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Within selected geographical areas that are designated for mobile homes on the city general plan map, adopted by the city council on January 15, 1974, or zoned RMH on the zoning map, the city council, through conditional use permits, after review by the planning commission, may regulate by districting, the proposed mobile home residential use, manufactured home residential use, and recreational vehicle parks. When such districts are designated, the provisions of this chapter shall prevail over any requirements underlying by virtue of the zoning previously adopted. Within the commercial zoning districts, the appropriate provisions of this chapter shall apply to recreational vehicle (RV) parks approved by the planning commission through conditional use permits. (Ord. 398, 4-24-1990)
Four (4) separate districts for residential mobile homes, manufactured homes and RV parks are contemplated by this chapter:
RMH-1: Areas suitable for development, placement and occupancy of mobile homes for residential purposes on rented or leased sites in mobile home parks.
RMH-2: Areas suitable for development, placement and occupancy of mobile homes for residential purposes on individually owned lots in mobile home subdivisions.
RMH-3: Areas suitable for development, placement and occupancy of manufactured homes for residential purposes on individually owned lots in manufactured home subdivisions.
RMH-4: Areas in commercial zones approved by a conditional use permit for development of recreational vehicle parks. (Ord. 398, 4-24-1990)
The following words and phrases used in this chapter shall have the following meaning unless a different meaning clearly appears from the context:
ACCESSORY BUILDINGS: Includes the following: garage, carport and awning. (See definition of Service Building.)
CABANA: Any portable, demountable or permanent cabin, room, enclosure or other building erected, constructed or placed on any mobile home or manufactured home lot or mobile home space, on the same lot or space as a mobile home or manufactured home and adjacent to the mobile home or manufactured home.
CAMPING TRAILER: A vehicular portable unit mounted on wheels and constructed with collapsible partial side walls that fold for towing by another vehicle and unfold at the campsite to provide temporary living quarters.
EXPANSION: Any increase in or addition to commercial uses on the property, excluding any uses requiring a conditional use permit.
FULL FRONTAGE: All lot lines of any lot, parcel or tract of property adjacent to a road, street, alley or right of way, to include lots, parcels or tracts containing multiple borders or edges, such as corner lots.
GROSS TRAILER AREA: The total plan area of a travel trailer measured to the maximum horizontal projection of exterior walls when in the setup mode.
LOT: A distinct part or parcel of land divided with the intent to transfer ownership or for the placement of mobile homes or manufactured homes.
A. Depth: Distance between the front and rear lot lines measured in the mean direction of the side lot lines.
B. Front Line: Narrowest lot dimension fronting a street.
C. Frontage Width: Distance between the side lot lines measured at the front line.
MANUFACTURED HOME: A structure which is: a) built on a chassis or frame; b) designed for and set on a permanent foundation; c) capable of being drawn or carried by a motor vehicle; d) used as a dwelling when permanently connected to utilities; e) in an RMH-3 district, containing not less than one thousand (1,000) square feet of usable living area; and f) structural engineering bulletin number on frame. This definition is intended to include mobile homes which meet the above criteria.
MOBILE HOME: A vehicular structure which is: a) built on a chassis or frame; b) designed to be used with or without a permanent foundation; c) self-propelled, or capable of being drawn or carried by a motor vehicle; d) used as a dwelling when permanently connected to utilities; e) in an RMH-2 district, containing not less than five hundred eighty (580) square feet of usable living area; and f) chassis built under national mobile home safety standards. This definition is intended to include mobile homes as buildings, structures and residences, where applicable, within all provisions of this code.
MOBILE HOME OR MANUFACTURED HOME LOT: A portion of land within a mobile home or manufactured home subdivision used or intended to be used for parking of one mobile or one manufactured home, including required yards and parking area, attached or detached accessory building and open space.
MOBILE HOME PARK: A parcel or tract of land having as its principal use the rental, leasing or occupancy of space by mobile homes on a permanent or semipermanent basis, including accessory buildings or uses customarily incidental thereto.
MOBILE HOME, RV OR MANUFACTURED HOME SETBACK: Distance between the property line and the nearest portion of a mobile home, RV or manufactured home on the property.
