(I) Park streets and alleys shall have a
minimum vertical clearance of 16 feet (4.9
m);
(m) Dead-end streets or alleys in excess
of 150 feet (45.7 m) in length shall have
.
approved turnarounds. Turnarounds shall
have a wearing surface equivalent to that
of the streets being served by the
turnaround. . Turnarounds shall be
constructed according to the following:
1. Cul-de-sacs with parallel parking
permitted shall have a minimum 38-foot
(11.5 m) radius excluding curbs,
sidewalks, walkways, or shoulders. Cul-
de-sacs with parking prohibited shall have
a minimum 30-foot (9.1 m) radius
excluding any curbs, sidewalks,
walkways, or shoulders and shall be
appropriately marked to indicate parking
is prohibited. Street connections to cul-
de-sacs shall have a minimum inside
radius of 20 feet (6.1 m) (see Figure 10-
5.1A); or
2. Hammerhead turnarounds shall be a
minimum of 20 feet (6.1 m) wide
excluding any curbs, sidewalks,
walkways, or shoulders, shall have a
minimum back up length of 30 feet (9.1
m), and shall be appropriately marked to
indicate parking is prohibited. Street
coimections to hammerhead turnarounds
shall have a minimum inside radius of 20
feet (6.1 m) (see Figure 10-5.1B).
(n) Streets and alleys shall not have
fences, walls, hedges, or other
obstructions at corners or intersections
blocking the driver's view of oncoming
pedestrian or vehicle traffic. Fences or
walls within 10 feet (3 m) of a street or
alley corner or intersection shall be a
maximum of 4 feet (122 em) high with 75
percent of the area in the upper 2 feet (61
em) open to permit vision through the
fence or wall.
10-5.1.2 Street and Alley Construction.
Manufactured dwelling park streets and
alleys shall be designed and constructed
according to the following:
(a) Park streets and alleys shall not have
a running grade exceeding 12 percent;
(b) Park streets and alleys shall have a
minimum grade of 1 percent running the
length of the streets;
(c) Park streets and alleys with curbs
shall have a crown with a minimum 2
percent cross slope (see Figure 10-5.1E)
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Date Received:
Planner: AL
.
or an inverted crown with a minimum 1
percent cross slope (see Figure 10-
5.1 G), or a flat sheet street with a
minimum single slope of 2%;
(d) Park streets and alleys without curbs
shall have a crown with a minimum .5
percent cross slope (see Figure10-5.1F)
or an inverted crown. with a minimum 1
. percent grade (see Figure 10-5.1 G), or a
flat sheet street with a minimum single
slope of 1 %;
(e) Park streets and alleys without curbs
shall have a 2 foot (61 cm) shoulder on
each side (see Figures 10-5.1F, G, and
H);
(f) Park streets with center dividers but
without curbs shall have an inverted
crown with a minimum 1 percent grade
(see Figure 10-5.1 H);
(g) Park streets with center dividers and
curbs shall have each lane slope away
from the center divider with a minimum 1
percent grade or shall have a crown on
each lane with a minimum 2 percent
grade to each side (see Figure 10-5.11);
(h) Park streets shall be designed and
constructed to prevent the accumulation
of water and provide adequate drainage
according to the following:
(i) Crowned streets with curbs shall be
provided with inlets for proper drainage of
surface water (see Figure 10-5.1J); and
(j) Inverted crowned streets shall have
and drainage basins and gutters located
down the center of the street (see
Figures 10-5.1 K and 10-5.1 L);
(k) Park streets and alleys shall .be
engineered and designed for minimum of
5,000
(18-kip) single axle loads and shall be
surfaced according to the following:
1. With a 2 inch (5 cm) wearing course of
asphaltic-concrete over a 6 inch (15 cm)
well-compacted and well-graded base
consisting of 4 inches (10 cm) of 1-1/2
inch (38 mm) minus crushed rock topped
with 2 inches (5 cm) of % inch (19 mm)
minus crushed rock (see Figures 10-
5.1E through I);
2. With a 4 inch (10 cm) wearing course
of Portland cement concrete over a 6 inch
(15 cm) well-compacted and well-graded
.
base consisting of 4 inches (10 cm) of 1-
1/2 inch (38 mm) minus crushed rock
topped with two inches of %-inch (19 mm)
minus crushed rock (see Figures 10-
5.1E through I). Concrete shall have grid
work. of expansion/contraction joints
placed in each direction at 10 feet (3.5 m)
apart. Concrete shall have a
compressive strength not less than 2,500
pounds (1,135 kg) per 1 square inch.
(6.45 square centimeters) in 28 days with
7 days of cure time; or
3. Parks located East of the Cascade
summit may have streets with a wearing
surface of well-graded crushed rock or
clean well-graded quarry or pit-run
material over a well-compacted base of 4
inches (10 cm) of % inch (19 mm) minus
or 1-1/2 inch (38 mm) minus crushed
rock, where permitted by the local
planning department.
