The following regulations shall apply in the R-5 Mobile Home Park District.
1. Purpose; Enforcement. The purpose of this section is to promote the public health, safety, morals, order, convenience, prosperity and general welfare; to preserve the appropriate character of each area within the sound principles of this chapter; to prevent the overcrowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewage, schools, parks and other public services. It is the duty of the City Engineer to act as the Zoning Administrator and to enforce this section.
2. Definitions. For use in this section, the following terms are defined:
A. “Accessory use, mobile home” means a subordinate use which is incidental and customary in connection with the mobile home and is located in the same space of such mobile home.
B. “Accessory use, mobile home park” means a use incidental to the primary use of the mobile home park, such as direct service facility buildings, park management building, maintenance building, community buildings, parking areas, recreational areas or other use of a similar nature.
C. “Approved mobile home park development plan” means the plan approved by the Council.
D. “Appurtenances” means an attached or detached addition to a mobile home, situated on the mobile home space for the use of its occupants, such as a carport, garage, storage shed or items of a similar nature.
E. “Building Codes” means those applicable codes enforced by the Building Department of the City and known as the Boone Building Codes.
F. “Common area” means any area or space designed for joint use of tenants occupying mobile home parks.
G. “Community building” means a building housing toilet and bathing facilities for men and women, a slop-water sink and such other facilities as may be required by this section.
H. “Density” means the number of mobile homes or mobile home stands per gross and/or net acre.
I. “Driveway” means a minor private way used by vehicles and pedestrians on a mobile home space.
J. “Easement” means a vested or acquired right to use land, other than as a tenant, for a specific purpose, such right being held by someone other than the owner who holds title to the land.
K. “Electric park receptacle” means the waterproof attachment receptacle device located adjacent to the water and sewer outlets to receive the flexible cable from the mobile home, or where required, the permanently installed conductors.
L. “Electric service drop” means that part of the electric distribution system from the main electrical distribution system, overhead or underground to the service equipment serving one or more mobile home spaces.
M. “Existing installations” means those installations which were constructed before the effective date of the ordinance codified in this section.
N. “Health authority” means the legally designated health authority or its authorized representative.
O. “Mobile home” means a transportable, single-family dwelling unit, enclosure which can be used for year-round living purposes having no foundation other than wheels, blocks, skids, jacks, horses or skirtings and which has been or reasonably may be equipped with wheels or other devices for transporting the structure from place to place, whether by motive power or other means and containing but not limited to flush toilet, bath, kitchen and heating facilities, and plumbing and electrical connections for attachment to outside systems.
P. “Mobile home park” means a plot of ground containing a minimum of five (5) acres upon which one or more mobile homes are located and designed for occupancy for living purposes whether or not a charge is made for such accommodation.
Q. “Mobile home park development plan” means a custom-made design for a specific site or area consisting of drawings, maps and engineering details to set forth the boundary, topography and overall park design, including streets, parking facilities, mobile home space locations and service facilities.
R. “Mobile home space” means a plot of ground within a mobile home park designed for the accommodation of one mobile home.
S. “Mobile home stand” means that part of an individual mobile home space which has been reserved for the placement of the mobile home and any appurtenances thereto.
T. “Motorized home” means a portable structure designed and constructed as an integral part of a self-propelled vehicle to render it suitable for use as temporary living purposes.
U. “New installations” means those which are proposed for construction after the effective date of the ordinance codified in this chapter.
V. “Patio” means a surfaced outdoor living space designed to supplement the mobile home living area.
W. “Permit to construct, reconstruct or remodel” means a written permit issued by the Zoning Administrator and the City Building Department where applicable, permitting the construction, alteration or extension of a mobile home park under the provisions of this section and regulations issued hereunder.
X. “Pickup coach” means a structure designed primarily to be mounted on a pickup truck chassis and with sufficient equipment to render it suitable for use as temporary living purposes.
Y. “Plat” means a map, plan or chart of a city, town, section or subdivision, indicating the location and boundaries of individual properties.
Z. “Private street” means a private way which affords principal means of access to abutting individual mobile home spaces or accessory buildings.
AA. “Property line” means a recorded boundary of a plat.
BB. “Public street” means a public way which affords principal means of access to abutting properties.
CC. “Public system (water or sewage)” means a system which is owned and operated by a local governmental authority or by an established public utility company which is adequately controlled by governmental authority. Such systems are usually existing systems serving the municipality or a water or sewer district established and directly controlled under the laws of the State.
DD. “Right-of-way” means the area, either public or private, over which the right of passage exists.
EE. “Roadway” means that portion of the mobile home park street system that is surfaced for the actual travel or parking of vehicles, and including curbs.
FF. “Sewer connection” means the connection consisting of all pipes, fittings and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe of the sewage system serving the mobile home park.
GG. “Sewer riser pipe” means that portion of the sewer lateral which extends vertically to the ground elevation and terminates at each mobile home space.
HH. “Single ownership” means an individual, partnership, corporation or other entity owning the whole park.