A. Front: Setback from front line to nearest part of the mobile home, RV or manufactured home.
B. Rear: Setback from rear line to nearest part of the mobile home, RV or manufactured home.
C. Side: Setback from side line to nearest part of the mobile home, RV or manufactured home.
MOBILE HOME, RV OR MANUFACTURED HOME SUBDIVISION: A subdivision of land platted in conformance with the Nevada Revised Statutes and applicable city of Elko ordinances for the purpose of providing mobile home, RV or manufactured home lots.
MOBILE HOME SPACE: A portion of land within a mobile home park used or intended to be used for the parking of one mobile home, including required yards and parking area, attached or detached accessory buildings and open space.
A. Depth: Distance between the front and rear space lines measured in the mean direction of the side space line.
B. Front Line: Narrowest dimension fronting on a street.
C. Frontage Width: Distance between the side space lines measured at the front line.
D. Rear Line: Space line or lot line farthest away from the front line and which runs parallel or approximately parallel to the front line.
E. Side Line: Space line or lot line which runs perpendicular to or approximately perpendicular to the front line.
MOTOR HOME: A vehicular unit designed to provide temporary living quarters for recreational or travel use built on or permanently attached to a self-propelled motor vehicle chassis or on a chassis cab or van which is an integral part of the completed vehicle.
OCCUPIED AREA: The total lot area covered by a mobile home, RV or manufactured home and accessory buildings and structures on a mobile home, RV or manufactured home lot or space.
RECONSTRUCTED: The rebuilding, constructing again or restoration of any part of an existing mobile home or RV park which has been destroyed or deteriorated.
RECREATIONAL VEHICLE (RV): A vehicular type unit primarily designed as temporary living quarters for recreational or travel use which either has its own motive power or is mounted on or towed by another vehicle. The basic entities are: travel trailer, camping trailer, truck camper and motor home of such size or weight as not to require special highway movement permits when towed by a motorized vehicle and containing not more than three hundred twenty (320) square feet of living area.
RECREATIONAL VEHICLE PARK (RVP): A plot of land upon which recreational vehicle sites are located to provide for occupancy by recreational vehicles owned or operated by the general public as temporary living quarters for recreational or vacation purposes.
RECREATIONAL VEHICLE (RV) SITE: A plot of ground within a recreational vehicle park set aside for the accommodation of a recreational vehicle on a temporary basis.
RECREATIONAL VEHICLE (RV) STAND: That area of a recreational vehicle site intended for the placement of a recreational vehicle.
SERVICE BUILDING: A structure or portion thereof that is used to house sanitary facilities, such as water closets or lavatories. It may include other facilities for the convenience of the owner or the occupants of the mobile home or recreational vehicle park. (See definition of Accessory Buildings.)
SHALL: Indicates a mandatory requirement.
SHOULD: Indicates a recommendation or that which is advised but not required.
TRUCK CAMPER: A portable unit constructed to provide temporary living quarters for recreational, travel or camping use, consisting of a roof, floor and sides designed to be loaded onto and unloaded from the bed of a pickup truck. (Ord. 741, 8-9-2011)
A. Uses Permitted:
Accessory buildings.
Community recreation buildings and facilities, laundry, car wash, boat or storage facilities serving the mobile home or RV park; provided, however, that the architectural design of all non-mobile home structures shall be subject to approval by the planning commission prior to issuance of any conditional use permit, and all applicable state and city requirements.
Management offices (RMH-1 and RMH-4 only). One or more single-family dwellings or mobile homes used exclusively for office and living quarters by the operator or manager of the mobile home or RV park. The architectural design of a non-mobile home office shall be subject to approval by the planning commission prior to the issuance of any conditional use permit.
Mobile homes, manufactured homes, RVs. One mobile home, manufactured home or RV per space, including doublewide or expandable mobile home units.
Residential uses.
B. Standards for Development; Requirement:
1. Minimum Overall Area:
a. RMH-1: Two (2) acres;
b. RMH-2: One acre;
c. RMH-3: One acre;
d. RMH-4: Two (2) acres.
