(A) Purpose and intent. The purpose and intent of this section is to provide an R-4 zoning district to establish minimum standards for the construction, alteration, extension and maintenance of mobile home park subdivisions and related utilities and facilities; to authorize the issuance of permits for construction, alteration and extension of mobile homes parks; to authorize the inspection of mobile home park subdivisions; and to fix penalties for violations.
(B) Definitions.
(1) The rules and definitions specified in division (D) below are incorporated by reference.
(2) The following terms, unless a contrary meaning is specifically prescribed by the content, shall have the following meanings:
HEALTH AUTHORITY. The State Department of Health, Grundy County Health Department or an authorized representative of the Village .
LICENSE. A written license issued by the health authority allowing a person to operate and maintain a mobile home park subdivision under the provisions of the standards and regulations set forth in this Section.
MOBILE HOME. A detached single-family dwelling unit with all of the following characteristics:
1. Designed for long-term occupancy, and containing sleeping accommodations, a flush toilet, a tub or shower bath, and kitchen facilities, with plumbing and electrical connections provided for attachment to outside systems;
2. Designed to be transported after fabrication on its own wheels, or on flatbed or other trailer, or detachable wheels;
3. Arriving at the site where it is to be occupied as a dwelling, complete and ready for occupancy except for minor and incidental unpacking and assembly operations, location on foundation, connection to utilities, and the like.
MOBILE HOME LOT. A parcel of land for the placement of a single mobile home and the exclusive use of its occupants.
MOBILE HOME PARK SUBDIVISION. A contiguous parcel of land which has been divided into two or more lots for the placement of mobile homes and is owned by an individual, a firm, trust, partnership, public or private association or corporation.
MOBILE HOME STAND. The part of an individual lot which has been reserved for the placement of one mobile home unit.
PARK MANAGEMENT. The person who owns or has charge, care or control of the mobile home park subdivision.
PARK STREET. A private way which affords principal means of access to individual mobile home lots or auxiliary buildings.
PARK SUBDIVISION. The total acreage platted for development into a mobile home park subdivision.
PERMANENTLY AFFIXED. A mobile home should be deemed to be permanently affixed to the land when, in accordance with its owner’s intent, its wheels, skids, rollers or other transporting devices have been removed and it has been so placed upon a lot, possessing a compacted gravel or concrete slab foundation for supporting the home, whereby it is rendered immobile and stationary.
PERMIT. A written permit or certification issued by the health authority permitting the construction, alteration and extension of a mobile home park subdivision under the provisions of these standards and regulations.
SERVICE BUILDING. A structure housing toilet, lavatory and such other facilities as may be required by these standards.
SEWER CONNECTIONS. The sanitary sewer 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 sewerage system serving the mobile home park subdivision.
SEWER RISER PIPES. The portion of the sanitary sewer lateral which extends vertically to the ground elevation and terminates at each mobile home lot.
SITE. The total parcel of land, whether undivided acreage or platted subdivision or an individual lot therein, upon which a mobile home trailer may be situated.
TRAILER. A mobile home as defined herein.
WATER CONNECTION. The connection consisting of all pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile home.
WATER RISER PIPE. The portion of the water supply system serving the mobile home park subdivision which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot.
(C) Minimum site size. Every mobile home park subdivision shall be platted on not less than 15 acres of land.
(D) Minimum lot size. Every mobile home hereafter placed in a subdivision shall be on a lot having an area of not less than 5,000 square feet.
(E) Height standards. No building, structure or dwelling in a mobile home subdivision shall exceed two and one-half stories or 35 feet in height, whichever is greater.
(F) Required yards, mobile home. No mobile home shall be placed upon a mobile home park subdivision lot unless the following yards are provided and maintained in connection with such mobile home dwellings:
(1) Front yard. Each lot upon which a mobile home dwelling is placed shall have a front yard of not less than 20 feet.
(2) Side yard. On each lot upon which a mobile home dwelling is placed, there shall be a side yard on each side of not less than 15 feet. The side yard for corner lots shall be not less than 20 feet.
(3) Rear yard. Every lot upon which a mobile home dwelling is placed shall have a rear yard of not less than 20 feet.
(G) Percentage of lot coverage. Each mobile home, including accessory buildings, garages, and porches, shall not cover more than 50% of each subdivision lot.
