A. Definitions: For the purposes of this section, the following definitions shall apply:
COMMON PLAY AREA: Shall refer to the play area required in subsection F3 of this section. The term common play area shall not refer to the outdoor living area required in subsection D4 of this section.
DRIVE: A privately owned roadway that provides internal circulation for vehicles within the manufactured home park and/or access to manufactured home spaces within the manufactured home park.
MANUFACTURED HOME SPACE: Shall refer to the area that is for lease or rent as a site to place a manufactured home, including the required outdoor living area. The manufactured home space shall be delineated on an approved master site plan for a manufactured home park.
SERVICE AREA: Shall refer to areas necessary for the management of the manufactured home park. Such areas may include, but shall not be limited to: storage and collection areas for trash and garbage, loading and unloading areas other than passenger vehicles, and outdoor storage areas.
B. Density: The maximum density of a manufactured home park shall not exceed the maximum density of the corresponding base district.
C. Use Standards:
1. Accessory uses shall be in conformance with the accessory uses of the corresponding base district.
2. A single-family detached dwelling or a manufactured home may be allowed for the sole use of a caretaker.
3. A recreational center and clubhouse may be allowed for the use of park residents.
4. Manufactured home parks shall accommodate only manufactured homes – not vacation trailers or other recreational vehicles except when stored within a designated storage area. A manufactured home shall not remain overnight in a manufactured home park unless it is parked in a manufactured home space. Not more than one manufactured home shall be parked at one time in a manufactured home space.
5. Manufactured home parks approved subject to the regulations of this section may be expanded or altered after approval is obtained from the decision making body. The application, filed by the owner or other party in interest, shall be filed and processed in the same manner as an application for a new manufactured home park.
D. Manufactured Home Space Design Standards:
1. No manufactured home space shall contain less than two thousand (2,000) square feet. The gross average areas of all spaces in the park shall not be less than three thousand (3,000) square feet. No drives, common play area, or service area shall be considered as providing any part of the required manufactured home space.
2. No manufactured home space shall be less than thirty feet (30') in width and/or depth.
3. The boundaries of each manufactured home space shall have an approved fence, wall, planting, or other permanent marker defining the perimeter of the space.
4. An outdoor living area shall be provided in each manufactured home space. Such outdoor living area shall be a minimum of ten percent (10%) of the individual space, but in no case shall such area be less than three hundred (300) square feet nor required to be more than five hundred (500) square feet. The minimum dimension of such area shall not be less than fifteen feet (15').
E. Drives: Drives shall comply with the following standards and are subject to plan review, field inspection, and approval by the county engineer:
1. The following construction standards apply to all drives in manufactured home parks:
a. A minimum of one drive shall originate at a public street and terminate at a public street. This standard is not intended to require two (2) access points to the manufactured home park.
b. Drives shall have rolled concrete curb and gutter sections along both sides of the drive and extending the length of the drive.
c. Drives shall be a minimum of thirty feet (30') wide from back of curb to back of curb. The entire width of the drive shall be improved.
d. Drive shall have a crown or transverse slope a minimum of two percent (2%) to drain water away from the travelway and shall be disposed of in a manner that protects life and property.
e. The improved surface shall include 2.5 inches of asphalt plant mix paving on top of the base course of six inches (6") of three-fourths inch (3/4") minus crushed gravel or other materials approved by the county engineers over a stable compacted subbase. As an alternative to asphalt plant mix, concrete shall be allowed with the approval of the county engineer.
f. Bridge and culvert crossings shall be designed for a minimum H-16 loading.
g. The maximum allowable grade shall be ten percent (10%) slope.
h. The minimum center line curve radius shall be fifty feet (50').
i. The minimum curb radius at intersections shall be twenty feet (20').
2. The county engineer may approve, or recommend approval of, alternative drive designs when the overall design, as proposed by the applicant, meets or exceeds the intent and the requirements of this article and shall not be detrimental to public health, safety, and welfare.
3. Sidewalks shall be constructed along one side of the drive and constructed to the standards for local streets in the most current edition of the development policy manual as adopted by the Ada County highway district.
F. Park Design Standards:
1. Two (2) off-street parking spaces shall be provided for each manufactured home space. All off-street parking shall be improved to the same standards as drives as noted in subsection E of this section. Parking areas for accessory uses shall be paved in a like manner. For the purposes of this section, off-street parking spaces shall mean off-drive parking spaces.
2. Outdoor lighting shall be provided to illuminate drives and sidewalks. Lighting shall be subject to the regulations of chapter 4, article H of this title.
3. Manufactured home parks that accommodate children less than fourteen (14) years of age shall provide a common play area restricted to that use. Parks that qualify as housing for older persons subject to the federal fair housing act are exempt from this regulation.
a. A minimum of one hundred (100) square feet of common play area shall be provided per manufactured home space; provided, however, that no such common play area, regardless of the number of manufactured home spaces, shall be less than two thousand five hundred (2,500) square feet.
b. The common play area shall be protected from all streets, drives, driveways, and parking areas by a minimum thirty six inch (36") barrier. The fencing material shall meet the swimming pool barrier requirements of the Ada County building code as set forth in title 7, chapter 2 of this code.
4. All manufactured home parks shall comply with the Americans with disabilities act accessibility guidelines.
5. Manufactured home parks shall provide a side and rear yard of a minimum of twenty feet (20').
a. Where the neighboring property is in a residential base district, such yard may be used for open space but shall not contain carports, storage structures, or any other structures.
b. Where the neighboring property is in a rural, commercial, or industrial base district such yard may be used for open space, group or individual parking, recreational facilities, carports, or storage structures.
G. Screening: The following standards shall be in addition to the landscaping and screening standards in chapter 4, article F of this title.
1. Along the perimeter of the manufactured home park, fences, walls, and/or vegetative screening shall be provided to screen off-street parking areas with more than five (5) spaces and service areas.
2. Fences, walls, and/or vegetative screening along the perimeter of the manufactured home park shall be provided to protect park residents from undesirable views, lighting, noise, or other off- site influences, or to protect occupants of neighboring residential districts from potential adverse influences within the manufactured home park including, but not limited to, undesirable views, lighting, and/or noise.
3. Off-street parking areas with five (5) or more parking spaces and service areas shall be screened from view of park residents.
H. Manufactured Home Placement Standards:
1. Carports, cabanas, awnings, and all other structures, whether herein defined or not, that are attached to the manufactured home shall be considered as a portion of the manufactured home. Such additions and structures shall conform to the requirements of the Ada County building code as set forth in title 7, chapter 2 of this code.
2. Trailer hitches shall not project beyond the manufactured home space.
3. The minimum distance between a manufactured home (exclusive of trailer hitches) and:
a. Any other manufactured home shall be ten feet (10').
b. Any structure shall be ten feet (10').
c. Any property line (excluding manufactured home space boundaries), shall be equal to or greater than the required setback for the base district.
d. Any public street shall be equal to the required setback for the base district.
e. Any common drive or walkway shall be five feet (5').
4. Not more than sixty percent (60%) of a manufactured home space may be occupied by a manufactured home and any other accessory structures.
(Ord. 389, 6-14-2000; amd. Ord. 902, 10-2-2019)