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(A) Permits. No permit shall be issued for the consideration of occupancy of a permanent residential structure in any mobile home park, with the following exceptions:
(1) One existing residential structure may be retained or one new residential structure may be constructed for the occupancy of the owner or operator of the park; and
(2) An existing residence may be converted to a clubhouse, community center or service building for the use by the residents of the mobile home park.
(B) Permit required. It shall be unlawful for any person to construct, alter, move in or extend any mobile home park within the limits of the city unless he or she holds a valid permit issued by the Building Official in the name of such person for the specific construction, alteration or extension proposed.
(C) Application requirements.
(1) All applications for permits shall be made to the Building Official and shall contain the following:
(a) Name and address of the applicant;
(b) Location and legal description of the mobile home park; and
(c) Other information as specified by the Building Official.
(2) To this application shall be attached two copies of a site plan, at a minimum scale of one inch equals 200 feet for sites of 30 acres or more, and at a minimum scale of one inch equals 100 feet for sites under 30 acres. The site plan shall include all data required under division (I) below.
(D) Permit fee. All applications to the city shall be accompanied by a fee of $25.
(E) Issuance of permit. When upon review of the application, the Building Official is satisfied that the proposed plan meets the requirements of this chapter, a permit shall be issued.
(F) Denial of permit; hearing. Any person, whose application for a permit under this chapter has been denied, may request a hearing on the matter under the procedure provided hereby.
(1) Inspection required. The Building Official, the City Health Officer, the Fire Chief, the Police Chief and the Tax Assessor/Collector are hereby authorized and directed to make such inspections as are necessary to determine compliance with this chapter.
(2) Entry of premises. The Building Official, the City Health Officer, the Fire Chief, the Police Chief and the Tax Assessor/Collector shall have the power to enter at reasonable times upon any private property for the purpose of inspecting and investigating conditions relating to the enforcement of this chapter.
(3) Inspection of register. The Building Official, the City Health Officer, the Fire Chief, the Police Chief and the Tax Assessor/Collector shall have the power and authority in discharging their official duties to inspect the register containing a record of all residents of the mobile home park.
(4) Duty of occupants. It shall be the duty of every occupant of a mobile home park to give the owner, his or her agent or authorized employee access to any part of such park and mobile home at reasonable times for the purpose of compliance with this chapter.
(H) Notices, hearing and orders.
(1) Notice of violations; requirements of notice. Whenever it is determined that there are grounds to believe that there has been a violation to the owner or agent, as hereinafter provided. Such notice shall: be in writing; include a statement of the reasons for its issuance; allow a reasonable time for the performance of the act it requires; be served upon the owner or his or her agent; provided that, such notice or order shall be deemed to have been property served upon such owner or agent when a copy thereof has been sent certified mail with return receipt requested to his or her last known address, or when he or she has been served with such notice by any method authorized or required by the laws of the state; and contain an outline of remedial action, which, if taken, will effect compliance with the provisions of this chapter.
(2) Appeal from denial of permit by the Building Official. Any person effected by the refusal of the Building Official to issue a permit under the provisions of this chapter as set out herein shall be granted a hearing on the matter before the City Council; provided that, such person shall file within ten days after the day the permit was refused, in the office of the Building Official, a written petition requesting such hearing and setting for the brief statement of the grounds thereof. Upon receipt of such petition, the Building Official shall forward it to the City Secretary who shall request the City Council to set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing, the petitioner shall be given an opportunity to be heard and to show why such refusal should be modified or withdrawn.
(3) Appeal from notice issued by the Building Official. Any person affected by any notice which has been issued in connection with the enforcement of any provision of this chapter applicable to such park, by the Building Official, may request and shall be granted a hearing on the matter before the City Council; provided that, such person shall file within ten days after the day the notice was served, in the office of the Building Official a written petition requesting such hearing and setting forth a brief statement of the grounds therefor. The filing for the request for a hearing shall operate as a stay of the notice and of the suspension, except in the case of an order issued hereunder. Upon receipt of such petition, the Building Official shall forward such petition to the City Council to set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing, the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn.