(H) Dwelling standards. Every mobile home, hereafter placed upon a subdivision lot shall be permanently affixed and placed in location on a foundation or other permanent supports so as to integrate it into a previously prepared structure and create connections to the outside systems, and shall further have a total ground floor area of not less than 500 square feet, measured from the outside of the exterior walls, including utility rooms but excluding open porches, breezeways and garages.
(I) Off-street parking facilities. Two parking spaces for each mobile home lot shall be provided. No motor vehicle, parked on the mobile home lot, shall be parked closer than three feet to the mobile home.
(J) Screen planting.
(1) Subdivision periphery abutting residential use. All mobile home subdivision sites shall provide a 20-foot wide planting strip, planted with trees and shrubs at least six feet deep, to provide a dense screen at all times, which extends the length and depth of the entire subdivision.
(2) Interior lots and service areas. Adequate screen planting shall be provided to insure privacy, reduce reflected glare between mobile home lots, and screen objectionable views including laundry and drying areas, lot storage structures, garbage and trash collection receptacles, laundry-dryer building facilities, and common parking areas.
(3) Alternate screening. Wherever screen planting fails to fulfill the objectives of subsection b, fencing appropriately designed for the function intended and substantially constructed to withstand conditions of soil, weather and use shall be installed at the height of six feet.
(K) Tenant storage. Storage facilities shall be provided conveniently near each mobile home lot for the active storage of outdoor equipment, furniture or tools, and for the inactive storage of such other materials as are used only seasonally or infrequently by the typical tenant and which cannot be conveniently stored in a typical mobile home. There shall be a minimum of 90 cubic feet provided for general storage for each mobile home lot. Storage facilities shall be provided in compounds located within a reasonable distance, but not more than 500 feet from each mobile home site serviced, and located no closer to private or public streets than the mobile home unit itself. Storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be constructed of suitable weather-resistant materials appropriate for the use and maintenance contemplated.
(L) Required recreation areas. In all parks there shall be one or more recreation areas which shall be easily accessible to all mobile home park subdivision residents. The size of the recreation areas shall be based upon a minimum of 500 square feet for each lot in the subdivision that is designed to accommodate mobile homes. No outdoor recreation area shall contain less than one acre and shall be designed in a contiguous and compact pattern. Recreation areas shall be so located as to be free of traffic hazards and should, where topography permits, be centrally located.
(M) Percentage of lots to be improved prior to use. It shall be a condition precedent that upon subdivision approval at least one-third of the subdivision lots be completed and ready for occupancy, which completion shall include installation of roadways, sidewalks, lighting, public utilities, service and management buildings.
(N) Permanent facilities to be installed. The permanent facilities set forth in divisions (O) through (BB) below shall be installed and available to and for each mobile home.
(O) Streets and driveways. Streets and driveways shall be installed and paved to a minimum width and standard to conform to municipal subdivision standards, and shall remain subject to the approval of the Village Engineer.
(P) Water supply.
(1) General requirements. An accessible, adequate, safe, and potable supply of water shall be provided in each mobile home park subdivision. Where a public supply of water of satisfactory quantity, quality, and pressure is available at the site or at the boundary of the site, connection shall be made thereto and its supply used exclusively. When a satisfactory public water supply is not available, a private water supply system may be developed and used as provided by the health authority.
(2) Water storage facilities. All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of such reservoirs shall be effectively screened. Manholes shall be constructed with overlapping covers so as to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.
(3) Distribution system.
(a) The water supply system of the mobile home park subdivisions 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 local regulations and requirements and shall be of a type and in locations approved by the health authority.
(c) The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against hazards of backflow or back siphonage.
(d) The system shall be so designed and maintained as to provide a pressure of not less than twenty pounds per square inch under normal operating conditions at service buildings and other locations requiring potable water supply and shall be approved by the Village Engineer.
(4) Individual water-riser pipes and connections.
(a) Individual water-riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position.
(b) Water-riser pipes shall extend at least four inches above ground elevation. The pipe shall be at least three-quarters inch. The water outlet shall be capped when a mobile home does not occupy the lot.
(c) Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
(d) A shutoff valve below the frostline shall be provided near the water-riser pipe on each mobile home lot, along with provision for water meter placement in a vault.
(Q) Sewage disposal.
(1) General requirements. An adequate and safe sanitary sewerage system shall be provided in all mobile home park subdivisions for conveying and disposing of all sewage. The system shall be designed, constructed and maintained in accordance with state and local laws.
