Architectural Standards

San Vicente Mobile Home Park Architectural Standards
(January 1, 2015)

San Vicente Mobile Home Park, LLC (leasehold owner by its authorized agents hereinafter referred to as Park Management) recognizes that the Homeowner has a substantial financial interest in maintaining the standards and livability of the park in which his or her home is located. The structure of the park has been planned to maintain high standards, thereby protecting the investment and insuring the maximum enjoyment of the homes and the park facilities. In order
to avoid misunderstandings, the following Architectural Standards terms and conditions have been revised. San Vicente Mobile Home Park reserves the right to supplement and/or amend any of the following in accordance with applicable county ordinances and state law. The term “Homeowner” shall include the Homeowner and all legal residents of his or her mobile home.

The Homeowner may request a variance from these standards provided the request is in writing. Park Management at its sole discretion may approve or deny the variance. Any approval or denial shall be in writing. Nothing in these standards is intended to require current mobile homes to be upgraded except at the time of transfer or sale and then only to comply with county ordinances and state law.

1) Architectural Control and Acceptance: Park Management must approve the design and appearance of each new or remodeled mobile home before implementation can proceed. Prior written approval must be obtained from Park Management before any mobile home is replaced. All new mobile homes must comply with all state laws, county ordinances and Park Architectural Standards. Homeowner shall obtain all state or county permits when required by law.

2) Each Homeowner must apply in writing to Park Management for approval of the following items:

a) A dimensional plot plan of the lot drawn to scale showing how the installed mobile home will be placed, including measurements to lot lines and all structures, streets, and utility pedestals. All setbacks must be maintained per the Park’s Conditional Use Permit.

b) A brochure or other representative picture or description from the manufacturer of the mobile home to be placed on the lot.
c) A color sample showing the exterior colors of the mobile home. Approved color samples are available in the Park Management office.

d) A detailed exterior plan drawn to scale with carport, privacy screens, patios, awnings, landscape design including walkways and watering systems. A complete list of materials to be used is required.

e) Each mobile home site has a permanent file, which is maintained in the park office. Park Management will place a copy of the finalized floor plan, including any carport, porch/decking, paint swatches, landscape plan and storage unit in that file.

f) The Homeowner should check with his/her mobile home dealer to determine that the unit to be installed will conform to all ordinances of the County of Santa Barbara and requirements of the State of California. It is Homeowners responsibility to obtain the necessary building permits and other necessary county and utility approvals. No application should be made to the County of Santa Barbara or the State of California for permits until Park Management has approved in writing all of the above listed items.

3. Mobile Home Installation: All city, county, state, and/or federal fees to set the mobile home are to be paid by the Homeowner. All work is to be done by valid, California licensed contractors. Park Management holds no future responsibility to homeowner for poor drainage, cracked or raised concrete or bricks, or the failure of plants, trees or lawn. Placement of mobile homes must be under the management’s supervision. Management will inspect all work prior to final acceptance of the mobile home.

4. Set-up and Occupancy: Mobile homes must be fully set up with carports completed, connected to utilities, ready for occupancy, and have passed all Santa Barbara County or California State Department of Housing and Community Development installation inspections within sixty (60) days of delivery of the mobile home to the space. The word “occupancy” as used in these Architectural Standards is defined as the date the mobile home is ready for habitation, whether the mobile home is physically occupied or not.

5. Mechanic’s lien: If any liens are placed upon the leased premises or any improvement thereon by reason of work undertaken by or at the request of Homeowner, the Homeowner, within ten (10) days from recordation of said lien, shall cause the same to be discharged or released by the posting of a bond. The Homeowner shall defend, indemnify and hold Park Management harmless against all liability or claims arising out of any work or installation caused to be performed by the Homeowner on the premises. In the event the Homeowner fails to do so, Park Management may (but shall not be required to) pay all such sums as are required to
cause the release of such lien and then deliver to the Homeowner written notification of such payment. The Homeowner shall pay said sum to Park Management within five (5) days of receipt of such notification of payment having been made. If not so paid, all such sums shall thereafter bear interest at the highest rate permitted by law. Park Management reserves the right to enter upon the Homeowner’s lot for the purpose of posting such notices of non- responsibility as may be permitted by law.