2. Maximum Building Height: The height of any building shall in no manner be such as to create a nuisance or safety hazard for air traffic into and about the Elko Municipal Airport.
3. Minimum Net Space Area: Minimum net space area for each mobile home, RV or manufactured home:
a. RMH-1: Four thousand (4,000) square feet;
b. RMH-2: Six thousand (6,000) square feet;
c. RMH-3: Six thousand (6,000) square feet;
d. RMH-4: One thousand two hundred sixty five (1,265) square feet.
4. Minimum Frontage Width: Minimum mobile home, RV or manufactured home space frontage width:
a. RMH-1: Forty feet (40');
b. RMH-2: Sixty feet (60');
c. RMH-3: Sixty feet (60');
d. RMH-4: Twenty three feet (23').
5. Minimum Setback, Public Street: Minimum setback of any building, mobile home, RV or manufactured home from a bordering public street line is fifteen feet (15'), except that garages and carports shall be set back twenty feet (20') from the front lot line.
6. Minimum Setback, Internal Street: Minimum setback from internal street in mobile home parks is twelve feet (12'), except that garages and carports shall be set back twenty feet (20') from the front lot line.
7. Minimum Side, Rear Setbacks, Separations: Minimum side and rear setbacks or separation for each mobile home, RV or manufactured home lot, where such side and rear does not border on public or internal streets:
a. RMH-1: Five feet (5') from space side line; seven and one- half feet (71/2') from space rear line.
b. RMH-2: Five and one-half feet (51/2') from side property line; ten feet (10') from rear property line.
c. RMH-3: Five and one-half feet (51/2') from side property line; ten feet (10') from rear property line.
d. RMH-4: Ten feet (10') separation between units or structures.
8. Property Development Standards for Accessory Buildings:
a. Building Height: The maximum building height for all accessory buildings shall not exceed twenty-five (25) feet, or the building height requirements contained within the City of Elko Airport Master Plan, whichever is the most restrictive.
b. Building Setbacks:
(1) Permanent and Non-Permanent Accessory Buildings:
(A) Front: Fifteen (15) feet except that garages and carports shall be set back twenty (20) feet from any street from which they are accessed.
(B) Rear: Five (5) feet
(C) Interior Side: Five (5) feet
(D) Exterior Side: Five (5) feet except that garages and carports shall be set back twenty (20) feet from any street from which they are accessed.
c. Building Area: The cumulative square feet of all accessory buildings shall be limited to a maximum area of ten percent (10%) of the lot area or one thousand, two hundred (1,200) square feet.
d. Detached guesthouses are permitted with the exception of RMH 3 and RMH 4 districts, so long as they conform to all yard requirements applicable to the principal building.
e. The minimum distance between all buildings on the parcel shall be five (5) feet.
f. No building or structure shall be located on any easement.
9. Expandable Sections, Separation Requirements: Expandable sections of a mobile home, manufactured home or RV shall be considered a part of the mobile home, RV or manufactured home proper for setback or separation requirements.
10. Underground Utilities: All utilities shall be placed underground.
11. Other Statutes and Regulations Applicable: Where applicable, all site preparation, construction, mobile home, RV and manufactured home installation, utility connections and occupancy shall be in accordance with the requirements of the Nevada statutes and regulations of this code and ordinances.
C. Transportation Systems Requirements:
1. Access; Alignment and Grading Of Streets: All mobile home, RV or manufactured home spaces shall be provided with safe and convenient vehicular access from public or private streets. Alignment and grading of streets shall be properly adapted to topography.
2. Street Surfacing: All streets shall have a paved all weather surface approved by the city engineer and drained in a manner approved by the city engineer.
3. Paved Curb Section: All streets shall have a paved, back of curb to back of curb section not less than:
a. RMH-1: Forty two feet (42') in width;
b. RMH-2: Fifty feet (50') in width;
c. RMH-3: Fifty feet (50') in width;
d. RMH-4: Twenty feet (20') in width with off street parking.
