A. The minimum area of any park shall be three (3) acres. However, parks in existence on the effective date of these regulations may continue to operate with less than three (3) acres, but if the park is to be expanded it must at that time have a minimum area of three (3) acres.
B. The maximum area of any park shall be ten (10) acres.
C. Intensity of use shall be as follows:
1. Intensity of development shall be limited to no more than eight (8) mobile homes per gross acre for a mobile home park.
2. Area used for sewerage treatment facilities and area included in streets dedicated to the public shall not be included in density computation.
3. Each mobile home space shall have a minimum of three thousand five hundred (3,500) square feet.
4. Area included in parks, access drive rights of way and other community facilities shall not be included as a part of the required area of a mobile home space.
D. Streets and access drives shall conform as follows:
1. The right-of-way width of all streets adjacent to a mobile home park and dedicated to the public shall be in compliance with the standards and regulations adopted by the city.
2. The right-of-way width of all streets in the interior of a mobile home park that are either dedicated to the public or are proposed to be dedicated to the public shall be in compliance with the standards and regulations adopted by the city.
3. All the streets within and adjacent to a mobile home park which are located in a right of way dedicated to the public shall be improved in accordance with the adopted standards and specifications of the city.
4. Where the size of a mobile home park is of such a magnitude that collector streets are deemed desirable and appropriate, the city may require the developer to plat and dedicate such collector streets to the city. The determination of need, desirability and appropriateness in requiring the platting and dedication of collector streets within mobile home parks be made by the planning commission of the city, with final approval by the city council.
5. All mobile home spaces shall abut an access drive having unobstructed access to a public street or highway.
6. Access drive surface widths shall be constructed in accordance with the following schedule:
Component
| Minor Access Drive
| Collector Access Drive
|
Driving lane | 12 feet | 13 feet |
Parallel parking | 7 feet | 8 feet |
7. The right-of-way limits of an access drive shall not be less than six feet (6') beyond the outer limits of a cross section of the driving surface and surface drainage facility of the adjacent roadway.
8. All access drives, parking spaces and access ways to parking spaces shall be constructed with adequate grade to accommodate the runoff of surface water with no problem of residual ponding of water; street grades shall not exceed ten percent (10%).
9. All access drives, parking spaces and access ways to parking spaces shall be improved with a two inch (2") dust-free surface impervious to water.
10. All access drives which connect with public streets be constructed in accordance with "Standard Design of Driveway Entrances for Oklahoma Highways", as amended, prepared by the Oklahoma state transportation department.
11. It is unlawful to provide ingress or egress to any mobile home spaces from a public street located adjacent to the perimeter of a mobile home park.
12. There shall be two (2) methods of ingress/egress provided for each park.
E. Parking spaces shall be defined as follows:
1. In new mobile home parks at least two (2) clearly defined parking spaces shall be provided for each mobile home space either on or adjacent to the mobile home space.
2. For new mobile home parks a "parking space" shall be defined as a rectangular plot having dimensions of not less than nine feet by twenty feet (9' x 20') plus adequate area for ingress and egress.
F. Sealed surface walkways not less than three feet (3') in width shall be provided either along the rear of mobile home spaces or adjacent to accessways in such a manner that a continuous interconnected system providing direct access to all mobile home spaces and accessory uses in the mobile home park is available to the occupants of the mobile home park.
G. Mobile home spaces shall be defined as follows:
1. Each mobile home space shall have a minimum of not less than three thousand five hundred (3,500) square feet exclusive of park land, access drive right of way and any other area which is a part of a community facility.
2. Every mobile home space shall be clearly defined.
3. The minimum mobile home space width, measured parallel to the abutting street or access drive, at the front yard setback line shall be thirty five feet (35'). All mobile home spaces shall abut a street or an access drive, for a distance of not less than twenty five feet (25').
H. Setbacks for mobile home shall be as follows:
1. No mobile home shall be parked less than ten feet (10') from any property line of a mobile home park.
2. It is unlawful to locate a mobile home less than twenty five feet (25') from any public street or highway right of way, or so that any part of such mobile home will obstruct any roadway or walkway of such park.
3. The following minimum yard setbacks shall be provided for each mobile home:
a. Mobile homes and all other structures shall be located not less than forty five feet (45') from the center line of an access drive(s).
b. Mobile homes shall be located not less than five feet (5') from interior mobile home space lines.
c. Mobile homes shall be located not less than fifteen feet (15') from the rear mobile home space line.
d. An accessory building shall be located not less than three feet (3') from any interior or rear mobile home space line.
I. Permanent fencing across or around front yards shall be disallowed.
J. Mobile home and accessory structures shall not cover more than thirty five percent (35%) of a mobile home space.
K. Pads and tie downs shall be as follows:
1. New mobile home parks must provide each mobile home space with a concrete pad or a series of concrete footings which conform to the recommendations set forth by the defense civil preparedness agency, U.S. department of defense, prior to the placement of any mobile home upon a park space.
2. All mobile homes within a new mobile home park shall be placed upon the pad or footings provided and piers which conform to the recommendations set forth by defense civil preparedness agency, U.S. department of defense.
3. All mobile homes in a new mobile home park must be provided with a system of tie downs which conform to the recommendations of the defense civil preparedness agency, U.S. department of defense, within seventy two (72) hours of the time of arrival of the mobile home in the mobile home park.
4. Whenever practical, mobile home pads or footings should be so oriented as to minimize the exterior area of mobile homes exposed to prevailing storm winds.
L. Screening provisions are as follows:
1. All mobile home parks shall provide suitable screening, as determined by the planning commission of the city, and approved by the city council, where abutting single-family residential areas.
