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(A) General.
(1) Mobile homes are increasingly becoming a part of the urban scene, therefore it has become necessary to establish a zone for them containing basic and uniform regulations and performance standards in order to protect the safety, health, and welfare of their occupants as well as the total community.
(2) A mobile home park must be sufficient to accommodate the desired number of units, parking area for motor vehicles, access roads and walkways, and recreational facilities - all as required in this section. Among the features to be considered in the planning of mobile home parks shall be: size, shape, topography, land costs, local codes and ordinances, uses of adjoining properties, availability of water supply and sewage disposal. Prior to filing an application for an MHR Mobile Home Residence Zone the interested persons shall consult with local and state health authorities to determine the suitability of the site.
(B) Standards. The following standards shall be complied with in any plan, application, or request for a change in zone to permit a mobile home park. Such standards shall be over and above those which may be required by other local or State agencies. State standards in I.C. 22-15-4-1 et seq. as amended and 410 I.A.C. 6-6 as amended are minimum standards.
(1) Roads: Parking. All streets intended to be dedicated to the public shall be constructed and designed in compliance with the standards set forth in the subdivision regulations. All streets intended to be privately owned and maintained shall be constructed and designed in compliance with the standards specified herein. All internal streets shall have a minimum width of 24 feet of pavement. If parking is prohibited on both sides of an internal street, the width may be reduced to 18 feet of pavement. Internal streets shall be two-way streets if they are 500 feet or less in length or serve less than 25 mobile homes.
(a) They shall be one-way streets regardless of length if they provide access to mobile homes on one side of the street only. Dead-end streets shall be provided with a turn-around having at least 60 feet in diameter.
(b) Entrance streets connecting with internal streets shall be not less than 34 feet in width if parking is permitted on both sides. If parking is permitted on one side only, such a street may have a width of 27 feet, provided the entrance street is more than 100 feet in length and does not provide access to abutting mobile home lots within the first 100 feet.
(c) All streets shall intersect at right angles. Street intersections should be at least 150 feet apart and the intersection of more than two streets at one point shall be avoided.
(d) Grades shall be less than 8%. Short runs up to 12% could be used if necessary. All streets shall be provided with a smooth, hard, and dense surface properly drained and according to the most recent city or county specifications.
(e) To reduce traffic hazards, parking or individual parking spaces on each lot shall be provided at a ratio of eight spaces for every four mobile home lots. Every parking space shall be located within 100 feet of the mobile home it is intended to serve.
(2) Walkways. Where traffic is expected to be heavy such as in the proximity of recreation areas, management or service areas, three and one-half foot common walks shall be provided. Walks shall also be provided on each mobile home lot so as to connect it with the street. Such walk shall have a minimum width of two feet.
(3) Lots. Every lot in a mobile home park shall contain 3,500 square feet in area to avoid overcrowding and in order that modern mobile homes and appurtenances can be properly accommodated. There shall be a 15-foot clearance between mobile homes, including mobile homes placed end to end. No mobile home shall be closer to any park property line than 25 feet, 30 feet to any street or right-of-way, 15 feet to any recreational area. In determining clearances and open spaces, accessory structures having a horizontal area in excess of 25 square feet located within ten feet of a window shall be considered as a part of the mobile home. Driveways for individual mobile home lots shall be at least eight feet in width with an extra two feet if they serve as walks. The on-lot parking space served by a driveway shall be nine feet wide and 20 feet long.
(4) Recreation. Every mobile home park shall provide recreation areas in a ratio of at least 100 square feet of space for each mobile home lot. No outdoor recreation area, however, shall be less than 2,500 square feet. Recreation areas shall be located on sites substantially free from traffic interference and hazards. The same shall be properly buffered with trees, evergreens and/or other vegetative growth.
(5) Service buildings. There shall be a service building on every mobile home park to accommodate laundry and storage facilities whose construction shall conform to local and state building regulations. Such building shall be of permanent construction and shall have a weather-resistant exterior finish of moisture-resistant material. Floors shall be impervious to water and sloped to drains connected to a sewerage system.
(C) Permits.