4. Curb/Gutter Sections; Sidewalk: All streets shall require curb/gutter sections on both sides and have a five foot (5') paved sidewalk:
a. RMH-1: At least one side of street;
b. RMH-2: Both sides of street;
c. RMH-3: Both sides of street;
d. RMH-4: On both sides of dedicated public streets.
5. Off Street Parking: A minimum of two (2) off street parking spaces per mobile home or manufactured home space shall be required. One per RV site shall be required on streets twenty feet (20') in width.
6. Emergency Vehicular Access: In all districts, adequate provisions for emergency vehicular access during inclement weather shall be provided on internal streets.
7. Storm Drainage: Adequate storm drainage shall be provided and shall be reviewed by the city engineer for his approval.
8. Signs and Lighting: All streets shall be properly signed and lighted. Lighting systems to be approved by the city engineer.
D. General Requirements:
1. Paving: All vehicle parking spaces and driveways shall be paved with a hard surface material.
2. Recreation or Open Space Area: The planning commission shall require mobile home and RV parks to have at least one recreation area or usable open space accessible from all spaces, the cumulative size of which recreation area shall not be less than:
a. A minimum of two hundred (200) square feet of outdoor recreation area per mobile home space or fifty (50) square feet per RV site shall be provided, exclusive of required yards or setback area. The minimum size for any single outdoor recreation area shall be two thousand four hundred (2,400) square feet in mobile home parks and one thousand two hundred (1,200) square feet in RV parks, with a minimum width of twenty four feet (24').
b. Parks catering to family use shall provide larger recreation areas and adequate playgrounds. A minimum of three hundred (300) square feet of outdoor recreation area per mobile home space or seventy five (75) square feet per RV site shall be provided, exclusive of required yards or setback areas. All recreation areas and landscaping plans shall be approved prior to issuance of a conditional use permit by the planning commission.
3. Pedestrianways: When included as additions to required sidewalks, pedestrianways shall have a minimum width of four feet (4') and shall be surfaced in concrete or hard surface material.
4. Water Supply: An accessible, adequate, safe and potable supply of water for domestic purposes shall be provided to each mobile home or manufactured home space or lot and RV site, and proof of the same shall be provided to the planning commission before approval of any conditional use permit. Such supply of water shall be in conformance with any applicable Nevada statutes and regulations and city ordinances, and furnished through a pipe distribution system directly connected to the city water service.
5. Sewerage Facilities: An adequate and safe sewer system shall be provided to each mobile home, manufactured home or RV space, lot or site. Such sewer system shall be in conformance with any applicable Nevada statutes and regulations and city ordinances, and directly connected through a pipe collection system to the city sewer facilities.
6. Refuse and Garbage: Storage, collection and disposal of garbage and refuse shall be in conformance with any applicable Nevada statutes and regulations and city ordinances. In mobile home and RV parks, one metal dumpster with lid per twenty five (25) spaces located no more than one hundred fifty feet (150') from mobile home lots and RV sites shall be required.
7. Fuel Supply and Storage: Installation of liquid petroleum gas or fuel oil containers within a mobile home or manufactured home subdivision or mobile home or RV park shall be in conformance with any applicable Nevada statutes and city ordinances.
8. Fire Protection: In every mobile home or RV park, mobile home subdivision or manufactured home subdivision, fire hydrants shall be installed as may be required by the fire department.
9. Tie Downs: Tie downs for all mobile homes shall be provided in accordance with state fire marshal regulations and applicable Nevada statutes and regulations. Tie downs shall not be required on RV sites.
10. Skirting:
a. Skirting shall be of durable materials suitable for exterior exposures, and be installed in accordance with the manufacturer's installation instructions. It shall be secured, as necessary, to assure stability, to minimize vibrations, to minimize susceptibility to wind damage and to compensate for possible frost heave.
b. If combustion air for heat producing appliance is taken from within the under floor area, ventilation shall be adequate to assure proper operation of the appliances.
c. Use of combustible material (such as hay, straw, cardboard, etc.) shall be prohibited.