II. “Skirting” means the materials and construction around the perimeter of a mobile home floor between the bottom of the mobile home floor and the grade level of the mobile home stand.
JJ. “Temporary permit” means a written permit issued by the Zoning Administrator permitting an existing park at the effective date of the ordinance codified in this section to continue operation for one-year periods during the period ending five years after such effective date.
KK. “Tenant storage” means an enclosed space for an individual mobile home.
LL. “Trailer” means any enclosure which can be used for temporary living purposes, business or storage purposes, having no foundation other than wheels, blocks, skids, jacks, horses or skirtings and which has been or reasonably may be equipped with wheels or other devices for transporting the structure from place to place, whether by motive power or other means. “Trailer” includes camp car, house car, motorized home and pickup coach.
MM. “Transient use” means the occupancy of a mobile home space by a mobile home for a period of fourteen days or less.
NN. “Water connection” means the connection consisting of all pipes and fittings from the water riser pipe to the water inlet pipe of the distribution system within the mobile home.
OO. “Water riser pipe” means that portion of the water supply system serving the mobile home park which extends vertically to the ground elevation and terminates at a designated point at each mobile home space.
PP. “Yard” means the area on the same space with a mobile home between the space line and the front, rear or side of the mobile home and/or appurtenances. For purposes of this chapter, the “front” of a mobile home shall be considered as that part of the mobile home facing toward the approved street or right-of-way as required by this section.
3. Connections to Sewer and Water. All plans and specifications for the park site, sewer, sewage disposal and water facilities shall meet the requirements of this Code of Ordinances.
4. Refuse Disposal. Refuse disposal shall be the responsibility of the park owner and shall meet all requirements of this Code of Ordinances.
5. Park Street System. Park street systems shall comply with the following:
A. Street Names. Streets that are obviously in alignment with others already existing and named shall bear the name of the existing streets. The proposed names of the new streets shall be shown on the plans and such names shall not duplicate or sound similar to existing street names. The City Engineer shall determine mobile home space numbers.
B. Illumination. All parks shall be furnished with lighting units so spaced and equipped with approved fixtures placed at such mounting heights as will provide the following average maintenance levels of illumination for the safe movement of pedestrians and vehicles at night:
(1) All parts of the park street systems: 0.0 foot candle with a minimum of 0.25 foot candle;
(2) Potentially hazardous locations such as major street intersections and steps or step ramps: individually illuminated with a minimum of 0.4 foot candle.
C. Public Dedication. In general, streets or roadways within a mobile home park shall not be dedicated as public City-owned streets, roadways or rights-of-way. The said streets or roadways may be dedicated as such if the streets or roadways conform to the City major street plan and the Commission recommends dedication and the Council approves and accepts the same. The streets or roadways shall be designed, provided and constructed in strict accordance with the subdivision ordinance (Chapter 177 of this Code of Ordinances) except when more restrictive standards may be required by the Council.
D. Construction and Design.
(1) Pavement. All streets shall be constructed with either hot asphaltic concrete or Portland cement concrete. Street surfaces shall be maintained free of cracks, holes and other hazards. All streets shall be constructed to specifications approved by the City Engineer.
(2) Street Grades. Grades of all streets shall be sufficient to furnish adequate surface drainage, but shall not be more than eight percent (8%). Short runs with a maximum grade of ten percent (10%) may be permitted, provided traffic safety is assured by appropriate paving, adequate leveling areas and avoidance of lateral curves. All street grades shall meet with the City Engineer’s approval.
(3) Intersections. Within 100 feet of an intersection, streets shall be at approximately right angles plus or minus five degrees. A minimum distance of 150 feet is recommended between centerline of offset intersecting streets. Offsets shall be approved by the Commission. Intersections of more than two streets at one point shall be avoided.
E. Off-Street Parking.
(1) Parking areas shall be provided in all mobile home parks for the use of park occupants and guests. Such parking areas shall be furnished at the rate of at least two vehicle parking spaces for each mobile home space.
(2) A minimum of one vehicle parking space shall be located as to provide convenient access to the mobile home space. Other required vehicle parking spaces shall be so located as to provide convenient access to the mobile home and shall not exceed a distance of 200 feet from the mobile home it is intended to serve.
(3) All parking surfaces shall be constructed with hot asphaltic concrete or Portland cement concrete, all-weather surfacing.
(4) The minimum size of a parking space shall be 10 feet by 20 feet.
(5) Sufficient off-street parking and storage areas shall be provided to meet anticipated requirements of park occupants for storing of boats, boat trailers, travel trailers, pickup coaches, truck tractors, trucks of three-fourths ton pickup size and items of a similar nature. The parking and storage area shall be in addition to parking required elsewhere in this section and parking and storage of vehicles and items listed in this paragraph shall not be permitted in parking areas required elsewhere in this section. Temporary mobile home storage may be permitted prior to permanent placement on the mobile home stand; such temporary storage of a mobile home shall not exceed 48 hours.