6. Mobile Home Standards: Homeowner must always fill out an Architectural Standards Change/Variance Form and have the form signed by a Park Management representative if Homeowner intends to remodel, make any structural additions/changes, or any exterior aesthetic additions/changes including major landscaping projects. To insure the long-term aesthetics of the community, specific mobile home standards as set forth below must be met:

a) Size: All mobile homes must conform to the size of the space on which they are to be located. In any event, all mobile homes must be at least twenty-four (24) feet wide. All hitches and tongues must be removed completely from all mobile homes.

b) Setbacks: Check with Park Management for all setback requirements. All setbacks must be maintained per the Park’s Conditional Use Permit. Twenty-five (25%) percent of your lot must be open space.

c) Siding/Skirting/Windows: All new mobile homes must have exterior siding that is not aluminum. Skirting shall be installed on all mobile homes moved into the park. The skirting shall match the siding with respect to material from which it is constructed, color and style. Slump- stone, decorative brick or other such materials may also be used for skirting with the prior written approval of Park Management. When replacing skirting on any existing mobile home, it must comply with these standards. Window sash shall be consistent with the architecture of the mobile home. Other window sash material of equivalent quality may be used with Park Management written approval.

d) Fascia and Flashing: All new mobile homes must have wood fascia and matching moldings and flashings. All porches and awning fascia must match the fascia on the mobile home and be uniform in size.

e) Paint: All exterior paint and trim colors for your home and storage units must have Park Management approval prior to application. When working with a paint contractor, it is the Homeowners responsibility to communicate that there is absolutely no spray painting of any kind allowed in the Park. Earth tones are generally approved colors.

f) Roofing: Permitted materials for roofing are composition asphalt shingle or tile. Park Management must approve all colors. Minimum roof pitch will be 2/12. All vents and roof jacks must be painted to match the roof.

g) Porches/Awnings/Stairways: All mobile homes must have carport awnings and main entry awnings. Length and size of awnings is determined by mobile home and lot size, keeping within all set back requirements. All mobile homes must have a porch in keeping with the size of the mobile home space, adhering to all setback requirements. Because each space is different as to size and shape and each mobile home is different as to each location of the main entrance, discretion as to size and location shall rest with Park Management. It is the intention of this section that porches be more than mere landings located at the main entrance of the mobile home. All stairways must include handrails specific to County Code and meet setback requirements.

h) Carports: Must be designed to fit at least two (2) automobiles. All privacy screens connected to the carport uprights must not cover more than fifty (50%) percent of the open space. Privacy screens must be setback as not to impede the visual sightline when exiting the carport. All privacy screens must have prior written approval from Park Management. Workbenches, small cabinets, bookshelves and the like are NOT allowed in carports.

i) Gutters and downspouts: Gutters are required on all new mobile home eaves with an overhang less than twelve (12) inches. Gutters and downspouts shall be directed toward the street. Gutters and downspouts shall be painted to match adjoining materials. All water runoff must be directed toward the street or any adjacent drainage channel and not onto other mobile home spaces or common areas.

j) Storage Units: One or two storage units totaling not more than one hundred twenty (120) square feet may be installed. The height of the storage unit is not to exceed ten (10) feet, excepting when built under carport awning. Park Management must approve location of all storage units and all setbacks are strictly enforced. Newly constructed storage units must match material and color of home.

k) Concrete Work: The Homeowner is responsible for the care and maintenance of all paved

surfaces on the space installed by them. Any sidewalks, patios or other paving must be installed in such a manner as to facilitate the drainage of the lot and not dam up water or otherwise impede its flow off the lot. Cement may not be poured over utility lines. Any written consent of Park Management must comply with the Mobile home Residency Law as it pertains to driveways.

l) Digging/Trenching: Because there are underground utilities in the park, the Homeowner must check with Park Management prior to digging any holes on the lot for tie-downs, awning supports, or major landscaping purposes. Before driving rods or stakes into the ground, you must check with Park Management. Homeowner will bear the cost of repairs to any utilities or property of the Park, which is damaged.