(2) Sanitary sewer lines. Sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall be separated from the subdivision water supply system at a safe distance. Sewers shall be at a grade which will insure a velocity of two feet per second when flowing full. All sewer lines shall be constructed of materials and of a design approved by the Village Engineer.
(3) Individual sewer connections.
(a) Each mobile home stand shall be provided with at least a six-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.
(b) The sewer connection shall have a nominal inside diameter of at least four inches, and the slope of any portion thereof shall be at least one-quarter inch per foot. The sewer connection shall consist of one pipe line only without any branch fittings. All joints shall be watertight.
(c) All materials used for sewer connections shall be semi-rigid, corrosive resistant, nonabsorbent and durable. The inner surface shall be smooth.
(d) Provisions shall be made for plugging the sewer riser pipe when a mobile home does not occupy the lot. Surface drainage shall be diverted away from a riser. The rim of the riser pipe shall extend at least four inches above ground elevation.
(4) Treatment and/or discharge. Where the sewer lines of the mobile home park subdivision are not connected to a public sewer, all proposed sewage facilities shall be approved by the Village Engineer prior to construction. Effluents from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the health authority.
(R) Electrical distribution system.
(1) Requirements. Every mobile home park subdivision, including common buildings and accessory structures, shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with applicable codes and regulations governing such systems, including but not limited to the National Electric Code as may be amended from time to time.
(2) Main power lines. Main power lines shall be located underground. All direct burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one foot radial distance from water, sewer, gas or communication lines.
(S) Structural requirements for buildings.
(1) All portions of the structure 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 in conformance with the Village Building Code.
(2) Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.
(3) Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry fixture, and cold water shall be furnished to every water closet and urinal.
(T) 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 nuisance both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.
(U) Refuse.
(1) Handling. The storage, collection and disposal of refuse in the mobile home park subdivision shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, air pollution or a nuisance and shall be so located outside and away from any pedestrian and vehicular access and screened from view.
(2) Storage. All refuse shall be stored in flytight, watertight, rodent-proof containers, which shall be located not more than 150 feet from any mobile home lot. Containers shall be provided in sufficient numbers and capacity to store properly all refuse.
(3) Collection stands. Refuse collection stands shall be provided for all refuse containers. The container stands shall be so designed as to prevent containers from being tipped to minimize spillage and container deterioration and to facilitate cleaning around them.
(4) Collection. All refuse containing garbage shall be collected at least weekly. Where suitable collection service is not available from municipal or private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.
(5) Disposal. Where municipal or private disposal service is not available, the mobile home park operator shall dispose of the refuse by transporting to a disposal site approved by the health authority.
(V) Maintenance. Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the health authority.
(1) No debris accumulations. Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
(2) Storage area maintenance. Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe and other building material shall be stored at least one foot above the ground.
(3) Required screening. 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.
(4) Plant growth maintenance. The growth of brush, weeds and grass shall be controlled to prevent harborage of ticks, chiggers and other noxious insects. Parks shall be so 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.
(W) Fuel supply and storage.
(1) Natural gas.
(a) Natural gas piping systems, if available, shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(b) Each mobile home lot provided with piped natural gas shall have an approved manual shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use.
(2) Liquefied petroleum gas.
(a) Liquefied petroleum gas (LPG) systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems on the condition that no natural gas facilities are available to serve the subdivision.
(b) Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(c) Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
(d) All LPG piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
(e) Liquefied petroleum gas containers installed on a mobile home lot shall be securely but not permanently fastened to prevent accidental overturning. The containers shall not be less than 12 nor more than 60 U.S. gallons gross capacity.
(f) No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure, unless such installations are approved by the health authority.
(3) Fuel oils.
(a) All fuel oil supply systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(b) All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place.
(c) All fuel storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath any mobile home or less than five feet from any mobile home exit.
(d) Storage tanks located in areas subject to traffic shall be protected against physical damage.
(4) Fire protection.
(a) Mobile home park subdivisions shall be kept free of litter, rubbish and other flammable materials.
(b) Portable fire extinguishers rated for Classes B and C fires shall be kept in service buildings and at other locations conveniently and readily accessible for use by all occupants and shall be maintained in good operating condition. Their capacity shall not be less than two and one-half pounds.
(c) Fires shall be made only in equipment intended for such purposes.
(d) Fire hydrants shall be installed if the subdivision water supply system is capable to serve them in accordance with the following requirements.
