A. Purpose: The purpose of this section is to safeguard the health, safety, and general welfare of the public by providing minimum standards for manufactured home parks within the City.
B. Permit Required: It is unlawful for any person to construct, alter, or expand any manufactured home park within the incorporated limits of the City without it first being approved and licensed by the State of Minnesota and granted a conditional use permit issued by the City Council under the terms of this title.
C. Application: Each application for a conditional use permit shall contain the following information:
1. Name and address of applicant;
2. Location and legal description of the property proposed for a manufactured home park; and
3. Complete engineering plans and specifications of the proposed manufactured home park showing, but not limited to, the following:
a. The area and dimensions of the tract of land; topography sketch of land;
b. The number, location, and size of all mobile home lots;
c. The location and width of roadways and walkways;
d. The location of water and sewer lines and riser pipes;
e. Plans and specifications of the water supply and refuse and sewage disposal facilities;
f. Plans and specifications of all buildings constructed or to be constructed within the park;
g. The location and details of lighting and electrical systems;
h. A landscaping plan approved by the City Council;
i. A plan of the park ground area and recreation facilities;
j. A survey by registered surveyor of the boundaries of the proposed park; and
k. A plan showing existing and proposed streets designed to accommodate the traffic generated by the proposed park.
D. Compliance Required: Any conditional use permit for a manufactured home park issued hereunder shall be conditioned upon compliance with the terms hereof and any conditions attached to the conditional use permit and those requirements as imposed by the State of Minnesota.
E. Occupancy: After issuance of a conditional use permit, the manufactured home park may be constructed, but may not be occupied until it has been inspected by the Zoning Administrator and a certificate of occupancy issued. A certificate of occupancy may be issued when it is found that construction is complete and that all terms of the permit have been complied with. A temporary certificate of occupancy may be issued for and upon completion of a portion of the park, allowing occupancy of the completed portion, if the developer or applicant furnished the City with a public contractor's performance bond, with corporate surety in an amount equal to the total cost of the uncompleted portion of the project. The bond shall be subject to approval by the City Council and filed with the Zoning Administrator.
F. Transfer Of Permit: Every person holding a conditional use permit shall give notice in writing to the Zoning Administrator within seventy-two (72) hours after having sold, transferred, given away, or otherwise disposed of interest in or control of any manufactured home park. The notice shall be made to the Zoning Administrator to include the name and address of the person succeeding to the ownership or control of the manufactured home park. Upon application in writing for transfer of the conditional use permit, the conditional use permit shall be transferred.
G. Noncompliance: Whenever, upon inspection of any manufactured home park, the Zoning Administrator finds that conditions or practices exist which are in violation of this section, the Zoning Administrator shall give notice in writing to the permit holder stating the nature of the conditions or practices which constitute a violation hereunder and stating that the conditions or practices shall be corrected within a period of thirty (30) days following the delivery of such notice by the Zoning Administrator. The date of mailing the notice by certified mail shall constitute delivery. Upon expiration of the thirty (30) day period, the Zoning Administrator shall re-inspect the manufactured home park in violation and, if such conditions or practices have not been corrected, shall notify the City Council.
H. Time Within Which To Comply: If the work necessary to correct the conditions or practices which are the subject of a notice cannot be completed in the thirty (30) day period, written extensions maybe granted by the City Council, if reasons for hardship prevail and can be verified.
I. Hearing: Any person affected by any notice which has been issued in connection with the enforcement of any provisions of these regulations may request and shall be granted a hearing of the same before the City Council.
J. Suspension And Revocation: If after the thirty (30) day period of notice has expired, the conditions and practices which constitute a violation of these regulations have not been corrected and the permit holder has not within the prescribed thirty (30) day period requested a hearing, the City Council may suspend or revoke the conditional use permit previously issued for the manufactured home park by sending, by certified mail or by delivering personally, a notice of the suspension or revocation to the permit holder. Upon receipt of the notice of suspension or revocation, the permit holder shall cease operation of the manufactured home park.
K. Emergency: Whenever the Zoning Administrator finds that an emergency exists which requires immediate action to protect the health, safety, and general welfare of the public, the Zoning Administrator may, without notice or hearing, issue an order reciting the existence of the emergency and requiring that such action be taken as the Zoning Administrator may deem necessary to meet the emergency, including the suspension of the conditional use permit. Notwithstanding any other provision of these regulations, the order shall be effective immediately. Any person to whom the order is directed shall comply therewith immediately, but upon petition to the Zoning Administrator, shall be afforded a hearing before the City Council as soon as possible. Pending the hearing, emergency orders shall be in full force and effect until and unless later removed, modified, or changed by the Zoning Administrator or the City Council.