4. All base materials shall be clean. and
free from organic materials;
5. All surfaces and materials on which the
base is to be constructed shall be
thoroughly compacted before the
pavement surface is placed;
6. Lime treatment of native soils with a pH
greater than 10 may be substituted for
base rock with an application of not less
than 25 pounds (11 kg) of slacked lime
per square yard mixed thoroughly
(rototilled) to a minimum depth of 6
inches (15 cm); and
7. Cement treatment of native soils with a
pH less than 10 may be substituted for
base rock with an application of not less
than 25 pounds (11 kg) of Portland
cement per square yard mixed thoroughly
(rototilled) to a minimum depth of 6
inches (15 cm).
10-5.2 Driveways. Each manufactured
dwelling. lot shall have. a driveway
connecting to a park street or alley to
allow individuals access to and egress
from their manufactured dwelling.
Driveways shall be designed and
constructed according to the following:
(a) Individual driveways to one
manufactured dwelling shall have a
Date Received:
Planner: AL
150
.
minimum 10-foot (3 m) wide wearing
surface (see Figure 10-5.2);
(b) Double driveways serving two
adjacent manufactured dwelling shall
have a minimum 24 feet (7.3 m) wide
wearing surface (see Figure 10-5.2);
(c) Driveways shall be constructed on
ground having, or. improved to have, a
minimum soil bearing capacity of 1,000
pounds per square foot (4.883 kg/m2);
(d) Driveways shall be designed and
constructed to prevent the accumulation
of water and provide adequate drainage;
(e) Driveways shall have a wearing
surface made of asphaltic-concrete,
Portland concrete cement, or with other
hard surfaced material approved by the
authority having jurisdiction; and
(f) Driveways constructed of concrete
cement shall have grid work of
expansion/contraction joints placed in
each direction at 10 feet (3.5 m) apart.
(g) Common driveways may serve
individual or double driveways when
manufactured dwellings are clustered in a
single area such as on flag lots. Common
driveways shall be constructed to the
following (see Figure 10-5.2):
1. Common driveways may serve up to
four individual manufactured dwellings
but shall not exceed 100 feet (30.5 m) in
length;
2. Common driveways shall have a
minimum 20 foot (6.1 m) wide
unobstructed right of way for emergency
access;
3. Common driveways shall have a
wearing surface constructed equivalent to
that required for the streets or' with other
hard surfaced material approved by the
authority having jurisdiction;
4. Common driveways shall have a
minimum wearing 'surface area of 12 feet
(3.6 m) in width excluding any curbs,
sidewalks, walkways, or shoulders with
one 4 foot (30 cm) shoulder on each side;
5. When parking is permitted, the
common driveway shall be sized
according to Table 10-C of this code;
6. Common driveways shall not be
permitted to have parking within the
minimum right of way area and shall be
.
appropriately marked to indicate where
parking is not permitted;
7. Common driveways shall have a crown
with a minimum .5 percent grade or an
inverted crown with a minimum 1 percent
grade (see Figures 10-5.1F and G);
8. Common driveways shall not exceed a
12 percent grade;
9. Common driveways shall have a
minimum 14 foot (4.3 m) radius on the
inside corners and a minimum 27 foot
(8.3 m) radius on the outside corners; and
10. Common driveways shall have a
minimum vertical clearance of 16 feet (5
m).
10-5.3 Parking. Automobile parking shall
be provided in all mobile home and
manufactured dwelling parks. Parking
areas shall be designed and constructed
according to the following:
(a) Each manufactured dwelling lot shall
be provided with a minimum of two
parking spaces that may be end to end,
side to side, or with one on-street parking
space and one off-street parking space. A
usable garage or carport on a
manufactured dwelling lot shall satisfy
these parking requirements;
(b) One guest parking space shall be
provided for every eight manufactured
dwelling lots and shall be located within
400 feet (121.9 m) of each manufactured
dwelling lot served. A separate guest
parking area is not required where
individual manufactured dwelling lots
have a parking area for three or more
vehicles or where streets are sized for on-
street parking according to Table 10-C of
this chapter;
(c) Play areas shall have a minimum of
two parking spaces provided for every
2,500 square feet (2470.7 m(2)) of play
area. Parking for a play area shall be
located within 100 feet (30.5 m) of the
play area it serves;
(d) Common facilities such as a
clubhouse, recreation hall, tennis court,
swimming pool, and similar facilities shall
have a minimum of one parking space for
every 30 manufactured dwelling lots
within the park. If these facilities are open
151
Dat~ Received:
Planner: AL
.
to the public, the parking area shall be.
