(A) Conditions. Condition of soil, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no portion subject to unpredictable or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards.
(B) Site planning. Site planning should adapt to individual site conditions, reflect advances in site planning techniques, and be adopted to the trends in design of the mobile home itself. An informal park type of site planning which conforms to existing terrain, existing trees, shrubs and rock formations is preferred and other natural site features shall be preserved to the extent practical. Favorable views or outlooks should be emphasized by the plan. Service facilities throughout the mobile home park such as recreation buildings, laundry facilities, drying yards, storage facilities and recreation areas shall be arranged on a functional basis to provide convenient access from all mobile home stands.
(C) Design. The site, including mobile home stands, patios, structures and all site improvements shall be harmoniously and efficiently organized in relation to topography, the shape of the plot and the shape, size and position of structures and common facilities and with full regard to use, appearance and livability. Special attention should be given to new mobile home designs and the common appurtenances that are available.
(D) Ground area. Exposed ground surfaces in all parts of every mobile home park shall be protected with a vegetable growth, or covered with stone screenings, or paved, or covered with other solid material that is capable of preventing soil erosion and of eliminating objectionable dust. The mobile home site shall be sodded.
(E) Drainage. The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner.
(F) Number. There shall be a maximum of five mobile homes per gross acre of mobile home park area. An accessory structure such as an awning, cabana, storage cabinet, carport, windbreak or porch which has a floor area exceeding 25 square feet, and has a top or roof, shall, for purposes of all separation requirements or covered land area be considered to be part of the mobile home park.
(G) Park size. There shall be a minimum area requirement of 20 acres with a minimum width of 200 feet for any mobile home park and a maximum of 55 acres for any mobile home park. No mobile home park shall be contiguous to or abutting another mobile home park.
(H) Recreation. In all mobile home parks accommodating or designed to accommodate 25 or more mobile homes there shall be constructed and maintained one or more recreation areas which shall be easily accessible to all park residents. The size of the recreation areas shall be based upon a minimum standard of 500 square feet for each mobile home. Recreation areas shall be so located as to be free of traffic hazards and should when the topography permits, be centrally located, shall provide suitable recreation equipment and shall be kept in good repair. Laundry or service buildings are not considered part of recreation facilities, unless specifically equipped for recreation purposes. Facilities in recreation areas shall be provided for both active and passive functions.
(I) Boundary lines. All mobile homes shall be located at least 30 feet from any mobile home park boundary line, including ones abutting upon a public street or highway.
(J) Distance. There shall be a minimum distance of 25 feet between an individual mobile home and adjoining pavement of a mobile home park street, or common parking area or other common areas.
(K) Landscape. All mobile home parks shall be provided with landscape screening such as fences or natural growth along any property boundary line sufficient to permit complete privacy for the residents of the park and to protect interests of adjacent landowners.
(L) Separation. Mobile homes shall be separated from each other and from other buildings and structures by at least 15 feet provided that mobile homes placed end-to-end may have a clearance of ten feet where opposing rear walls are staggered. (This requirement may be waived or relaxed by the Commission to permit grouping of mobile homes into courts or other appropriate arrangements.)
(M) Accessory structure. Any accessory structure which has a horizontal area exceeding 25 square feet, is attached to a mobile home or located within ten feet of its window, and has a top or roof that is higher than the nearest window shall, for purposes of all separation and covered area requirements, be considered to be part of the mobile home.
(N) Sanitary sewers. All mobile home parks shall have sanitary sewer facilities connected to a public sanitary sewer line. Each mobile home stand shall be treated as a separate service in calculating sanitary sewer connection and service charges.
(O) Access. Access to mobile home parks shall be designed to minimize congestion and hazards at the entrance or exit and allow free movement of traffic on adjacent streets. The entrance road connecting the park streets with a public street or road shall have a minimum road pavement width of 40 feet. Where only one access road is provided an emergency access shall be provided to permit ingress or egress of emergency fire and ambulance equipment in the event the main access is blocked. No parking shall be permitted on the park entrance street for a distance of 100 feet from its point of intersection with the public street.
(P) Streets. Internal streets shall be hard surface of adequate width to accommodate anticipated traffic and shall meet the following minimum requirements.
(1) All streets shall have a minimum width of 30 feet back to back on curb.
(2) Deadend streets shall have cul-de-sac having an outside diameter of at least 75 feet. The streets shall not exceed 150 feet in length not including the turn-around.
(3) All mobile home parks shall be furnished with lighting units so placed and equipped with luminaires placed at the mounting heights as will provide the following average levels of illumination for the safe movement of pedestrians and vehicles at night:
(a) All parts of the park street systems: 0.2 footcandle;
(b) Service buildings and other general use areas: 0.4 footcandle;
(c) Potentially hazardous locations, such as major street intersections and steps or stepped ramps: 0.6 footcandle; and
(d) Interior walkway areas: 0.1 footcandle.
