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(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)
(A) General requirements. An accessible, adequate, safe and potable supply of water shall be provided in each mobile home park. 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.
(B) Source of supply. The water supply shall be capable of supplying a minimum of 150 gallons per day per mobile home and shall be accomplished by connection of the mobile home to city water by a water supply pipe of not less than three-fourths of an inch outside diameter.
(C) Water storage facilities. All water storage reservoirs shall be covered, watertight and constructed of impervious material. Overflows and vents of the 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.
(D) Water distribution system.
(1) The water supply system of the mobile home park shall be connected by pipes to all mobile homes, buildings, and other facilities requiring water.
(2) 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 a Building Inspector.
(3) The water piping system shall not be connected with non-potable or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.
(4) The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions at service buildings and other locations requiring potable water supply.
(5) All water and gas meters shall be readily accessible and placed outside of any fence or enclosure.
(6) Water lines connecting any mobile home park to the city water system shall be a minimum of two inches outside diameter and flush out valves shall be provided on any dead-end lines in a manner to be approved by the City Building Official.
(E) Individual water riser pipes and connections.
(1) 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.
(2) Water riser pipes shall extend at least four inches above ground elevation. The pipe shall be at least three-fourths of an inch. The water outlet shall be capped when a mobile home does not occupy the lot.
(3) 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.
(4) A shutoff valve shall be provided near the water riser pipe on each mobile home lot.
(5) Underground stop and waste valves shall not be installed on any water service.
(Ord. 6-86, passed 10-1-1986)
(A) General requirements. An adequate and safe sewerage system shall be provided in all mobile home parks for conveying and disposing of all sewage. The system shall be designed, constructed and maintained in accordance with state and local laws.
(B) Sewer lines. All 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 park water supply system by a safe distance as approved by the Plumbing Inspector. 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 approved by the Building Official, shall be adequately vented, and shall have watertight joints.
(C) Individual sewer connections.
(1) Each mobile home stand shall be provided with at least a four-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.
(2) The sewer connection (see definition) shall have a nominal inside diameter of at least three inches, and the slope of any portion thereof shall be at least one-fourth inch per foot. The sewer connection shall consist of one pipeline only without any branch fitting. All joints shall be watertight.
(3) All materials used for sewer connections shall be semi-rigid, corrosion resistant, nonabsorbent and durable. The inner surface shall be smooth.
(4) Provision 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 the riser. The rim of the riser pipe shall extend at least two inches above ground elevation.
(D) Sewage treatment and/or discharge.
(1) Where the sewer lines of the mobile home park are not connected to a public sewer, all proposed sewage disposal facilities shall be approved by the Building Inspector prior to construction.
(2) Effluents from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the Building Inspector and the State Water Pollution Control Board.
(Ord. 6-86, passed 10-1-1986)
(A) General requirements. Every park and every mobile home shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with the city electrical code and the current edition of the National Electrical Code governing such systems and approved by the Building Official.
(B) Power distribution lines.
(1) Main power lines not located underground shall be suspended at least 22 feet above the ground. There shall be a minimum horizontal clearance of three feet between overhead wiring and any mobile home, service building or other structure.
(2) 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. The conductors shall be located not less than one foot radial distance from water, sewer, gas or communication lines, and in conformance with the city electrical code.
(C) Individual electrical connections.
(1) Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 50 amperes and wherever wires are exposed at any connection then a locking device shall be required to cover the connection.
(2) Outlets (receptacles or pressure connectors) shall be housed in a waterproof outlet box, and shall be located not more than 25 feet from the over-current protective device in the mobile home. A three-pole, four-wide grounding type shall be used.
(3) Receptacles, if provided, shall be in accordance with "American Standard Outlet Receptacle C-73.1".
(4) Connectors, if not substituted by more than one receptacle shall be provided where the calculated load of the mobile home is more than 50 amperes.
(5) The mobile home shall be connected to the outlet box by an approved type of flexible supply cord with a male attachment plug or with pressure connectors.
(D) Required grounding. All exposed non-current carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
(Ord. 6-86, passed 10-1-1986)
(A) The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.
(B) 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 number and capacity to properly store all refuse.
(C) Refuse collection stands shall be provided for all refuse containers. Such 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.
(D) All refuse containing garbage shall be collected at least twice weekly. All refuse shall be collected and transported in covered vehicles or covered containers.
(E) All mobile home parks shall subscribe to the municipal, franchised refuse and garbage collection system.
(Ord. 6-86, passed 10-1-1986)
(A) 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.
(B) Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests.
(C) Storage areas shall be so maintained as to prevent rodent harborage; lumber, pipe and other building materials shall be stored at least one foot above the ground.
(D) 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.
(E) 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.
(Ord. 6-86, passed 10-1-1986)
(A) Natural gas system.
(1) Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(2) Each mobile home lot provided with piped 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.
(B) Liquefied petroleum gas systems.
(1) Liquefied petroleum gas systems shall be installed and maintained in accordance with applicable codes and regulations governing the systems.
(2) Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(3) 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.
(4) All liquefied petroleum gas 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.
(5) 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 or more than 60 U.S. gallons gross capacity.
(6) No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure, unless the installations are approved by the authority having jurisdiction.
(C) Fuel oil supply systems.
(1) All fuel oil supply systems shall be installed and maintained in accordance with applicable codes and regulations governing those systems.
(2) All piping from outside fuel storage tanks or cylinders to mobile homes shall be permanently installed and securely fastened in place.
(3) All fuel oil 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.
(4) Storage tanks located in areas subject to traffic shall be protected against physical damage.
(Ord. 6-86, passed 10-1-1986)
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