11. Fences: Mobile home and RV parks adjacent to residential zones shall be fenced with a solid view screening decorative fence not more than six feet (6') nor less than three feet (3') in height around the entire boundary of the park. However, no such fence over three feet (3') in height shall be allowed within thirty feet (30') of the intersection of any two (2) streets. The design and construction materials of said fence shall be subject to approval by the planning commission prior to the issuance of any conditional use permit. (RMH-1 and RMH-4 districts only.)
12. Floodplain: No mobile home or manufactured home subdivision, mobile home or RV park which is proposed to be constructed below the 100-year floodplain elevation of the Humboldt River and other drainage as defined by the U.S. army corps of engineers, shall be approved by the planning commission.
13. Grading, Erosion Protections; Avoidance Of Visual Scars On Hillsides; Protection Of Underground Utility Lines: Whenever it may be necessary for the developer of a mobile home, manufactured home subdivision, mobile home or RV park to cut and fill, or to alter the contours of the land in any way, he shall comply with the provisions of the city building code.
14. Management: The holder of a valid city business license for the operation of a mobile home or RV park shall be responsible for compliance with this chapter and other applicable ordinances (e.g., section 5-1-1 of this code) or Nevada statutes and regulations. He/she shall maintain the mobile home or RV park in a neat, orderly and sanitary condition at all times. (RMH-1 and RMH-4 districts only.)
15. Signs: All signs for the mobile home or RV park, including the height, size, location, appearance and illumination of such signs, shall be subject to approval of the planning commission prior to the issuance of any conditional use permit. No signs will be installed without approval of said sign by the planning commission. The applicant shall submit a plan showing the locations of such signs and architectural elevations showing the heights, shapes, size and manner of illumination of the signs. (RMH-1 and RMH-4 districts only.)
16. Landscaping: Exposed ground surfaces in the park shall be covered with stone, screening or other materials or protected with a vegetative growth in a well kept manner, either of which is capable of preventing soil erosion and eliminating objectionable dust. (RMH-1 and RMH-4 districts only.)
17. Plan: A copy of the final approved plan for the mobile home or RV park shall be conspicuously posted on the site near office, or as designated by the fire department and the license holder shall be responsible for maintenance of the park as per the final approved plan thereafter. (RMH-1 and RMH-4 districts only.)
18. Space Numbering: All spaces shall be numbered, and such number shall be posted in a place clearly visible and conspicuous from the internal street. (RMH-1 and RMH-4 districts only.)
19. Electrical: All mobile home parks shall comply with the national electrical code, article 550, part B. All recreational vehicle parks shall comply with the national electrical code, article 551, part B.
20. Public Telephone: At least one public telephone is required for a mobile home or RV park.
21. Dump Stations: Permitted dump stations in RV parks shall meet all applicable Nevada statutes and regulations and city requirements.
22. Fuel Cylinders: No extra or empty fuel cylinders are allowed to be stored on RV sites. Fuel cylinders being used shall comply with the latest edition of NFPA 58 (standard for the storage and handling of liquefied petroleum gases).
23. Other Requirements: Where this code does not address a particular problem, the use of the latest edition of NFPA 501A (manufactured home installations, sites and communities), 501D (recreational vehicle parks and campgrounds) and 501C (fire safety criteria for recreational vehicles) will be used. Wherever 501A, 501D and 501C and this code differ, the requirements which are more stringent shall apply.
E. Additional Requirements for Mobile Home Subdivision Utilizing Small Lots and Homeowners' Associations in RMH-2 or RMH-3 Residential Mobile Home Districts: All mobile home subdivisions shall be subject to issuance of a conditional use permit, following review by the planning commission. Applications and procedures shall be in the manner provided by this title. Additionally, such subdivisions shall comply with Nevada Revised Statutes chapter 278, the subdivision and other applicable ordinances and regulations of the city and any health regulations of the state health department. In addition to all applicable requirements set forth in subsections A through D of this section, all mobile home subdivisions shall be required to conform to the following standards:
1. Development Requirements: Development requirements shall be as follows:
a. Minimum overall area: Two (2) acres;
b. Minimum lot area: Four thousand five hundred (4,500) square feet;
c. Minimum lot width: Forty five feet (45');
d. Minimum setback from bordering public street line: Fifteen feet (15'), except that garages and carports shall be set back twenty feet (20') from the front lot line;
e. Minimum setback from internal street: Twelve feet (12'), except that garages and carports shall be set back twenty feet (20') from the front lot line;
f. Minimum setback from property line: Seven and one-half feet (71/2');
g. Minimum distance between mobile home sides or side and end: Fifteen feet (15'); between ends: Fifteen feet (15');
h. Expandable sections of a mobile home or attached accessory building shall be considered a part of the mobile home proper for setback requirements.