based on the occupant load of the
facilities according to the Oregon
Structural Specialty Code (OSSC) and
the authority having jurisdiction;
(e) The park office shall have one parking
space for every 50 manufactured dwelling
lots within the park except when the park
office is located inside a club house,
recreation hall, or similar facility where
parking is already provided;
(f) Combined parking areas serving more
than one facility or area are permitted but
shall not diminish total number of parking
spaces required and shall stay within the
maximum distances to each area served;
(g) At least 4 percent of the parking
spaces intended for guest parking, office
parking, play areas, recreation areas,
club house, community facility, or similar
facilities shall be made accessible
according to Chapter 11 of the OSSC;
(h) Parking areas, except in designated
fenced and gated storage areas, shall
have a wearing surface equivalent to that
of the park. streets, or of other hard
surfaced material approved by the
authority having jurisdiction;
(I) Parking areas shall not exceed a 1 :20
or 5 percent slope;
(j) Parking areas shall be designed and
constructed to prevent the accumulation
of water and provide adequate drainage
(see Figure 10-5.11 and J);
(k) When a park is built in phases,
parking shall be provided in each phase
and sized appropriately for the number
facilities and manufactured dwelling lots
in that phase;
(I) When a park is built in phas!!s and the
common facilities are intended to serve
more than. one phase, the number of
parking spaces at the common facilities
shall be based on the total number of
manufactured. dwelling lots to be served
in all phases;
(m) Street widths shall be increased
based on the number, type, and location
of the on-street parking according to
Table 10-C;
.
(n) On-street parking spaces, other than
for parallel parking, shall be marked on
the pavement with a suitable paint;
(0) Off-street parking .shall be sized
according to Table 10-0 or as otherwise
approved . by the authority having
jurisdiction; and
(p) Areas in parking lots not designed for
parking shall be identified as a no parking
area.
10-5.4 Pedestrian Access. Each
manufactured dwelling park shall be
provided with an accessible route for
pedestrians from each manufactured
dwelling. lot to each common area or
facility and to the public way. Residents
may be required to cross the park street
in front of their manufactured dwelling lot
to get to a sidewalk or walkway on the
other side of the street. This section of
the code does not require sidewalks or
walkways on individual lots to individual
manufactured dwellings.
(a) A sidewalk or walkway shall be
required only on one side of each park
street; located through green ways
between the manufactured dwelling lots;
or may be provided in other locations
approved by the authority having
jurisdiction;
(b) Park streets without sidewalks may
have a designated walkway on one side
of the street. The walkway shall be
marked for pedestrian traffic on the
pavement or divided from the traffic and
parking area with curbing or similar
barriers (see Figure 10-5.4 and 10-
5.4A). Required walkways shall not
diminish the minimum required widths of
streets or alleys established in Table 10-
C of this code;
(c) Sidewalks and walkways shall be a
minimum of 4 feet (122 cm) in width.
(d) Sidewalks and walkways shall provide
a slip-resistant surface.
(e) Sidewalks, curbs, and walkways shall
be accessible according to Chapter 11 of
the OSSC (see Figures 10-5.48, C, 0, E,
F, and H)
(f) Sidewalks and walkways shall not be
diminished in width by fire hydrants, light
Date, Received:
Planner: AL
152
.
poles, signs, curb cuts,. or similar
obstructions (see Figure 10-5.4G).
(g) Sidewalks and walkways shall not
exceed a running slope of 1 :20 or 5
. ,percent and cross slope of 1 :50 or 2
percent.
(11) Alleys and common driveways may
serve as the pedestrian access without
an increase in size if the slope does not
exceed 1 :50 or 2 percent (see Figure 10-
5.4H).
(i) Park streets in temporary parks may
serve as the pedestrian access without
an increase in size if the slope does not
exceed 1 :50 or 2 percent.
(j) Stairways, ramps, landings, handrails,
and guardrails, that are part of the
sidewalk or walkway system, shall be
constructed according to the OSSC.
(k) When sidewalks are provided in a
manufactured dwelling park, they shall
meet the requirements for an accessible
route and be constructed according to
one of the following:
1.3-112 inch (9 em) thick concrete, on an
adequate base, with a compressive
strength not less than 2,500 pounds per 1
square inch (176 kg/cm(2)) in 28 days with
7 days of cure time;
2. Asphaltic-concrete or other hard
surfaced material approved by the
authority having jurisdiction;
3. Pressure treated foundation grade
lumber pressure preservatively treated
according to AWPA C22 and identified as
in conformance with such standard by an
approved agency; or
4. Wood-polymer composite complying
with ASTM 790, ASTM 2-1037, ASTM
01413, and AWPA EI-72.
(I) When walkways are provided in a
manufactured dwelling park, they shall
meet the requirements for an accessible
route and be constructed of hard packed,
firm, stable, and slip resistant surface of
rock or other material approved by the
authority having jurisdiction meeting AOA
guidelines. Walkways may be constructed
from any of the materials approved for
sidewalks according to Subsection (k)
above.
Date Received:
Planner: Al
.
10"5.5 Curb Construction. When curbs
are provided by the park owner, they shall
be constructed in a manner acceptable to
the authority having jurisdiction:
10-5.6 Speed Bumps. Speed bumps, if .
provided in a park, shall be constructed
and installed according to the following
(see Figure 10-5.6):
(a) Speed bumps shall be spaced no
closer than 300 feet (91.4 m);
(b) Speed bumps shall be no greater than
3 inches (76 mm) in height at the
centerline, taper down to 0 inches over a
7 foot (2.1 em) distance in each direction,
and taper down to 0 inches within 1 foot
(30.5 m) of each end;
(c) Speed bumps shall be striped with a
highly visible reflective paint;
(d) Speed bumps shall be placed 3 feet
(91 em) away from the curb or the side of
the street where no cur!:> exists;
(e) Speed bumps shall not be placed in
the same area occupied by a cross walk
or walkway; and
(f) Speed bumps shall be made of
asphaltic concrete and placed only when
the ambient temperature is 55 degrees
Fahrenheit (23 Celsius) or greater or
made of prefabricated concrete,
polymers, or other materials acceptable
to the authority having jurisdiction.