(4) All streets shall be provided with a paved concrete or bituminous surface of sufficient quality to meet the standards of the State Highway Department Specifications for a seven-ton axle load. All streets shall be equipped with concrete curb and gutter specification B-618 of the State Highway Department Standards. All streets, walks, water lines, sewer mains, recreation areas and other general use facilities within the park shall remain the property of the mobile home park owner for the purposes of cleaning, snow removal, repair, replacement and maintenance.
(5) All streets established in any mobile home park shall be subject to the applicable traffic and safety statutes and city code provisions.
(Q) Parking. Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests and required vehicle parking spaces shall be so located as to provide convenient access to the mobile home. The areas shall be furnished at the rate of at least two car spaces for each mobile home lot. Additional off-street parking spaces shall be provided at the office, laundry building, recreation building and other general use sites within the mobile home park.
(R) Storage. All boats, boat trailers, hauling trailers, snowmobiles and other equipment not stored within the mobile homes or the utility enclosure that may have been provided shall be stored in a separate place provided by the mobile home park owner and not upon the lots occupied by mobile homes nor upon the streets within the mobile home park.
(S) Walks. A walk system shall be provided and maintained between locations where pedestrian traffic is concentrated and to community use areas. In addition, a walkway shall be provided from the vehicle parking place to each mobile home stand.
(T) Mobile home stands and lots.
(1) The area of the mobile home stand shall be improved to provide an adequate foundation for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning. The mobile home stand shall be so constructed as to prevent heaving, shifting or uneven settling under the weight of the mobile home as a result of frost action, inadequate drainage, vibration or other forces acting on the area or superstructure.
(2) The mobile home stand shall be provided with anchors for tie-downs such as case-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.
(3) 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.
(4) At least one shade tree (minimum of a six-foot whip) shall be placed and maintained near each mobile home stand.
(5) Enclosed storage lockers for garden tools and other equipment may be provided by either the mobile home owner or the licensee adjacent to the mobile home or at other place in the mobile home park as to be convenient to the unit for which it is provided. These lockers shall be no larger than 63 square feet, and shall be compatible with the surroundings and adjacent structures.
(6) Cooking shelters, barbecue grills and pits, and other facilities 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. No open fire shall be permitted except in the facilities. No fuel shall be used or material burned which emits dense smoke or objectionable odors. Nothing in this division (T)(6) is to be construed to permit open burning.
(7) A patio shall be constructed on the ground beside each mobile home stand. This patio shall be no less than 200 square feet in area and constructed of concrete with four-inch minimum thickness or approved equal.
(U) Structural requirements.
(1) All mobile homes shall meet the construction, plumbing, electrical and mechanical standards of the state and the city.
(2) No mobile home may be inhabited by a greater number of occupants than that for which it was designed.
(3) Skirting shall be used on all mobile homes and shall be compatible with the mobile home design.
(V) Utilities.
(1) All utilities shall be provided through underground service, including water, electricity, telephone, television cable and fuel for heating. No outside tanks or overhead wiring shall be permitted.
(2) Water facilities and sewage collection facilities shall be installed and maintained by the mobile home park owner and shall be constructed in accordance with the laws of the state, the recommendation of the State Health Department and the requirements of the city code. For purposes of water and sewer service, each mobile home stand shall be regarded as a separate unit.
(3) Fire hydrants meeting standards of the city shall be provided and shall be located within 500 feet of any mobile home, service building, or other structure in the mobile home park. Water mains within the park shall be of sufficient size to provide adequate water for fire fighting purposes.
(W) Responsibilities of the mobile home park management.
(1) The state licensee of a mobile home park shall operate the park in compliance with this subchapter and shall provide adequate supervision to maintain the mobile home park and its facilities and equipment in good repair and in a clean and sanitary condition.
(2) The park management shall notify mobile home park occupants of all applicable provisions of this subchapter and inform them of their duties and responsibilities under this subchapter.
(3) The mobile home park 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) The mobile home park management shall maintain a register containing the names of all park occupants. The register shall be available to any authorized person inspecting the park.
(X) Responsibilities of park occupants.
(1) The mobile home park occupant shall comply with all applicable requirements of the city code 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 park 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 park management.
(3) No owner or person in charge of a dog, cat or other pet animal shall permit it to run at large or to commit any nuisance within the limits of any mobile home lot.
(Y) Stand; connection. A mobile home shall not be occupied for dwelling purposes unless it is properly placed on a mobile home stand and connected to water, sewerage and electrical utilities.
(Z) Basement. Each mobile home park shall be equipped with a central building at least 30 feet by 30 feet with a full basement. The basement shall be provided with a ceiling of pre-stressed concrete or equal. The basement shall be equipped with two entrances, one of which shall be directly from the outside. The basement shall be equipped with lavatory facilities.
(1988 Code, § 4.21-4)