1. The water supply system shall permit the operation of a minimum of two one and one-half inch hose streams.
2. Each of two (2) nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest elevation point of the park.
(e) Fire hydrants, if provided, shall be located within 400 feet of any mobile home, service building or other structure in the park.
(X) Park management.
(1) Operation standards. The person to whom a license for a mobile home park subdivision is issued shall operate the park in compliance with the standards and shall provide adequate supervision to maintain the subdivision its facilities and equipment in good repair and in a clean and sanitary condition.
(2) Notification of occupants of applicable provisions. The subdivision management shall notify park occupants of all applicable provisions of the standards and inform them of their duties and responsibilities under these standards.
(3) Supervision of mobile home placement. The subdivision management shall supervise the placement of each mobile home on its mobile home stand which includes securing its stability and installing all utility connections.
(4) Register record to be kept.
(a) A register record shall be kept of all mobile home owners or occupants situated within the subdivision. The register, which shall be kept within the management office, shall contain the following information:
1. The name and address of each occupant;
2. The name and address of each owner of each mobile home by which it is towed;
3. The make, model, year, and license number of each mobile home;
4. The state, territory, or country issuing such licenses;
5. The date of arrival and departure;
6. The lot number and location within the park subdivision;
7. A registry of all school age children.
(b) The register shall be kept available at all times for inspection by law enforcement officers, public health officials, and other officials whose duties necessitate the acquisition of the information contained in the register. The register record for each occupant registered therein shall not be destroyed for a period of six years.
(5) License; posting; transfer. The license certificate of occupancy shall be conspicuously posted in the office of, or the premises of, the park subdivision at all times. Operating licenses shall be nontransferable without the written consent of the licensor. Each and every mobile home within the park subdivision shall have displayed within it a certificate of title. In addition, the mobile home owner and the park subdivision owner or operator shall comply with all other provisions of the Illinois Motor Vehicle Law.
(6) Compliance with state revenue regulations. The owner or operator shall comply with all rules and regulations of the Illinois Department of Revenue.
(Y) Subdivision occupants; responsibilities.
(1) The subdivision occupant shall comply with all applicable requirements of the standards and shall maintain his or her mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition.
(2) The subdivision occupant shall be responsible for proper placement of his or her mobile home on its mobile home stand and proper installation of all utility connections in accordance with the instructions of the subdivision management.
(3) Pets, if permitted in the subdivision, shall not be prohibited to run at large or to commit any nuisance within the limits of any mobile home lot.
(4) Skirtings, porches, awnings, and other additions shall be installed only if permitted and approved by the subdivision management. When installed, they shall be maintained in good repair. The space immediately underneath a mobile home shall be used for storage only if permitted by the subdivision management. If permitted, the following conditions shall be satisfied:
(a) The storage area shall be provided with a base of impervious material.
(b) Stored items shall be located so as not to interfere with the underneath inspection of the mobile home.
(c) The storage area shall be enclosed by skirting.
(5) The park occupant shall store and dispose of all his or her rubbish and garbage in a clean, sanitary and safe manner. The garbage container shall be rodent-proof, insect-proof and watertight.
(6) First-aid fire extinguishers for Classes B and C fires shall be kept at the premises and maintained in working condition.
(Z) Parking areas. Paved parking areas for guests in a ratio of one space for every four dwelling unit lots shall be provided.
(AA) Recreation facilities. Recreations facilities, including but not limited to a swimming pool and community meeting house shall be provided.
(BB) Community service building. For subdivisions with in excess of 100 mobile homes, a community service building shall be provided. The building shall be conveniently located, heated and lighted, and contain water closets and lavatories for each sex, properly compartmented and partitioned with a minimum width of not less than three feet, hot and cold water showers for each sex, and private dressing room compartments of not less than three feet by four feet. All floors, adequately sloped for drainage, shall be waterproof as well as all walls which are subject to water splash. Concrete curbing at least six inches in height shall be installed throughout the building. All community service buildings shall also be subject to the Village of Gardner Building Code and shall comply with the Americans with Disabilities Act.
(CC) Mobile home stands.
(1) The area of the mobile home stand shall be improved to provide adequate support for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.
(2) The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the structure.
(3) The mobile home stand shall be provided with anchors and tie-downs such as cast-in-place concrete dead men, eyelets imbedded in concrete foundations or runways, screw augers, arrowhead anchors, or other devices securing the stability of the mobile home.