10.6 Park Structures.
10-6.1 Park Buildings. Park buildings
shall comply with the following:
(a) Park buildings shall have permits from
the authority having jurisdiction prior to
any construction.
(b) Park buildings shall be constructed
according to the Oregon Structural
Specialty Code (OSSC), the Oregon
Electrical Specialty Code (OESC), the
Oregon Plumbing Specialty Code
(OPSC), and the Oregon Mechanical
Specialty Code (OMSC);
(c) Park buildings shall have the minimum
required setbacks. prescribed by Chapter
.9 or the OSSC, which ever is more
. restrictive;
(d) Park buildings that are considered an
"affected building", shall be made
153
.
accessible according to Chapter 11 of
the OSSC; and
(e) A park building shall not be occupied
until it has a certificate of occupancy
issued by the authority having jurisdiction.
10-6.2 Accessory Buildings and
Structures. Accessory buildings and
accessory structures shall comply with
the following:
(a) As required by ORS 446.111,
accessory buildings or accessory
structures may not be constructed on a
manufactured dwelling lot within-a park
without the consent of the park owner or
operator;
(b) As required by ORS 446.111, the park
owner or operator giving consent to
construct is responsible for advising the
park resident of applicable laws, codes
and regulations concerning the
construction, use, and placement of
accessory buildings and accessory
structures on a manufactured dwelling lot;
and
(c) Accessory buildings and accessory
structures shall be built according to
Chapter 8 and, where not specific, to the
Oregon One and Two Family Dwelling
Specialty Code.
10-6.3 Pools and Spas. Pools and spas
intended or available for common use by
the park residents shall be constructed
according to the Oregon Structural
Specialty Code and OAR 333-60 and
333-62 administered by the Health
Division.
10-6.4 Retaining Walls and Fences.
Retaining walls and fences in mobile
home or manufactured dwelling parks
shall be constructed according to the
OSSC and the following:
(a) Barbed wire fences and electrified
fences are prohibited in mobile home or
manufactured dwelling. parks except
where specifically permitted or required
by the authority having jurisdiction;
(b) Fences, walls, hedges; or other
obstructions shall not be constructed or
located along driveways, streets, or
.
intersections where they can block a
driver's view of oncoming pedestrian or
vehicle traffic; and
(c) Fences or walls within 10 feet (3 m) of
the intersection of any street, sidewalk, or
walkway shall be a maximum of 4 feet
(122 cm) high with 75 percent of the area
in the upper 2 feet (61 cm) open to permit
vision through the fence or wall.
10-6.5 Bridges
10-6.5.1' Pedestrian and Vehicle
Bridges. Bridges and culverts shall be
designed by an Oregon licensed
professional engineer according to this
chapter and where not specific, to the
engineering requirements of the OSSC or
ASHTO-LRFD.
10-6.5.2 Vehicle Bridges and Culverts.
Except where otherwise required or
permitted by the local authority having
jurisdiction, vehicle bridges and culverts
shall be designed to carry no less than
the heaviest fire fighting equipment in the
fire district serving the park. Vehicle
bridges and culverts shall have the
following minimum widths:
(a) Where the bridge or culvert is serving
a standard street it shall be a minimum of
20 feet (6.1 m) wide if there is no parking,
walkway, or sidewalk on the bridge or
culvert;
(b) Where a bridge or culvert
accommodates parking, it shall be sized
according to Table 10-C of this code;
(c) Where a bridge or culvert
accommodates' sidewalks or walkways,
add 4 feet (122 cm) to the bridge or
culvert's width for each sidewalk or
walkway added;
(d) Where a single bridge or culvert is
serving a street with a center divider, the
bridge or culvert shall. be equivalent to the
combined width of the street and the
center divider;
(e) Where the bridge or culvert is serving
a park street approaching a public way, it
shall be sized according to Table 10-C of
this code;
(f) Where the bridge or culvert is serving
an alley or common driveway, it shall be
154
Data Received:
Planner: AL
.
sized according to. Table 10-C of this
code; and
(g) Required street parking may be
omitted where a street passes over a
bridge or cu Ivert;
_ (h) Where there is a sidewalk or walkway
. on one or both sides of a street
approaching a. bridge or culvert, the
sidewalk(s) or walkways(s) shall be
continued over the bridge or culvert
unless a separate pedestrian bridge is
provided and connected to the
sidewalk(s) or walkway(s); and
(i) Bridges or culverts with sidewalks or
walkways on one or both sides and have
ramps, landing, guardrails, and handrails
constructed according to the OSSC;
10-6.5.3 Pedestrian Bridges and
Culverts. Pedestrian bridges and culverts
shall be designed and constructed
according to the following:
(a) Pedestrian bridges and culverts shall
be designed for a minimum capacity of
100 pounds per square foot (488 kg/m(2)).