L. Inspections:
1. Compliance With This Section: The Zoning Administrator is hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance with these regulations, including the power to enter at reasonable times upon any private or public property for this purpose.
2. Registration Record: The Zoning Administrator, Chief of Police, or duly authorized representatives, shall have the power to inspect the register containing a record of all residents of the manufactured home park.
3. Access: It shall be the duty of the manufactured home park management to give the Zoning Administrator free access to all lots at reasonable times for the purpose of inspection.
4. Repairs: It shall be the duty of every occupant of a manufactured home park to give the owner thereof, or the owner's agent or employee, access to any part of such manufactured home park at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this section.
M. General Requirements:
1. Area Requirements: New manufactured home parks shall be a minimum of five (5) acres in size. Each individual manufactured home lot shall be a minimum of five thousand (5,000) square feet.
2. Environmental Requirements: The conditions of all soil, groundwater level, drainage, and topography shall not create hazards to the property or the health and safety of the occupants. The site should not be exposed to objectionable smoke, noise, odors, or other adverse influences, and no portion subject to unpredictable or sudden flooding.
3. Soil And Ground Cover Requirements: Exposed ground surfaces in all parts of every manufactured home park shall be paved or covered with stone, screenings, or other solid materials, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust.
4. Site Drainage Requirements: The ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe, efficient manner.
5. Use Requirements: No part of any manufactured home park shall be used for non-residential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park or such other uses as are permitted in single-family dwellings and approved by the park management.
6. Required Separation Between Manufactured Homes: Unless separated by fireproof structures approved by the Zoning Administrator, manufactured homes shall be separated from each other and from other buildings and structures by at least twenty feet (20') or the sum of the heights of both trailer units, whichever is greater. Unless separated by fireproof structures approved by the Zoning Administrator, manufactured homes placed end-to-end must have minimum clearance of fifteen feet (15'); an accessory structure, such as an awning, cabana, storage cabinet, carport, windbreak, or porch which has a floor area exceeding twenty-five feet (25') and has an opaque top or roof, shall, for purposes of all separation requirements, be considered to be a part of the manufactured home.
7. Open Space: A minimum of five hundred (500) square feet per manufactured home shall be provided for definable play areas and open space within the manufactured home park. Such areas of open space and play area shall not be areas included within any setback, nor shall they include any areas of less than twenty feet (20') in length or width.
8. Required Setbacks, Buffer Strips and Screening: All manufactured homes shall be located at least thirty feet (30') from any property line abutting upon a public street or highway and at least twenty feet (20') from other property boundary lines; there shall be a minimum distance of fifteen feet (15') between the manufactured home stand and abutting park street. All manufactured home parks located adjacent to residential, recreational, commercial, or industrial land uses shall provide screening, such as fences, shrubs, and trees, along the property boundary line separating the park and such uses and shall be maintained in a neat and orderly fashion.
9. Average Density: Notwithstanding the type of development concept used, the maximum density shall be seven (7) manufactured homes per acre.
10. Accessory Structures: One (1) accessory structure for storage of equipment and refuse is required and the accessory structure shall be a minimum of forty-eight (48) square feet and designed of water resistant material that will enhance the general appearance of the lot.
11. Park Street System And Car Parking:
a. General Requirements: All manufactured home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each manufactured home lot. Such access shall be provided by streets, driveways, or other means.
b. Park Entrance: Entrances to manufactured home parks shall be designed to minimize congestion and hazards and allow free movement of traffic on adjacent streets. No parking shall be permitted on the park entrance street for a distance of thirty feet (30') from its point of beginning.
c. Internal Streets: Surfaced roadways shall be of adequate width to accommodate anticipated traffic and, in any case, shall meet the following minimum requirements:
(1) All streets, except minor streets, shall be a minimum of thirty feet (30') in width from face of curb to face of curb. Streets without curb shall be considered minor streets.
(2) Dead-end streets shall be limited in length to five hundred feet (500') and shall be provided at the closed end with a cul-de-sac having an outside roadway diameter of at least one thousand feet (1,000'). All dead-end streets shall be marked with approved signs at the entrance to the dead-end street.
d. Street Construction And Design Standards:
(1) Pavements: All streets shall be provided with a paved concrete or bituminous surface. Pavement edges shall be protected to prevent raveling of the wearing surface and shifting of the pavement base. Street surfaces shall be maintained reasonably free of cracks, holes, and other hazards.
(2) Grades: Longitudinal grades of all streets shall range between 0.4 and 8.0%. Transverse grades (crown) of all streets shall be sufficient to ensure adequate transverse drainage.