(4) Hearing order. After such hearing, the Building Official shall issue an order in writing sustaining, modifying or withdrawing the refusal, which order shall be served as provided in division (H)(1) above. Upon failure to comply with an order by the Building Official sustaining or modifying a decision thereof, the occupancy permit of the park affected by the order shall be revoked.
(5) Order without notice. Whenever the Building Official finds that an emergency exists which requires immediate action to protect the public health or safety, he or she may without notice or hearing issue an order reciting the existence of such an emergency and requiring that action be taken as he or she may seem necessary to meet the emergency. Not with standing any other provisions of this chapter, such order shall be effective immediately. Any person to whom such an order is directed shall comply therewith immediately, but upon written petition to the Building Official shall be afforded a hearing as soon as possible. The provisions hereof shall be applicable to such hearing and the order issued thereafter.
(I) Site requirements. Any mobile home park constructed or any mobile home moved into a park, after the adoption of this chapter, and for any extension or addition to an existing mobile home park in the city, shall be done in compliance with the following site requirements.
(1) Space requirements. No mobile home space shall contain less than 3,500 square feet and be less than 35 feet wide and no mobile home shall occupy more than 40% of the total square feet of any lot.
(2) Off-street parking. Off street parking shall be provided on each mobile home space in the ratio of two parking spaces for each mobile home space. Each parking space shall be hard-surfaced with all-weather material and located to eliminate interference with access to parking areas provided for other mobile homes and for the public parking in the park.
(3) Open space requirements.
(a) The minimum front yard setback shall be eight feet from the nearest corner of the mobile home to the front line of the mobile home space.
(b) No mobile home shall be closer than eight feet to any property line or closer than eight feet to the property line adjoining a public street.
(c) For other structures on each space, the minimum front yard setback shall be at least eight feet.
(d) The minimum distance between mobile homes at any point shall be 16 feet.
(4) Soil and ground cover. Exposed ground surfaces in all parts of every mobile home park shall be paved, covered with stone screening or other solid material, or protected with vegetative growth that is capable of preventing soil erosion and of eliminating dust.
(5) Drainage. The ground surfaces in all parts of a park shall be graded and equipped to drain all surface water in a safe, efficient manner.
(6) Design and location of storage facilities. Unless provided in current mobile home models, storage facilities with a minimum capacity of 200 cubic feet per mobile home space, within 100 feet of each space. Where provided, storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be faced with masonry, porcelain steel, baked enamel steel or other material equal in fire resistance, durability and appearance. Storage outside the perimeter walls of the mobile home shall be permitted only if in such facilities. All standards for building must comply with other city building codes.
(7) Mobile home stands. The area of the mobile home stand or place shall provide adequate support and drainage for placement of the mobile home. The mobile home shall be tied down according to H.U.D. specifications.
(8) Fire safety standards.
(a) Storage and handling of liquefied petroleum gases. In parks in which liquefied petroleum gases are stored and dispensed, their handling and storage shall comply with requirements of the city’s Plumbing Code and the city’s Fire Code.
(b) Storage and handling of flammable liquids. In parks in which gasoline, fuel oil or other flammable liquids and stored and/or dispensed, their handling and storage shall comply with the city’s Fire Code.
(c) Access to mobile homes for fire fighting. Approaches to all mobile homes shall be kept clear for firefighting.
(d) Fire hydrant spacing. Fire hydrant spacing must be such that no mobile home space is located more than 500 feet from a fire hydrant.
(9) Water distribution systems.
(a) The water supply system of the mobile home park shall be connected by pipes to all mobile homes, buildings and other facilities requiring water.
(b) All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and city regulations and requirements.
(c) Individual water riser pipes and connections shall be in accordance with requirements of the city’s Plumbing Code.