(b) Pedestrian. bridges and culverts shall
be a minimum of 4 feet (122 em) wide;
(c) Pedestrian bridges over 200 feet (60.9
m) in length shall be 5 feet (152 em) wide
or shall have a passing space of 6 feet by
6 feet (183 em by 183 em) located every
200 feet or less;
(d) Pedestrian bridges shall be
constructed according to the OSSC;
(e) Pedestrian bridges shall have ramps,
landings, guardrails, and handrails
constructed according to the OSSC;
(f) Pedestrian bridges and culverts shall
not exceed a running slope of 1 :20 or 5
percent and cross slope of 1 :50 or 2
p~rcent; and
(g) Pedestrian bridges shall be accessible
according to this code and, where not
specific, to Chapter 11 of the OSSC.
10-7 Play Areas.
10-7.1 Play Area Basic Requirement.
Except as specifically permitted by ORS
446.090 and ORS 446.095, all
manufactured dwelling parks shall have
play areas conforming to the
requirements of this section.
.
10-7.2 Play Area Construction
Requirements. Play areas in
manufactured dwelling parks shall meet
the following requirements:
(a) Size of play areas shall meet or
exceed the following:
1; Each play area shall be a minimum of
2,500 square feet (2470.7 m (2)) of area;
2. Play areas shall have a minimum
length to width aspect ratio of 3: 1; and
3. When 5,000 square feet (4970.7 m(2))
or more of play area is required; the park
may have one play area or multiple play
areas, each with a minimum 2,500 square
feet (2470.7 m(2));
(b) Location of play areas shall meet or
exceed the following:
1. The location of the play area(s) shall
be subject to the approval of the local
planning department;
2. When a park is built in phases, play
areas shall be provided for each phase
and sized appropriately for the number of
manufactured dwelling lots in that phase;
3. One play area may serve all phases of
the park providing its construction is
completed prior to the opening of the first
phase; and
4. Play areas shall be accessible from all
parts of the park or where there are
multiple play areas, each play area shall
be accessible to the park area it serves.
(c) Reasonable safety shall be provided
within the park's play area(s) according to
the following:
1. Play areas shall be provided with a 4
foot (122 em) high fence or other suitable
safeguard, acceptable to the authority
having jurisdiction, when a play area
ab.uts or is near a railroad, public street,
sharp declivity, water hazard, or other
hazards identified by the authority having
jurisdiction;
2. Play ground equipment, when
provided, shall comply with ASTM F1487-
95;
3. Play areas shall be located in a safe
area and. maintained in a safe and
sanitary condition;
155
Date Received:
Planner: AL
.
4. Covers over play or recreation areas, .
when provided, shall be constructed
according to the OSSC; and
(d) Use of play areas shall conform with
the following:
1. Required play areas shall be restricted
to play or recreational use only and shall
not include any other use. Where
permitted by the local planning
department, the play area may occupy
the same space as an open area or green
way;
2. Required play areas shall not occupy
the same space as a storage lot, street,
alley, drivewaY"i pool, retention pond, club
house, recreation hall, or any other
similar area or f~cility;
3. Play areas are not required to have
play ground or athletic equipment but if
provided, it shall be accessible;
4. Required play areas shall be complete
and usable prior to the first occupant
moving into the:'park.
(e) Ground surfaces in play or recreation
areas shall meet or exceed the following:
1. Play areas shall not have a surface
grade exceeding 5 percent;
2. Ground suiface located under and
within 6 feet (183 cm) horizontally of
playground equipment shall consist of
loose fill or shock absorbing unitary
material meeting the requirements of
ASTM F12-99:: or Table 10-E of this
chapter and be rated for the specific
height of the equipment provided;
3. Ground surface for recreational uses,
such as soccer,' baseball, or football, shall
be made of soCt, artificial turf, and other
suitable stable surfaces;
4. Ground surface for specialty
recreational uses, such as jogging, volley
ball, horse shoes, or tether ball, shall be
made of sand,fine gravel, pavement, or
other suitable surfaces; and
5. Ground surface in play or recreational
areas shall not consist of dirt, mud, bark-
dust, rock, hazardous materials, or other
unsuitable surfaces.
10-7.3 Play Areas In Parks for Families.
Manufactured dwelling parks designated
as "family parks" or parks that do not
.
qualify as "55 and older parks" under the
federal Fair Housing Act, shall have a
minimum of one 2,500 square foot
(2470.7 m(2)) play area for every 30
manufactured dwelling lots in the park,
and have an additional 80 square feet
(50.7 m(2)) of play area added for every
manufactured dwelling lot after the first 30
lots.
'(NOTE:7"l3'ased' 'on"C"';an;~ 80% "faniil.v,'
i: '. .....,' ....r-,~-"'~' "" , 'd, '" Jj
pccuRancy).