m) Air Conditioners: No air conditioner system may be installed without the prior written approval of Park Management and a permit issued from the county or other governing agency. Window air conditioning units must not be visible from the street.

n) Utility Connections: All utility connections from the pedestal are the responsibility of the Homeowner. Park Management must approve before County Permit is issued to move any utility.

o) Tie Downs/Earthquake Bracing: State law requires the installation of a tie down system in conjunction with the installation of a new mobile home. Santa Barbara County is known as a risk area for potentially destructive earthquakes. As such, the Homeowner may wish to consider the installation of an earthquake bracing system under his or her mobile home, in that the State of California has determined that such systems may provide a degree of protection in the event of an earthquake. The state provides a list of approved systems for installation under mobile homes.

p) Antennas/Satellite Dishes: All Homeowners must get prior written approval of Park Management before installing a satellite dish. Television antennas are allowed. CB type antennas may not be installed extending higher than twelve (12) feet above the roofline. Satellite dishes shall be located in the rear thirty-five (35%) percent of the lot and not visible from the street. The size of the satellite dish shall be no larger than thirty-six (36) inches in diameter and only one satellite dish may be installed per mobile home lot.

q) Signage: One “For Sale” sign is permitted and must not be larger than twenty-four (24) inches by twenty-four (24) inches. One Open House sign is permitted only on the space that is having the Open House. A Political sign is permitted and must not be larger than six (6) square feet and may only be displayed during a period of time ninety (90) days prior to an election to fifteen (15) days following the election. All signs must be displayed in accordance with the Mobile Home Residency Law. (For Sale/Open House signs: MRL Article 9 Section 799.1.5 and Political Signs: MRL //article 9 Section 799.10).

7. Park Management Rights and Responsibilities: Park Management reserves the right to enter each mobile home space for repairs, maintenance, space inspections, or other reasonable purposes as permitted by law. Park Management will attempt to give 24 hour written notice.
Park Leasehold Owners and Park Management are not responsible for accidents, injuries or loss of property by fire, theft, wind, flood or acts of God.

8. Landscape Standards: As landscaping continually grows and changes the maintenance of your home and property must be maintained in a timely manner. The following applies:

a) For all major landscape projects, Homeowners must submit a drawn to scale plan for Park

Management written approval prior to the start of the project.

b) All approved landscaping projects must be completed within sixty (60) days of start date. (weather permitting)

c) Homeowner must obtain written permission from Park Management to plant tree(s) on the home site. Park Management retains the option to determine the location and type of tree, which may be planted. Park Management is responsible for trimming, pruning, and removal of any tree, which poses a specific hazard or health and safety violation on a Home site. In the case of a dispute between Park Management and Homeowner, the determination of the hazard or violation shall be made by the California Department of Housing and Community Development (HCD) or local enforcement agency, depending on which governmental agency has jurisdiction. Homeowner’s may NOT trim trees or shrubs on Park Property other than his/her home site, without prior written permission from Park Management.

d) Yards may be landscaped with ornamental rock, bark and wood chips only when there is a decorative border with a height minimum of three (3) inches surrounding the area to keep product within property lines and out of the street.

e) All landscaping must be kept trimmed and may not encroach into streets, walkways or property lines (unless agreed upon between Homeowners). A clear pathway of three (3) feet must be maintained around each home. For safety reasons shrubs/plants next to a driveway entrance must be trimmed to maintain a height that will not impact or obscure the visual sightline while exiting in a vehicle.

f) Homeowner must keep the home free of weeds, fallen leaves, trash or debris. All fallen fruit must be gathered and put in trash receptacles immediately, so not to attract rodents. When Homeowner is away, it is the Homeowner’s responsibility to have someone maintain all landscaped areas.

g) When Homeowner’s landscaping is not maintained as required by these Standards, Park Management may serve a 14-Day written notice. Homeowners must comply with the written notice or Park Management has the right to complete the maintenance and charge the Homeowner a reasonable fee for the labor and expenses added and payable with the next Rental Statement.

h) Composting may be done only in an enclosed bin designed for composting. Composting piles are not allowed.