(10) Sewage disposal.
(a) General requirements. An adequate and safe sewage system shall be provided in all mobile home parks for conveying and disposal of all sewer. The sewage system for a mobile home park shall be constructed in accordance with the city’s Plumbing Code. All proposed sewage disposal facilities shall be approved by the Sewer Department Superintendent prior to construction. Effluents from sewage treatment facilities shall not be discharged into any water of the state, except with prior approval of the city’s Health Officer and the appropriate regulatory agency of the state.
(b) Sewer lines. All sewer lines shall be constructed and of materials in accordance with the city’s Plumbing Code.
1. Each mobile home stand shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
2. The sewer connection to the mobile home from the sewer riser pipe and any other sewer connections shall be in accordance with the requirements of the city’s Plumbing Code.
3. All materials used for the sewer connections shall be in accordance with the city’s Plumbing Code.
4. Provision shall be made for plumbing the sewer riser pipe when no mobile home occupies the space. Surface drainage shall be diverted away from the riser.
(11) Electrical and telephone distribution systems.
(a) General. All electrical wiring in the mobile home park shall be installed in accordance with the city’s approved National Electric Code. Telephone lines in the mobile home park shall be installed underground or overhead, to be determined by the telephone company.
(b) General requirements. Every park shall contain an electrical wiring system consisting of wiring fixtures, equipment and appurtenances, which shall be installed in accordance with applicable codes and regulations for such systems.
(c) Power distribution lines, individual electrical connections and grounding. All power distribution lines individual electrical connections and grounding of the mobile homes and equipment shall comply with the city’s approved National Electric Code.
(12) Service building and community service facilities.
(a) Barbecue pits, fireplaces. Cooking shelters, barbecue pits, fireplaces and wood-burning stoves shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be permitted.
(b) Refuse and garbage handling. Centrally located refuse containers having a capacity of three cubic yards or larger may be provided if serviced by a city-approved carrier. If provided, such containers shall be so designed as to prevent spillage, container deterioration and to facilitate cleaning around them. The storage, collection and disposal of refuse in the mobile home park shall be conducted as provided by the city’s Sanitation Ordinance.
(c) Insect and rodent control. Grounds, buildings and structures shall be maintained free of insects and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the city’s Health Director. Parks shall be maintained free of accumulation of debris, which may provide rodent harborage of breeding places for flies, mosquitoes and other pests. The growth of brush, weeds and grass shall be controlled to prevent harborage of noxious insects or other pests. Parks shall be so maintained as to prevent the growth of noxious weeds detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description. If necessary, the city shall cause the area to be cleaned and assess the cost of any charges performed by the city or hired by the city and bill owner on monthly utility statement.
(d) Fuel supply and storage. From and after the effective date of this chapter, the following shall apply: natural gas piping systems shall be installed underground and maintained in accordance with applicable codes and regulations governing such systems. Each mobile home space provided with piped gas shall have a cap on the outlet when not in use to prevent accidentally discharge of gas and shall be in accordance with the city’s Plumbing Code.
(e) Street requirements. Street right-of-way width shall be minimum of 50 feet. All services excavations shall be completed before a street is constructed. Streets must be paved. Curb and gutter is allowed, but not required. Minimum paved surface width must be 30 feet. Base material for streets shall be #1 rock six-inch compacted type B, grade 1, item #244, State Highway Department specifications, with one and one-fourth-inch hot mix for surface to be applied within nine months after rock base is applied. Concrete paving is allowed. Shoulders shall be composed of four-inch thick compactable #1 rock, three feet wide on each side of paving. Street signs shall be erected according to the specifications of the City Council. All street construction and street signs and installation thereof shall be at the developer’s expense without reimbursement.
(f) Water and sewer construction requirements.