10-7.4 Play Areas In Parks for Persons
55 'and Older. . Manufactured dwelling
parks meeting the requirements of a "55
and older park" under the federal Fair
Housing Act, shall have a minimum of
one 2,500 square foot (2470.7 m(2)) play
area, and have an additional 20 square
feet (9.3 m(2))of play area added for
every manufactured dwelling lot after the
first 125 lots.
~-'~~'"'~, '" ",-"~
(NOJEj,B~sed:onan80%55..and. older
:Occupancy). ,
10-7.5 Play Areas In Park Conversions.
A mobile home or manufactured dwelling
park being converted from a 55 and older
park to a farnily park shall meet the
following:
(a) A mobile home or manufactured
dwelling park built after March 13, 1989
and converted from a "55 and older park"
to a "family park" shall have a play
area(s) meeting the requirements of
Subsection 10-7.3 of this code; and
(b) As permitted by ORS 446.095, a
manufactured dwelling park in existence
on or before March 13, 1989 as a "55 and
older park" and later converted to a
"family park" is not required to have
additional play areas added. However, if
a play area already exists in this park it
shall be maintained during and after the
conversion to a family park and shall not
be eliminated or converted to any other
use.
Date Received:
Planner: AL
156
.
10-8 Temporary Parks.
10-8.1 Temporary Park Limitations.
The authority having jurisdiction and the
local planning department may only
permit the establishment of a temporary
manufactured dwelling park within the
restrictions of ORS 446.105 and this
code.
(a) Permits for temporary parks may only
be issued when there is a severe housing
shortage created by a large construction
project, timber operation, military
operation, natural disaster, declared
emergency, or seasonal farm work.
(b) Permits for temporary parks issued by
the authority having jurisdiction shall
include an expiration date. After the
expiration date, the authority having
jurisdiction may renew the permit if the
project or need still exists.
(c) All permits shall expire upon
cqmpletion of the project or at end of the
emergency need. Upon termination of the
permit, a temporary park shall be
dismantled and all manufactured
dwellings removed within 30 days of the
park closure, except where the authority
having jurisdiction allows the park to be
used for storage of the manufactured
dwellings.
(d) A temporary manufactured dwelling
park may be converted to a permanent
manufactured dwelling park if approved
by the authority having jurisdiction and
the local planning department and the
park is upgraded to meet all the
requirements of this chapter for a
permanent park.
I,
10-8.2 Long Term Temporary Parks.
Temporary manufactured dwelling parks
permitted to be occupied for any period
exceeding six consecutive- months shall
be constructed to the requirements of this
chapter except for the following:
(a) With prior approval from the authority
having jurisdiction, some or all of the play _
area requirements may be waived if there
will be no families occupying the park;
(b) With prior approval from the authority
having jurisdiction, accessibility
Date! Received:
Planner: AL
.
requirements may be waived where it can
be shown that no immediate need exists;
(c) With prior approval from the authority
having jurisdiction, walkways or sidewalks
may be omitted; and
(d) With prior approval from the authority
having jurisdiction, park streets, alleys,
and driveways may be constructed with a
4 inch (10 cm) wearing surface of well-
graded crushed rock or clean well graded
quarry pit run material over a well-
compacted base of 4 inches (10 cm) of:y.
inch (19 mm) minus or 1-1/2 inch (38
mm) minus crushed rock. All base
materials shall be clean and free from
organic materials. Base materials may be
substituted with the following:
1. .Lime treatment of native soils with a pH
greater than 10 may be substituted for
base rock with an application of not less
than 25 pounds (11.34 kg) of slacked lime
per square yard - mixed thoroughly
(rototilled) to a minimum depth of 6
inches (15 cm); or
2. Cement treatment of native soils with a
pH less than 10 may be substituted for
base rock with an application of not less
than 25 pounds (11.34 kg) of Portland
cement per square yard mixed thoroughly
(rototilled) to a minimum depth of 4
inches (10 cm).
10-8.3 Short-Term Temporary parks.
Temporary manufactured dwelling parks
permitted to be occupied for a period of
six months or less in anyone calendar
year shall be constructed to the
requirements of this chapter except for
the following:
(a) With prior approval from the authority
having jurisdiction, a temporary park may
be permitted in a flood hazard area
without requiring the manufactured
dwellings to be elevated above the BFE if
there is no anticipated threat of flooding
within the time limitations stated in the
permit;
(b) With prior approval from the authority
having jurisdiction, some or all of the park
lighting requirements may be waived;
(c) With prior approval from the authority
having jurisdiction, some or all of the play
157
.
area requirements may be waived if there
will be no families occupying the park;
(d) With prior approval from the authority
having jurisdiction, walkways or sidewalks
may be omitted;
(e) With prior approval from the authority
having jurisdiction, accessibility
requirements may be waived where it can
be shown that no immediate need exists;
and
(f) With prior approval from the authority
having jurisdiction, park streets, alleys,
and driveways may be constructed with a
2 inch (5 cm) wearing surface of well-
graded crushed rock or clean well graded
quarry pit run material over a we 11-
compacted base of 4 inches (10 cm) of %
inch (19 mm)minus or 1-1/2 inch (38
mm) minus crushed rock. All base
materials shall be clean and free from
organic materials. Base materials may be
substituted with the following:
"
1. Lime treatment of native soils with a pH
greater than ten may be substituted for
base rock with an application of not less
than 25 pounds (11.34 kg) of slacked lime
per square yard mixed thoroughly
(rototilled) to a minimum depth of 6
inches (15 cm); 'or
2. Cement treatment of native soils with a
pH less than ten may be substituted for
base rock with an application of not less
than 25 pounds (11.34 kg) of Portland
cement per square yard mixed thoroughly
(rototilled) to a minimum depth of 4
inches (10 cm).