(3) Storm Sewers: If conditions warrant, an adequate storm sewer system shall be provided to dispose of all runoff water. The storm sewer system shall be connected to existing City storm sewer systems upon City approval.
(4) Intersections: Within fifty feet (50') of an intersection, streets shall be at right angles. Intersections of more than two (2) streets at one point shall be avoided.
(5) Car Parking: For all new manufactured home parks or additions to present parks, off-street parking areas for the use of park occupants and guests are required. Such areas shall be furnished at a rate of at least two (2) car spaces for each manufactured home lot, of which at least one-half of the spaces may be in compounds. All off-street parking areas shall be paved with a concrete or bituminous surface.
12. Walks:
a. General Requirements: All manufactured home parks shall be provided with safe, convenient, all-season pedestrian access of adequate width for intended use between individual manufactured homes, park streets, and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
b. Common Walk System: A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Common walks shall have a minimum width of four and one-half feet (4.5').
c. Individual Walks: All manufactured homes shall be connected to common walks, to paved streets or to paved driveways or parking spaces connecting to a paved street. Individual walks shall have a minimum width of two feet (2').
13. Patio: Each manufactured home lot shall have a patio of four inch (4") concrete, with minimum dimensions of nine feet (9') by twenty feet (20').
14. Trees: A minimum of one (1) tree per lot is required. In open areas and park areas, a minimum of twenty (20) trees per acre is required.
N. Service Building And Other Community Service Facilities:
1. General Provisions: The requirements of this subsection shall apply to service buildings, recreation buildings, and other community service facilities, such as management offices, repair shops, storage areas, sanitary facilities, laundry facilities, indoor recreation areas, and commercial uses supplying essential goods or services for the exclusive use of park occupants.
2. Structural Requirements For Buildings: All portions of buildings shall be properly protected from damage by ordinary uses and by decay, corrosion, termites, and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
3. Barbecue Pits, Fireplaces, Stoves, And Incinerators: Cooking shelters, barbecue pits, fireplaces, wood-burning stoves, and incinerators shall be so located, constructed, maintained, and used as to minimize fire hazards and smoke nuisances both on the property on which used and on neighboring property and shall comply with all appropriate ordinances, laws, or other regulations.
O. Solid Waste:
1. Solid Waste: The storage, collection, and disposal of refuse in manufactured home parks shall not create health hazards, rodent harborage, insect breeding, accident or fire hazards, or air pollution.
P. Insect And Rodent Control:
1. Grounds, Buildings, And Structures: 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 with the requirements of the State and County health code.
2. Parks: Manufactured home parks shall be maintained free of accumulation and of debris which may provide rodent harborage or breeding places for flies, mosquitoes, and other pests.
3. Storage Areas: Storage areas shall be so maintained as to prevent rodent harborage.
4. Screens: Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials.
5. Brush, Weeds, And Grass: The growth of brush, weeds, and grass shall be controlled to prevent harborage of ticks, chiggers, and other noxious insects. Manufactured home parks shall be maintained as to prevent the growth of ragweed, poison ivy, poison oak, poison sumac, and other noxious weeds considered detrimental to health. Open areas shall be maintained free of heavy undergrowth of any description.
Q. Fire Protection:
1. Litter, Rubbish, And The Like: Manufactured home parks shall be kept free of litter, rubbish, and other flammable material.
2. Fire Extinguishers: Portable fire extinguishers rated for classes A, B, and C fires shall be kept visible and in service buildings and other locations conveniently located and maintained in good operating condition. Their capacity shall be not less than ten (10) pounds.
3. Fires: Fires shall be made only in stoves, indoor incinerators, and other equipment intended for such purposes.
4. Fire Hydrants: Fire hydrants shall be installed if the manufactured home park water supply system is capable to serve them in accordance with the following requirements: the water supply system shall permit the operation of standard City fire hydrants; and fire hydrants, if provided, shall be located within three hundred feet (300') of any manufactured home, service building, or other structure in the park.
R. Storm Shelters:
1. Storm Shelters: Manufactured home parks shall provide a storm shelter which meets the minimum standards specified by the State of Minnesota.
S. Park Management Responsibilities:
1. General Requirements: The holder of the conditional use permit shall operate the manufactured home park in compliance with this section and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
2. Inspection Of Register: The Park Manager shall keep the required register available for inspection at all times by law enforcement offers, public health officers, and other officials whose duty necessitates acquisition of the information contained in the register. The register record for such occupant registration shall not be destroyed for a period of three (3) years following the date of departure of the registrant from the manufactured home park. (Ord. 156, 6-13-2020)