2. Suitable screening or buffer zones, in amounts and of a type deemed appropriate by the planning commission of the city and approved by the city council, may be required where mobile home parks abut residential areas other than single-family, commercial areas, and industrial areas.
M. Fire protection capability shall be as follows:
1. The water distribution system of a mobile home park shall include the components necessary to provide fire protection equivalent to that which is required in other residential areas in the city.
2. In the absence of requirements concerning fire protection capacity in the city, the following requirements shall govern:
a. Fire hydrants shall exist or be installed in such a manner that each and every mobile home space and community building is located within three hundred fifty feet (350') of a fire hydrant, measured along the shortest available route to be used by a fire truck laying hose.
b. Each and every fire hydrant included as a part of the fire protection system of the mobile home park shall be capable of supporting two (2) 11/2-inch hose streams delivering at least seventy five (75) gallons of water per minute at a flowing pressure of at least thirty (30) pounds per square inch with the hose nozzles located four feet (4') above the ground at any location within the mobile home park, and further provided that such fire protection system shall be capable of maintaining this minimum specified volume of water and minimum pressure of a continuous duration of not less than two (2) hours.
N. Water supply requirements are as follows:
1. An accessible, adequate, safe and potable water supply of water shall be provided in each mobile home park.
2. Where a public supply of water of satisfactory quantity, quality and pressure is available within three hundred feet (300'), connection shall be made thereto and its supply used exclusively.
3. When a satisfactory public water system is not available, a private water supply system may be developed and used as approved by the state health department.
4. The water supply shall be capable of supplying a minimum of two hundred fifty (250) gallons per day per mobile home space and shall be designed and constructed in accordance with this subsection N.
5. Every well or suction line of the water supply system shall be so located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source.
6. The following minimum distances between wells and various sources of contamination is required:
Contamination Sources
| Well Or Suction Line
|
Building sewer | 50 feet |
Septic tank | 50 feet |
Disposal field | 100 feet |
Seepage pit | 100 feet |
Dry well | 50 feet |
Cesspool | 150 feet |
7. No well casings, pumping machinery or suction pipes shall be placed in any pit, room or space extending below ground level nor in any room or space aboveground which is walled in or otherwise enclosed, unless such rooms, whether above or below ground, have free drainage by gravity to the surface of the ground.
8. The treatment of a private water supply shall be in accordance with the applicable laws and regulations as approved by the state health department.
9. 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 to prevent the entrance of contaminated material. Reservoir overflow pipes shall discharge through an acceptable air gap.
10. The water distribution system shall be designed and constructed in accordance with the following:
a. The water supply system of the mobile home park 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 state health department.
c. The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or back siphonage.
d. The system shall be so designed and maintained to provide a pressure of not less than twenty (20) pounds per square inch, under normal operating conditions at service buildings and other locations requiring potable water supply.
11. Individual water-riser connections shall be designed and constructed in accordance with the following:
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 (4") above ground elevation. The pipe shall be at least three-fourths inch (3/4"). 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 shut-off valve below the frost line shall be provided near the water-riser pipe on each mobile home space.
e. Underground stop and waste valves shall not be installed on any water service.
O. An adequate and safe sewage system shall be provided in all mobile homes for conveying and disposing of all sewage. Such system shall be designed, constructed and maintained in accordance with the requirements of the state health department:
1. In the event that a public sewer system either is or becomes reasonably accessible as determined by the planning commission and the city council, the sanitary sewer system shall be connected to the public sewer system.
2. 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 at a safe distance. Sewers shall be at a grade which will ensure a velocity of two feet (2') per second when flowing full. All sewer lines shall be constructed of materials approved by the state health department, shall be adequately vented, and shall have watertight joints.
3. Individual sewer connections shall be designed and constructed in accordance with the following:
a. Each mobile home stand will be provided with a four inch (4") 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 three inches (3"), and the slope of any portion thereof shall be at least one-fourth inch (1/4") per foot. The sewer connector shall consist of one pipeline only without any branch fittings.
c. All materials used for sewer connections shall be semirigid, corrosive resistant, nonabsorbent and durable. The inner surface shall be smooth.
d. Provision shall be made for plugging the sewer-riser pipe when a mobile home does not occupy the space. Surface drainage shall be diverted away from the riser. The run of the riser pipe shall extend at least four inches (4") above ground elevation.
e. 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 state health department prior to construction. Effluents from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the state health department.
P. All connections and distribution elements shall conform to the standards and requirements as published in the national electrical code (NEC), as well as the city's building and housing code latest edition, as officially adopted by the city.
Q. All fuel supply and storage shall be governed by those requirements as published in the latest edition of the BOCA code, or as it may be amended:
1. A natural gas system shall be in conformance with the following:
a. Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
b. Each mobile home lot provided with piped gas shall have an approved manual shut-off 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. A liquefied petroleum gas (LPG) system shall be in conformance with the following:
a. Liquefied petroleum gas systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
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 in 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. Such containers shall not be more than two thousand (2,000) gallons.
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. All mobile homes shall have fifteen (15) pounds per square inch test on all gas lines within the mobile home prior to LPG or natural gas service.
R. Recreation and service areas shall be as follows:
1. Each mobile home park shall provide a minimum of five percent (5%) of the gross land area within the park for permanent community recreation or service area(s); provided, however, that in no case shall such area be less than one-half (1/2) acre.
2. Permanent community recreation or service areas should be centrally located and upon a site suitable for both active and passive recreational activities.
3. Improvements may include a service structure, however, in no case shall such a structure be used for commercial activities other than the operation of coin-operated machines and appliances to serve park residents. (Prior Code, Chapter 16, as amended)