10-8.4 Temporary Parks for labor
Camps and, Employee Housing.
Temporary manufactured dwelling parks
used as labor camps shall also meet the
following requirements:
(a) A temporary park and manufactured
dwellings located within the park shall
comply with the sanitation, health, and
safety regulations contained in Oregon
Administrative Rule, Chapter 437, of
the Oregon Occupational Safety and
Health Division (OR-OSHA) when the
park is a labor camp; and
(b) Manufactu~ed dwellings within a
temporary park provided by an employer
.
to house employees and families of
employees shall have an approved
operating smoke detector located in each
bedroom and outside each bedroom area
in addition to any smoke detectors
,already provided by the manufacturer.
Smoke detectors shall be installed
according to chapter 9 of this code.
10-9 Park Additions, Alterations, and
Conversions.
10-9.1 Park Additions. Mobile home and
manufactured dwelling park additions
shall comply with the following:
(a) Plans and permit applications shall be
submitted to the authority having
jurisdiction for park additions as required
in Chapter 1 of this code;
(b) The applicant shall submit proof that
the site is suitable for construction
according to this code;
(c) Park additions shall be constructed in
conformance with this chapter; and
(d) The existing portion of the park does
not need to' be upgraded to the
requirements of this code provided the
park was in compliance prior to the
addition except for the following:
1. The existing portion of the park shall be
upgraded to the maintenance
requirements in this chapter of the code;
2. The existing portion of the park shall be
upgraded when required by the authority
having jurisdiction to provide additional
electric, water, sewer, or gas service; and
3. The existing portion of the park shall be
upgraded where the authority having
jurisdiction has identified unsafe, life
threatening, or unsanitary conditions
needing correction.
10-9.2 Park Alterations. Mobile home
and manufactured dwelling park
alterations shall comply with the following:
(a) Manufactured dwelling lot lines may
'be . moved or reconfigured to
accommodate minor changes.
Manufactured dwelling lots may be
added, moved,combined, expanded, or
eliminated within a park to accommodate
a different size or shape manufactured '
dwelling, accessory building, or
Date Received:
. Planner: AL
158
.
accessory structure provided an
amended park plan is submitted to and
approved by the authority having
jurisdiction prior to making any changes.
, The amended park plan shall show the
location of the new lot lines, the new lot
sizes, and the new numerical
identification of the affected lots;
(b) Manufactured dwelling lots that have
been amended shall have the
replacement manufactured dwelling,
accessory building, or accessory
structure installed according to the
minimum setbacks and clearances
required in Chapter 9 of this code;
(c) The authority having jurisdiction may
approve alterations to existing mobile
home or manufactured dwelling parks as '
long as the alterations comply with the
requirements of this chapter of the code;
and
(d) The authority having jurisdiction may
approve alternate methods and materials
if they provide equivalent protection to
those requirements contained in this
code, except where the alternate method
or material would be in direct conflict with
statute,
10-9.3 Conversion of Parks. Mobile
home and manufactured dwelling parks
being converted to another use shall
comply with the following:
(a) A mobile home or manufactured
dwelling park shall only be converted to a
subdivision with the prior approval of the
authority having jurisdiction and the local
planning department. The municipality
may require all park streets, alleys, and
common areas to be dedicated to the
municipality: A municipality may deny
approval of such a conversion;
(b) A mobile home or manufactured
dwelling park may be converted from a
"family park" to a "55 and older park"
providing the park complies with the
Housing For Older Persons Act of 1995;
(c) A mobile home or manufactured
dwelling park may be converted from a
"55 and older park" to a "family park"
providing the park complies with the
Housing For Older Persons Act of 1995;
.
(d) A mobile home or manufactured
dwelling park may be converted to a'
'recreational vehicle park or combination
park if approved by the authority having
jurisdiction and the local planning
department and if it meets all state and
local requirements for a recreational
vehicle park; and
(e) A temporary manufactured dwelling
park may be converted to a permanent
manufactured dwelling park if approved
by the authority having jurisdiction and
the local planning department and is
upgraded to meet all the requirements of
this chapter.
10-10 Maintenance and Safety.