1. Exterior lines. Exterior water line supply mains and sewage collection lines in excess of 500 feet necessary to supply water and sewer service to a development shall be built at the developer’s expense to the city’s specifications without reimbursement. If approved by the City Council, the city will install a maximum of 500 feet of six-inch exterior water main and 500 feet of six-inch exterior sewer main to supply water and sewer service to a development. If required, the developer shall install a sewer lift station built to the city’s specifications.
2. Interior lines. All interior water and sewer lines shall be built to the city specifications at the developer’s expense including water mains, master meters, laterals, valves fittings fire hydrants, sewer mains, manholes, wryer and cleanouts.
(g) Miscellaneous requirements.
1. Responsibilities of the park management.
a. All responsibilities set out elsewhere in this chapter.
b. The owner or his or her agent shall operate the park in compliance with this and other applicable ordinances and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
c. The owner or agent shall notify park occupants of all applicable provisions of this chapter and inform them of their duties and responsibilities under this chapter.
d. The owner or agent shall maintain a register of park occupancy which shall contain the following information:
i. Name, ID or driver’s license number and address of park residents;
ii. Mobile home registration date, including make, length, width, year of manufacture and identification number;
iii. Location of each mobile home within the park by space or lot number and street address;
iv. Dates of arrival and departure;
v. A register shall be initiated on January 1 of each year, and the old register shall be retired, but shall be retained on the premises for at least three years following the retirement. Resisters shall be available for inspection at all reasonable times that an official of the city whose duties may necessitate according to the information contained therein; and
vi. The owner or agent shall furnish to the City Secretary within ten days after January 1 of each year, a listing of all mobile home residents in the park on January 1. The list shall contain the owner’s name and address, the make, length, width, year manufacture and identification number of the mobile home and the address or location description of said mobile home within the park. Within ten days after July 1 of each year, the owner or agent shall furnish to the City Secretary the same data required in division (I)(12)(g)1.d.v. above on all residents who have moved into the park after January 1, and information on mobile homes which have moved out of the park after January 1 including the foregoing data, plus the date on which each mobile home left the park, and the destination of the mobile home if this destination can be obtained.
2. Responsibilities of park occupants.
a. All responsibilities set out elsewhere in this chapter;
b. The park occupant shall comply with all requirements of this chapter and shall maintain his or her mobile home space, its facilities and equipment in good repair and in a clean and sanitary condition;
c. The park occupant shall be responsible for proper placement of his or her mobile home in its mobile home stand and proper installation of all utility connections in accordance with the instructions of the park management; and
d. Fire-resistant skirting with the necessary vent screens and/or openings and tie downs shall be required on all mobile homes in mobile home parks and shall be installed within 30 days after emplacement of the mobile home. Skirting, porches, awnings and the other additions, when installed shall be maintained in good repair. This use of space immediately underneath a mobile home for storage shall be permitted under the following conditions: the storage area shall have a base of impervious material. Stored items shall not interfere with the underneath inspection of the mobile home. For occupants of pre-existing mobile home parks, said occupants shall within 60 days of the said ordinance meet all requirements for occupants set forth in this chapter.
(J) Mobile home restrictions.
(1) Existing mobile homes outside mobile home parks.
(a) All existing mobile homes located outside mobile home parks shall meet the following requirements within 30 days after the effective date of this chapter:
1. Tie down anchoring;
2. Hook up to city utilities in accordance with city ordinances and codes and electrical connections in accordance with the National Electric Code; and
3. Underpinning with proper venting.
(b) Mobile homes situated on sites which are outside of mobile home park as of 1-1-2002, May remain in place for as long as they otherwise conform with this chapter. Upon their removal from the location, however, the sites revert to their permanent zoning classification and may no longer be used for mobile homes or other non-conforming uses.
(2) “New” mobile homes outside licensed mobile home parks. No mobile home shall be placed on any lot, tract or parcel of land which is not located inside a mobile home park.
(3) Work trailer sites. The provisions of this chapter shall not apply to existing work trailer sites.
(2012 Code, § 93-5)