(1) It shall be unlawful for any person to construct, alter, or extend any mobile home park unless he or she has been issued a zoning permit by the Plan Commission. Application for such permits shall be filed with said Plan Commission and shall contain the following information: Name and address of the applicant; location and legal description of the property; and complete engineering plans and specifications for the proposed park. Engineering plans shall include the area and dimensions of tract; number, location, and size of all mobile home lots; location and width of all roadways and walkways; location of service buildings and other buildings; location of water, plans, and specifications for the water supply systems; plans and specifications for buildings constructed or to be constructed within the mobile home park; and the location and details of the lighting and electrical systems. Copies of all information shall be supplied to the Plan Commission for obtaining a permit.
(2) No zoning permit shall be issued by the Plan Commission for the installation of a mobile home park until a zone change has been favorably completed and all the requirements of this section have been met. Any extension of an existing park which was not a part of the original plan shall meet all the requirements of this section and a permit shall be obtained from said Officer based on the number of additional lots and the per-lot fee as stated in this chapter. The zoning permit for the mobile home park shall not be considered as a permit for common buildings constructed in conjunction with the park. All recreation buildings, service buildings, and other buildings housing common facilities shall be considered commercial buildings for the purpose of obtaining all applicable permits.
(D) Sewage-water.
(1) No mobile home park shall be permitted unless the same shall be connected to existing sewerage facilities or unless it provides a sewage disposal plant which shall adequately serve the proposed park and any future extension of it. Any sewage disposal plant shall have the approval of the State of Indiana Board of Health.
(2) No mobile home park shall be permitted unless the same is connected to a public water supply system or shall provide its own adequate centralized water facility acceptable to the State Board of Health. Written certification from the agency shall be furnished to the Plan Commission. The sanitary sewer system and the storm sewer system shall be separate and shall be sized and designed according to standard engineering practice. Storm sewers shall provide a minimum velocity of two and five tenths per second when flowing full. Written certification from an appropriate body or agency shall be furnished to the Plan Commission that the storm sewers are installed as such or that the drainage system has been approved.
(E) Pest control. Mobile home parks shall establish and operate under the most rigid practices to control mosquitoes, flies, roaches, rats, fleas, ticks, chiggers, and other pests.
(F) Refuse collection. Mobile homes shall each be equipped with a 30-gallon container. Such container shall be regularly sprayed with suitable insecticides to reduce odors and to eliminate fly incidence. All refuse containing garbage shall be collected at least once weekly. The mobile home park shall include a central collection area for garbage and solid waste with room for an enclosed dumpster or other suitable collector approved by the city’s garbage collection official.
(G) Electrical distribution.
(1) Electrical wiring, equipment, and appurtenances shall be installed and maintained in accordance with applicable permits, codes, and regulations. Where such codes do not exist the provisions of the National Electrical Code shall control.
(2) All streets, walkways, buildings, and other facilities shall be adequately lighted. An average illumination level of at least six-tenths (0.6) footcandle and a minimum illumination level of one-tenth (0.1) footcandle shall be maintained on all streets. Potentially hazardous locations such as intersections, steps or ramps shall be illuminated with a minimum level of three-tenths (0.3) footcandle.
(H) Mobile home requirements. All mobile homes permitted to be installed in said mobile home residence zone shall comply with the following requirements:
(1) Manufactured home. The following manufactured homes are permitted:
(a) A dwelling unit fabricated on or after January 1, 1981, in an off-site manufacturing facility for installation or assembly at the building site, bearing a seal certifying that it is built in compliance with the federal Manufactured Housing Construction and Safety Standards Code, being 24 C.F.R. 3280, or I.C. 36-7-9-4, as promulgated by the Indiana Administrative Building Council. Should a court, either federal or state, determine that the fabrication date of January 1, 1981, is arbitrary or a violation of any federal or state right, including equal protection laws, this chapter shall not be interpreted to exclude fabricated dwelling units constructed after July 15, 1976, which manufactured homes comply with all HUD Code requirements.
(b) Built with Manufactured Housing Construction and Safety Standards Code. Title IV of the 1974 Housing and Community Development Act (42 U.S.C. §§ 5401 et seq), as amended (previously known as the federal Mobile Home Construction and Safety Act, 42 U.S.C. §§ 5401 et seq.), rules and regulations adopted thereunder, which include H.U.D. approved information supplied by the home manufacturer, and regulations and interpretations of said code by the Indiana Administrative Building Council.