10-10.1 Park Responsibilities. The
owner or operator of a mobile home or
manufactured dwelling park shall:
(a) Maintain the park's common use
areas such as trees, streets, alleys, all
common luminaires, common driveways,
sidewalks, walkways, bridges, culverts,
pools, park buildings, and other similar
areas or facilities in a safe and sanitary
condition;
(bj Maintain the park's common use
areas such as green spaces, bike paths,
buffer zones, open spaces, play and
recreation areas, and other similar areas
in a safe and sanitary condition;
(c) Maintain all required park signage,
marking, striping, safety barriers, and
other similar accessories to keep them
functional and in good repair;
(d) Maintain all undeveloped grounds
adjacent to the occupied portion of the
park to. prevent the spread of fire and
infestation of rodents or vermin;
(e) Maintain the park's sewer, water, fuel
gas, and electrical service to the utility
termination on each lot in a safe and
sa'nitary condition;
(f) Maintain the park's storm water
drainage system to prevent standing
water or water run off on to manufactured
dwelling lots, common use areas, or
adjacent properties;
(g) Maintain vegetation, including trees, in
the park's common use areas to prevent ,
over growth, accumulation of
159
Date r'teceived:
Planner: AL
.
.
decomposing materials, fire hazards, and
the attraction of rodents or vermin;
(h) Keep the park grounds free from
accumulation of dry brush, leaves,
weeds, debris, and refuse that are
capable of promoting the spread of fire or
attracting rodents or vermin;
(i) Require the residents to maintain their
homes and lots according to this code;
(j) Maintain and provide an updated site
plan of the park to the local fire official
showing all street names, lot numbers,
water supplies, and utility disconnects;
(k) Maintain the surfacing material under
and around playground equipment;
(I) Keep fire lanes open at all times and
enforce "no parking" areas within the
park;
(m) Permit and assist the entry and
access of all emergency vehicles within
the park; ,
(n) Prevent any construction within the
minimum clearances and setbacks
required by this code and the authority
having jurisdiction; and
(0) Burn debris only in designated areas
at times permitted by the Department of
Environmental Quality (DEQ) and the
local fire official.
10-10.2 Resident Responsibilities.
Residents of a manufactured dwelling lot
in a mobile home or manufactured
dwelling park shall maintain their home,
lot, and parking area and provide
reasonable safeguards against fire and
other hazards, A resident in a mobile
home or manufactured dwelling park
shall:
(a) Maintain the vegetation on the
manufactured dwelling lot to prevent over
growth, accumulation of decomposing of
dry materials, and debris creating fire
hazards, and the attraction of rodents or
vermin, except as otherwise provided by
the rental agreement;
(b) Maintain the manufactured dwelling
roof gutters and down spout connections,
when required, to the lot's storm water
drainage systems to prevent standing
water, erosion, and run off onto adjacent
lots or properties;
.
(c) Maintain the grounds, walkways,
driveways, patio slabs, accessory
structures, and accessory buildings on
the manufactured dwelling lot in a safe
and sanitary condition;
(d) Maintain the sewage connections to
the home to assure they are air and water
tight, free from leaks and other defects;
(e) Maintain the water and fuel gas
connections between the manufactured
dwelling and utility termination on the lot
in a safe condition free from leaks or
other defects;
(f) Maintain the electrical utility
connections between the manufactured
dwelling and the service disconnect in a
safe condition free from damage and
degradation; ,
(9) No person shall allow their pet or
animal to run at 'large or to create any
health hazard within a mobile home or
manufactured dwelling park;
(h) Keep the area directly under each
manufactured dwelling" accessory
structure, or accessory building free and
clean of refuse or other objects that may
create a fire hazard or harbor rodents or
vermin;
(i) Prevent the storage of combustible
materials, flammable liquids, gases, or
fuel powered equipment under any
manufactured dwellings, accessory
building, or structure;
(j) Park only in designated parking areas
and keep fire lanes within the park open
and unobstructed at all times;
(k) Maintain approved smoke alarms in
their manufactured dwelling;
(I) Burn debris only in designated areas at
times as permitted by DEQ and the local
fire official; and
10-10.3 Contractual Services. Where
there is a written contract between a
resident and the park owner to provide
some or all of the resident's maintenance
requirements described in Section 10-10-
2 of this chapter, the resident shall not be
held accountable for such maintenance
provided the resident is acting in good
faith and has fulfilled all the terms of the
contract.
Date r<6ceived:
Planner: AL
160
.
.
10-10.4 Monitoring. As permitted by
ORS 446.066 and 446.072, the Division
may perform continued monitoring
inspections in mobile home and
manufactured dwelling parks to assure
continued compliance with state statutes
and this code:
(a) The authority having jurisdiction may
inspect mobile home or manufactured
dwelling parks to assure the park
continues to conform with the relevant
state statutes and this code;
(b) Police officials may cite and remove
vehicles parked in fire lanes, no parking
areas, and in parking spaces reserved for
disabled persons;
(c) Fire officials may inspect the common
areas of the park and any park buildings
to identify fire hazards and require
corrective action; and
(d) Upon request by state, county, or city
officials, acting on official business, the
park owner or operator shall permit
access to all parts of a mobile home or
manufactured dwelling park, except for
private residences.
Dat~ Received:
Planner: AL
.
161