i) Areas that have been designated for landscaping may not be converted to a driveway or carport, patio or deck without prior written approval from Park Management.

j) All landscaping and structures or other improvements permanently attached to or embedded in the ground shall become part of the realty upon installation and belong to the Park and shall remain upon and be surrendered with the space, unless Homeowner obtains prior written permission from Park Management to remove, at his/ her expense, said improvements and landscaping. Homeowners shall repair damage to the space caused by the removal, including, but not limited to, the filling in and leveling of holes or depressions and shall leave the space in a neat, uncluttered condition with the Park’s original engineered grade.

k) All landscaping including, but not limited to trees, shrubs, vines, bushes and lawns, shall be well maintained by Homeowner. Such maintenance shall include, but not be limited to;
1. The frequent mowing of any lawns.

2. Home site shall be kept free of weeds and debris at all times.

3. To mitigate fire danger, the trimming of all trees, shrubs, vines and bushes in a manner that maintains an attractive shape and prevents such plants from blocking a neighbor’s view or from being excessively high or brushing against a neighbor’s mobile home or awning.
4. Park Management recommends removing mature, overgrown juniper and juniper-like shrubs, as they may be a severe fire hazard.

l) A small vegetable or fruit garden not to exceed one hundred (100) square feet is permissible in the rear of the home site providing it is out of view from the Park’s streets.

m) Fence/privacy screen: With setback regulations and a required three (3) foot unobstructed path around each home-site for safety/fire precautions, fences are NOT allowed. For clarification, a fence is defined as a wall-like structure designed to keep people and animals in or out. Privacy screens are stand-alone wall-like structures (unless attached to carport uprights) designed for privacy from pedestrians, automobiles and neighbors. Small privacy screens are allowed with written Management approval. There is a height limitation of six (6) feet for privacy screens and all setback requirements are strictly enforced. Prior to installation of any privacy screen a written design/plan accompanied with a material list is required to be verified and signed off by Management. Small enclosures for dogs, with height restrictions of four (4) feet and not larger than one hundred (100) square feet will be approved/denied on a case by case basis, taking into consideration all set back requirements, proximity to neighbors and site location.

n) Entrance ramps: When a ramp and handrail are to be constructed in place of a stairway, the requirements for the design and construction of the ramp and handrail are contained in the California Building Code. A ramp may not extend beyond the front of the mobile home with all other setback requirements strictly enforced. Park Management may approve/deny such ramps on a case-by-case basis.

9. Maintenance Standards:

a) No maintenance, repair or other work of any kind on any vehicle, boat, or trailer (other than the mobile home which Homeowner resides in) may be done on the Home site except for fixing flat tires, replacing batteries, or “jumpstarting” vehicles. This prohibition on maintenance and repair work includes but is not limited to the changing of oil.

b) Only licensed contractors having liability and worker’s compensation insurance are permitted to install items, which require connection to Park utilities (water, sewer, and electric). No connections will be permitted to the Park electric pedestal, except for one mobile home service connection.

c) Only outdoor patio furniture manufactured for outdoor use may be used on the patio, porch or yard. No washers, dryers, refrigerators, or other such appliances may be used outside the mobile home or stored anywhere on the space except in the mobile home.

d) Patio furniture, operable bicycles and barbeque equipment, all of which are to be maintained in an attractive and neat condition, are the only items permitted outside of the home or storage shed. Planters are permitted on the space and around the home, however, there should not be so many as to give the space a cluttered look. Planters and pots not containing plants must be stored in a storage unit.

e) When cleaning driveways, Homeowner should use as little water as possible. Water shall not be used to clean debris from the asphalt roadways in front of the home.

f) All Homeowners shall have a garden hose(s) continuously attached to a faucet. Hose(s) must be of sufficient length to reach all sides of the mobile home for added fire fighting capability. All hoses must have a nozzle with auto shut off feature.

g) Park installed driveways are maintained by the park until such time the Homeowner adds on, tiles, cements, paints, or makes any changes to the original driveway including excessive automobile oil staining.

Homeowner’s Signature Space # Date

Homeowner’s Signature Space # Date

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