(2) Mobile home. The following mobile homes are permitted in the MHR Zone: A transportable structure built after June 15, 1976, the effective date for the Federal Mobile Home Construction and Safety Act of 1974, larger than 700 square feet, and designed to be used as a year-round residential dwelling.
(3) The home shall meet all requirements applicable to single-family dwellings subject to minimum requirements herein and possess all necessary improvement location, building, and occupancy permits and other certifications required by the code.
(4) The home shall be larger than 768 square feet of occupied space if it is a manufactured home and 700 square feet if it is a mobile home, or meet the minimum square footage requirements for the appropriate zone.
(5) The home shall be attached, tied down, and anchored to a permanent foundation with adequate skirting installed in conformance with the regulations in the Indiana One and Two-Family Dwelling Code and with manufacturer’s installation specifications.
(Ord. 1991-07, passed 1-7-1991) Penalty, see § 10.99
GENERAL PERFORMANCE STANDARDS
The following standards shall be minimum requirements for uses permitted in this chapter. Because of the special character of the Business Zones, LBP Business and Professional Office Zone and GBC General Community Business Zone, the parking and loading facilities shall be developed as a part of a general plan based on location, system of streets and highways, and transit. Such facilities may be developed by financial interests which may lease them to parking operators by the city, and operated by it or by private operators, by a group or groups of merchants or investors, or by a single owner or partnership.
(Ord. 1991-07, passed 1-7-1991) Penalty, see § 10.99
(A) Purpose. In order to reduce congestion in public streets and highways and to provide increased safety for the general public, any and all structures erected after the enactment of this chapter shall be suited with parking, loading, and unloading facilities as required in this subchapter. Off-street parking facilities shall be screened from any Residence Zone with a suitable buffer or fence not less than four feet in height. No required front or side yard shall be used as a part of the off-street parking requirements. Where there may be more than one use in the same building or structure, the total off-street parking requirement shall be the sum of the requirements specified herein for each of the various uses.
(B) Definition. For the purpose of this chapter, a PARKING SPACE FOR ONE VEHICLE shall consist of not less than 180 square feet of area, exclusive of drives, aisles, and other necessary means of access, with free access from a public street or highway.
(C) Improvement. All land used for off-street parking, and all driveways thereto, shall be paved or surfaced in accordance with the most recent specifications of the city or county and shall be drained in a manner which shall meet the minimum required in such specifications. Any light used to illuminate land used for off-street parking or driveways thereto shall be installed and maintained so as to reflect the light away from any Residence Zone.
(D) Off-street loading and unloading. There shall be provided and maintained space for vehicles standing, loading, and unloading on the same premises with every building, structure, or part thereof hereafter erected, established, or enlarged and occupied by manufacturing, storage, warehouse, goods display, retail store, wholesale store, market, hotel, laundry, dry cleaning, and uses involving the receipt and distribution by vehicles of material or merchandise as follows: a 12-foot by 35-foot loading space with 14-foot height clearance for every 20,000 square feet or fraction thereof of floor area in excess of 6,000 square feet of floor area used for the above mentioned purposes, or for every 20,000 square feet or fraction thereof of land used. This requirement shall be separate and apart from any and all other off-street parking requirements.