2. Street System:
a. All mobile home lots shall be provided with safe and convenient vehicular access from public or private streets. Alignment and gradient of streets shall be properly adapted to topography.
b. All streets shall be paved and drained in a manner approved by the public works department. Streets shall have a designed structural section based on traffic volumes and soil conditions, but in no event shall the asphaltic pavement be less than two inches (2") in thickness, placed on a base material at least six inches (6") thick and approved by the public works department.
c. Access to mobile home subdivisions shall be designed to minimize congestion and traffic hazards and provide for safe movement of traffic at the entrance or exits to adjoining streets.
d. All interior streets shall have a paved section not less than forty feet (40') in width, back of curb to back of curb, and a right of way not less than fifty feet (50').
e. All streets shall be properly signed and lighted. Lighting system is to be approved by the public works department and shall provide a minimum level of lighting approved by the city engineer.
f. Adequate provisions for snow removal and snow storage areas shall be provided.
g. All streets shall have four foot (4') concrete paved sidewalks on both sides of street.
3. General Requirements:
a. Pavement of Spaces and Driveways: All vehicle parking spaces and driveways shall be paved.
b. Covering Of Ground Surfaces: Exposed ground surfaces in all other parts of the mobile home subdivision shall be covered with stone, screening or other material or protected with a vegetative growth in a well kept manner, either of which is capable of preventing soil erosion and eliminating objectionable dust.
c. Refuse and Garbage: Storage, collection and disposal of garbage and refuse shall be in conformance to any applicable Nevada statutes and regulations, and regulations of the city and state health departments1.
d. Fuel Supply and Storage: Installation of liquified petroleum gas or fuel oil containers within a mobile home subdivision shall be in conformance to any applicable Nevada statutes and regulations, and city ordinances, and to the satisfaction of the fire department.
e. Fire Protection: In every mobile home subdivision there shall be installed, and properly maintained, fire hydrants as required by the fire department.
f. Fences: Mobile home subdivisions shall be fenced with a screened fence not more than six feet (6') nor less than four feet (4') in height around the entire boundary of the subdivision, subject to waiver in specific cases by the planning commission at its discretion.
g. Variations: The planning commission, as part of the conditional use permit procedure, may vary the above requirements in its recommendation to the city. (Ord. 771, 3-26-2013; amd. Ord. 860, 5-25-2021)
Trailer, manufactured home, recreational vehicle and mobile home sales lots may have one and only one mobile home, recreational vehicle or manufactured home used for dwelling purposes, properly connected to utilities. An additional mobile home, recreational vehicle or manufactured home used for office quarters properly connected to utilities may be permitted, subject to the granting of a temporary use permit by the planning commission pursuant to subsection 3-2-3C5 of this title. (Ord. 613, 3-9-2004)
A. Provisions of this chapter shall apply to the expanded or reconstructed area of those mobile home, RV or manufactured home subdivisions, and mobile home and RV parks whose existing area is reconstructed or expanded after the effective date hereof amending this chapter.
B. This chapter does not apply to existing mobile home subdivisions or mobile home and RV parks, except in the case of when the existing area is expanded or reconstructed, then that portion of the subdivision or park being expanded or reconstructed shall be made to conform to the provisions of this chapter.
C. Mobile homes not established on any lot or tract of land not permitted by any provision of this code are not governed by this chapter. Only an existing mobile home used for dwelling purposes by the owner of the premises may be removed or replaced without having to conform to the provisions of this chapter. (Ord. 398, 4-24-1990)
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