(4) Anchors and tie-downs shall be placed at least at each corner of the mobile home stand and each shall be able to sustain a minimum tensile strength of 2,800 pounds.
(DD) Administration procedures. The divisions and allocation of land for the construction, location,operation and expansion of both proposed and existing mobile home trailer park subdivisions shall be governed by the following procedures and the various design standards as specified in these standards. The design standards are hereby found and determined by the Village Council to be a necessary element of these standards and essential to accomplish the objectives of these regulations.
(EE) Village Council approval required. Approval of the Village Council shall be obtained for the following:
(1) The establishment, construction, expansion or operation of a mobile home park subdivision; and
(2) Use of any mobile home as temporary living or office space while a building or structure is under construction.
(FF) Site development plan; filing. The applicant shall file with the Village Planning and Zoning Board, a site development plan, preliminary plat, final plat and a supplementary statement containing the following information:
(1) The name and address of the applicant, the owner, partners, corporate officers (including present and last occupation), the engineer/surveyor preparing the plat, and of the person proposed to supervise the facility;
(2) The location and legal description of the tract, the boundary lines, their bearings and distance, a small sketch indicating the general vicinity, location of adjoining streets and its relationship to the general area;
(3) The arrangement of lots in relation to each other and interior streets; plans and specifications of existing and proposed buildings;
(4) Improvement plans, cross sections and profiles for all utilities, sewerage, streets, garbage and waste disposal, fire protection, lighting and parking areas proposed to be installed;
(5) Date, north point, scale not greater than 200 feet to the inch and gross and net acreage;
(6) Freedom of the site from objectionable smoke, noxious odors, and unusual noise;
(7) Suitability of the site for the purpose intended insofar as soil, ground-water level, drainage, and topography are concerned;
(8) Contour of five-foot intervals or less, if required;
(9) Proposed and existing facilities for a sanitary community building, where needed, including a description of toilets, urinals, sinks, wash basins, slop sinks, showers and drains; and
(10) Calendar months during which the applicant will operate the mobile home park subdivision.
(GG) License required; fees.
(1) It is unlawful for any person to operate any mobile home park subdivision within the limits of the village unless the person holds a valid license issued annually by the health authority in the name of such person for the specific mobile home park subdivision. All applications for licenses shall be made to the health authority, who shall issue a license upon compliance by the applicant with provision of these standards.
(2) Every person holding a license shall give notice in writing to the health authority within 24 hours after having sold, transferred, given away, or otherwise disposed of interest in or control of any mobile home park subdivision. Such notice shall include the name and address of the person succeeding to the ownership or control of such mobile home park subdivision. Upon application in writing for transfer of the license and deposit of a fee of $100, the license shall be transferred if the mobile home park subdivision is in compliance with all applicable provisions of these standards.
(3) Application for original licenses shall be in writing, signed by the applicant as to the truth of the application and by the deposit of a fee of $500, and shall contain: the name and address of the applicant; the location and legal description of the mobile home park subdivision, and the site plan of the mobile home park subdivision showing all mobile home lots, structures, roads, walkways, and other service facilities.
(4) Applications for renewals of licenses shall be made in writing by the holders of the licenses, shall be accompanied by the deposit of a fee of $500, and shall contain any change in the information submitted since the original license was issued or the latest renewal granted.
(5) Any person whose application for a license under these standards has been denied may request and shall be granted a hearing on the matter before the proper authority under the procedure provided by these standards.
(6) Whenever, upon inspection of any mobile home park subdivision, the health authority finds that conditions or practices exist which are in violation of any provision of these standards, the health authority shall give notice in writing to the person to whom the license was issued that unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the health authority, the license shall be suspended. At the end of such period, the health authority shall re-inspect such mobile home park subdivision and, if such conditions or practices have not been corrected, he shall suspend the license and give notice in writing of such suspension to the person to whom the license was issued. Upon receipt of notice of such suspension, such person shall cease operation of such mobile home park subdivision.
(HH) Inspection of mobile home park subdivisions; health authority powers.
(1) The health authority is authorized and directed to make such inspections as are necessary to determine satisfactory compliance with these standards.
(2) The health authority shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of standards.
(3) The health authority shall have to the power to inspect the register containing a record of all residents of the mobile home park subdivision.
(4) It shall be the duty of the subdivision management to give the health authority free access to all lots at reasonable times for the purpose of inspection.
(5) It shall be the duty of every occupant of a mobile home park subdivision to give the owner thereof or his or her agent or employee access to any part of such mobile home at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with these standards.