(E) Off-street parking. The following off-street parking requirements shall be provided and maintained in conformity with the provisions of this chapter;
(1) Airport - One parking space for every two employees plus one parking space for every four seats;
(2) Apparel shop, dress shop, men’s clothing, children’s clothing - One parking space for each 125 square feet of floor area;
(3) Apartments - Two parking spaces for each dwelling unit;
(4) Apartment hotel, hotel, motel - One parking space for each sleeping room;
(5) Auditorium, gymnasium, theater - One parking space for each four seats based on the maximum seating capacity, including fixed and movable seats;
(6) Auto sales - One parking space for each 1,000 square feet used for retaining;
(7) Bakery, tavern - One parking space for each 125 square feet of floor area;
(8) Bank, industrial park - One parking space for each three employees;
(9) Barber shop, photography studio - One parking space for each 125 square feet of floor area;
(10) Beauty parlor - One parking space for each 125 square feet of floor area;
(11) Billiard room - One parking space for each 125 square feet of floor area;
(12) Bowling alley - Three parking spaces for each lane, plus one parking space for every six spectator seats;
(13) Boarding house, halfway house, dormitory, kindergarten - One parking space for each four occupants;
(14) Bus station - One parking space for each ten seats in waiting room, plus one parking space for each two employees of connected retail use;
(15) Cemetery - One parking space for each two employees;
(16) Clinic, professional office, doctor, attorney, dentist, accountant - One parking space for each two employees plus two parking spaces for each professional;
(17) Church, temple, lodge - One parking space for each six seats in main auditorium or one per each 125 square feet of floor area;
(18) Club house - One parking space for each two sleeping rooms;
(19) Cold storage - One parking space for each 125 square feet of floor area;
(20) Community center, library, museum, school - Parking spaces equal in number to 30% of the capacity of persons;
(21) Country Club - One parking space for each two employees plus three parking spaces for each golf hole;
(22) Convalescent or nursing home - One parking space for each eight beds, plus one parking space for each two employees;
(23) Dancing academy - One parking space for each 200 square feet of floor area;
(24) Department store, shopping center - One parking space for each 125 square feet of floor area;
(25) Delicatessen, restaurant, grocery, market, furniture store - One parking space for each 225 square feet of floor area;
(26) Dry cleaning, laundry - One parking space for each 125 square feet of floor area;
(27) Drugstore - One parking space for each 125 square feet of floor area;
(28) Dwelling, mobile home park - Two parking spaces for each dwelling unit;
(29) Two-family dwelling - Two parking spaces for each dwelling unit;
(30) Dwelling with roomers - Two parking spaces for each dwelling unit plus one parking space for each room rented to persons not members of the resident family;
(31) Fire stations, police stations, radio stations - One parking space for each two employees on shift; and
(32) Flower shop, funeral home, green house - One parking space for each 225 square feet of floor area.
(Ord. 1991-07, passed 1-7-1991) Penalty, see § 10.99
Swimming pools in residence districts may be installed only as accessory to a dwelling for the private use of the owners and occupants of such dwelling and their families and guests, or as accessory to a nursery school or day camp for children, and only on the conditions as follows:
(A) Such pool shall be installed in the rear yard of the premises;
(B) There shall be erected and maintained at minimum a good quality fence not less than five feet in height, with posts imbedded to concrete, enclosing the entire portion of the premises upon which such pool shall be installed and entirely surrounding the area in which such pool is located;
(C) Every gate or other opening in the fence enclosing such pool, except an opening through the dwelling or other main building of the premises, shall be kept securely closed and locked at all times when the owner or occupant of the premises is not present at such pool;
(D) Such pool shall not be erected closer than four feet from the rear and side property lines of the premises, or, in the case of a corner lot, closer than ten feet from the required setback;
(E) Such pool shall not occupy more than 40% of the area of the rear yard excluding all garages or other accessory structures located in such area;
(F) If the water for such pool is supplied from a private well, there shall be no cross-connection with the public water supply system;
(G) If the water for such pool is supplied from the public water supply system, the inlet shall be above the overflow level of the pool;
(H) Such pool shall be chemically treated in a manner sufficient to maintain the bacterial standards established by the provisions of the Indiana State Sanitary Code relating to public swimming pools; and
(I) No public address system device which can be heard beyond the property lines of the premises on which any swimming pool has been installed may be operated in connection with such pool, nor may any lighting be installed in connection therewith which shall create glare beyond such property lines.
(Ord. 1991-07, passed 1-7-1991) Penalty, see § 10.99
SIGNS AND OUTDOOR ADVERTISING
(A) The purpose of this subchapter is to promote and protect the public health, welfare, and safety of the community and its people by regulating existing and proposed outdoor advertising and outdoor signs of all types.
(B) This subchapter is also intended to protect property values, create a more attractive and economically vital business climate, enhance and protect the physical appearance of the community, preserve the scenic and natural beauty, and to provide more enjoyable and pleasant living conditions. The intent of this section is also to reduce the incidence of signs or advertising distractions which may contribute to traffic accidents by their placement.
(Ord. 1991-07, passed 1-7-1991)
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