F. Sidewalks.
(1) Walks shall be provided for safe, convenient, all-season pedestrian access, of adequate width for intended use, durable and convenient to maintain. There shall be: (i) an individual walk to each mobile home stand from a paved driveway or parking space connecting to a paved street; and (ii) common walks in locations where pedestrian traffic is concentrated, for example, at the court entrance and to the court office and other important facilities. The location of walks shall be approved by the City Engineer.
(2) Width, alignment and gradient of walks shall be suitable for use by both pedestrians and for the circulation of small, wheeled vehicles such as baby carriages and service carts.
(3) Walks shall be constructed of concrete in accordance with the specifications of the City. Widths shall be generally at least 2 feet for entrance walks or individual spaces and at least 4 feet for common walks. Sidewalks marked as school routes in the City’s School Route Plan shall be 5 feet wide. Sudden changes in alignment and gradient shall be avoided. Required walks are not to be used as drainage ways.
6. Fire Protection.
A. The mobile home park area shall be subject to the rules and regulations of the City Fire Department.
B. Mobile home parks shall be kept free of litter, rubbish and other flammable materials.
C. Portable fire extinguishers of a type approved by the Fire Department shall be kept in service buildings and at all locations designated by such fire prevention authority and shall be maintained in good operating condition.
D. Fires shall be made only in barbecue pits, fireplaces and stoves and other equipment intended for such similar purposes.
E. Open fires in incinerators shall not be permitted.
F. Fire hydrants shall be installed in the park’s water system located at such locations as determined by the Fire Department and the Water Department.
7. Supervision.
A. Mobile home parks shall be operated in compliance with this section and the regulations issued hereunder and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
B. The park management shall notify park occupants of all applicable provisions of this section and inform them of their duties and responsibilities under this section and regulations issued hereunder.
C. The park management shall be responsible for the proper placement of each mobile home on its mobile home stand, which includes securing its stability, installing all utility connections and required skirting. Required skirting shall be installed in accordance with the provisions of this section and within 30 days after initial occupancy.
D. The park management shall maintain a register containing the names of all park occupants. Such register shall be available to any authorized person inspecting the park.
E. The park management shall maintain and enforce park rules and regulations standards.
F. The park management shall notify the health authority immediately of any suspected communicable or contagious disease within the park.
8. Responsibilities of Park Occupants. The park occupants shall comply with all applicable requirements of this section and regulations issued hereunder and shall maintain their mobile home spaces, facilities and equipment in good repair and in a clean and sanitary condition. All City ordinances with respect to keeping of animals and pets shall apply.
9. Mobile Home Spaces. All mobile home spaces shall comply with the requirements of this chapter.
10. Required Recreational Areas.
A. In all parks, there shall be one or more recreation areas which shall be easily accessible to all park residents.
B. The size of such recreation area shall be based upon a minimum of 250 square feet for each mobile home space. No outdoor recreation area shall contain less than 2,500 square feet.
C. Required recreational area shall be computed in addition to any other common open space required elsewhere in this section.
D. Recreation areas shall be so located so that they are free of traffic hazards and easily accessible.
11. Soil and Ground Cover Requirements. Exposed ground surface in all parts of every mobile home park shall be paved with hot asphaltic concrete or Portland cement concrete or protected with a vegetative growth that is capable of preventing objectionable dust.
12. Skirting Requirements.
A. Skirting of a permanent type, fire retardant material and construction shall be installed to enclose the open space between the bottom of the mobile home floor and the grade level of the mobile home stand and shall be so constructed to provide substantial resistance to heavy winds, thereby alleviating, to the maximum extent possible, lifting action created on the underside of the mobile home by heavy winds.
B. Sufficient screened, ventilating area shall be installed in the skirting to supply the combustion requirement of the heating units and other ventilating requirements of the mobile home. Provision shall be made for easy removal of a section large enough to permit access for inspection of the enclosed area under the mobile home and for repairs on sewer and water riser connections.
C. Skirting shall be maintained in an attractive manner consistent with the exterior of the mobile home and to preserve the appearance of the mobile home park.
D. A removable inspection panel shall be provided within the mobile home skirting to allow easy access for service and inspection of utilities and sanitary piping connections. Under no circumstances shall any hazardous items be stored under a mobile home, and if utilized for storage of any non-hazardous materials, the area will be maintained in such a manner to preclude insect or rodent harborage. Combustible materials shall not be placed around the mobile home as insulating material.
13. Anchors. All mobile homes shall be anchored according to the State Building Code.
14. Occupancy. It is unlawful to use any mobile home, travel trailer, pickup coach, motorized home or vehicle for human occupancy within the corporate limits of the City, except when located in a mobile home park regularly approved according to the provisions of this section. Mobile homes shall not be converted to real estate except as provided elsewhere in this Code of Ordinances.
15. Storage. This section does not prohibit the storage of one mobile home, travel trailer, pickup coach or motorized home for any one family, provided that the stored location of the unit is in compliance with the regulations of this chapter. At no time shall parked or stored mobile homes, travel trailers, pickup coaches or motorized homes be occupied or used for living, sleeping or housekeeping purposes.