(A) General requirements. Condition of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants of the mobile home park. The mobile home park site shall not be exposed to objectionable smoke, noise, odors or other adverse influence, and no portion subject to unpredictable and/or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards.
(B) Area requirement. No mobile home park shall be less than five acres in size.
(C) Site drainage requirements. 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.
(D) Park areas for nonresident uses.
(1) No part of any park shall be used for nonresidential 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.
(E) Required separation between mobile home. Mobile homes within mobile home parks shall be separated from each other by 45 feet and from other buildings and structures by at least ten feet; provided that mobile homes placed end-to-end may have a clearance of ten feet where opposing rear walls are staggered. Permanent independently sited mobile homes shall conform to the requirement of Chapter 154 of this code.
(F) Required recreation areas.
(1) In all parks accommodating or designed to accommodate 25 or more mobile homes there shall be one or more recreation areas which shall be easily accessible to all park residents:
(2) The size of the park recreation areas shall be based upon a minimum of 100 square feet for each lot. No outdoor recreation area shall contain less than 2,500 square feet.
(3) Park recreation areas shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located.
(G) Required setbacks, buffer strips and screening for mobile home parks.
(1) All mobile homes shall be located at least 30 feet from any park property boundary line abutting upon a public street or highway and at least 30 feet from other park property boundary lines.
(2) There shall be a minimum distance of 30 feet between the mobile home and abutting park street.
(3) All mobile home parks located adjacent to industrial or commercial land uses shall be provided with screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential use.
(H) Park street system and car parking.
(1) General requirements. All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each mobile home lot. The access shall be provided by streets, driveways or other means.
(2) Park entrance. Entrances to mobile 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 100 feet from its point of beginning, unless the park entrance is at least 34 feet wide.
(3) Internal streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:
(a) All streets, except minor streets: 25 feet (from back of curb to back of curb if provided);
(b) Minor streets: 25 feet (acceptable only if less than 500 feet long and serving less than 25 mobile homes or of any length if mobile home lots abut on one side only); and
(c) There shall be no dead-end streets or cul-de-sacs in mobile home parks within the city.
(4) Car parking. Off-street parking areas or on-street parking lanes shall be provided for the use of park occupants and guests. Those areas shall:
(a) Be furnished with at least two car spaces for each mobile home lot; and
(b) Be located within a distance of 50 feet from the mobile home to be served, unless other vehicular access is provided. The minimum street width requirement under division (H)(3) above shall be increased by ten feet if on-street parking is the only type of car parking provided in a mobile home park.
(5) Required illumination of park street systems. All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night:
(a) All parts of the park street systems: Six-tenths footcandle with a minimum of one-tenth footcandle; and
(b) Potentially hazardous locations, such as major streets intersections and steps or stepped ramps: Individually illuminated with a minimum of six-tenths footcandle.
(6) Park street construction and design standards.
(a) Pavements. All streets shall be provided with a smooth, hard and dense surface or continuous, well-drained gravel over compacted base, which shall be durable and well drained under normal use and weather conditions. A suggested minimum construction detail shall be furnished by the Director of Public Works. Street surfaces shall be maintained free of pot holes and other hazards by the mobile home park owner.
(b) Grades. Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than 8%. Short runs with a maximum grade of 12% may be permitted, provided traffic safety is assured by appropriate paving, adequate leveling areas and avoidance of lateral curves.
(c) Intersections. Within 100 feet of an intersection, streets shall be at approximately right angles. A distance of at least 150 feet shall be maintained between centerlines of offset intersecting streets. Intersections of more than two streets at one point shall be avoided.
(I) Walks.
(1) General requirements. All parks shall be provided with safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
(2) Common walk system. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. The common walks shall have a minimum width of four feet.
(3) Individual walks. All mobile home stands shall be connected to common walks, to paved streets, or to paved driveways or parking spaces connecting to a paved street. The individual walks shall have a minimum width of two feet.
(J) Mobile home stands. 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. The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home due to inadequate drainage or other forces acting on the structure.
(Ord. 6-86, passed 10-1-1986)