(II) Design review standards. The proposed site development plan, together with the required statement of supplementary information hereinabove specified shall be reviewed by the Village Planning and Zoning Board, and the Village Planning and Zoning Board shall determine whether the proposed site development plan meets the following specified conditions.
(1) Such site development plan shall be laid out and developed as a unit, in accordance with an integrated overall design.
(2) The location and arrangement for buildings, parking areas, walks, lighting, and appurtenant facilities shall be adjusted to the surrounding land uses and any part of the site not used for buildings or other structures, or for parking, or for roads or access ways, or recreation purposes, shall be landscaped with grass, trees, and shrubs.
(3) No signs or displays or advertising of merchandise for sale or services offered in service shops shall be visible from outside of the building or in the open area.
(4) Reasonable additional requirements as to landscaping, lighting, screening, access ways, building setbacks, and other site standards may be imposed by the Village Planning and Zoning Board for the protection of all residential property. Sanitary conditions as influenced by topography and drainage factors shall be controlled so as to prevent the unhealthy accumulation of waters, natural or waste, upon the site.
(5) The Village Planning and Zoning Board shall determine that the proposed site development plan is consistent with good planning practice, consistent with good site planning, can be operated in a manner that is not detrimental to permitted uses in the surrounding area and is designed to promote the general welfare of the village.
(6) Additions, alterations and expansions of mobile homes shall be completed with fire-resistant materials and be in compliance with existing municipal building codes.
(JJ) Performance standards.
(1) Development. The following performance standards for subdivisions and their design shall be developed as set forth in this division (JJ).
(2) Relation to lot. There shall be private open areas on the lot related appropriately to its functional areas. The lot shall be so shaped in scale as to provide for reasonable alternatives for home placements. In subdivisions, provision for positioning of the unit on the lot and for moving it out are only incidental to the total subdivision design. Location of drives, parking areas, carports, and garages must be on individual mobile home lots. The parking area must be easy and safe for entrance and convenience from all directions within the subdivision and from the street or highway. Driveways and car shelters shall not be located to interfere with desirable views from the mobile home or from important areas on the site.
(3) Relation of lots to each other.
(a) The mobile home as well as functional areas on individual lots shall complement and supplement those on adjacent lots. Open areas shall flow onto open areas enhancing primary views. Areas on one lot where it is desirable to enclose the structures, vegetated screening or fences shall adjoin similar areas on neighboring lots. Fronting to the inside of a subdivision block has the definite advantages of providing a view potential, and providing a play area for children. Facing the mobile home groupings inward improves the views, unifies pedestrian ways, and interrelates streets, drives, car storage, and garbage and trash pickup function.
(b) Interior areas within the mobile home groupings shall be designed to encourage neighborliness. Interblock arrangements shall include easy access from the entrances of mobile homes in the grouping.
(4) Subdivision pattern relation of elements.
(a) The general subdivision, built from mobile home groupings, shall fit topography, allow for traffic and pedestrian circulation, and allow for provision of community facilities and utilities. Areas for churches, schools, major parks, and community facilities shall be located appropriately with respect to the population to be served. As appropriate, residential areas shall merge into or be insulated from areas devoted to other purposes. They shall be insulated from heavy traffic, concentration of parking, noise, lights, commercial and industrial activities.
(b) The street pattern shall serve, not shape the lots in the subdivision. Lands devoted to streets shall be held to a minimum compatible with performance of street-related functions. Minor streets shall feed at well-spaced intervals and well-designed intersections into collector streets and arteries for fast-moving traffic.
(c) General site planning shall adapt to individual site conditions, the type of market to be served, reflect advances in site planning techniques, and be adapted to the trends and designs of the mobile home trailer court. A site plan which conforms to and preserves terrain, existing trees, shrubs and rock formation is highly preferred.
(5) Conditions of approval. The proposed site development plan for a mobile home trailer park subdivision shall be reviewed by the Village Planning and Zoning Board and must be found to conform to:
(a) The specified minimum site standards;
(b) The requirements for utilities, permanent facilities, and resident services;
(c) The design review standards as specified in this chapter; and
(d) The Village Planning and Zoning Board must make a finding that the proposed site development meets all of the requirements and design standards in this Ordinance prior to the issuance of a building permit by the building inspector, and that all of the required facilities and utilities have been installed by the subdivision developer prior to the issuance of a certificate of occupancy.