A. Purpose: It is the purpose of the R-4 district to provide for the development of high quality manufactured housing park residential areas which promote the sense of quiet, well kept single-family neighborhoods.
B. Permitted Uses:
1. Single-family, detached, manufactured housing, and manufactured home park offices shall be permitted in the R-4 district unless otherwise specified in the provisions of this title. No new mobile home parks may be established unless otherwise specified in the provisions of this title. No new mobile home parks may be established or no existing mobile home parks may be expanded or modified unless zoned manufactured housing residential (R-4).
2. Parks, playgrounds.
C. Accessory Uses: The following are permitted accessory uses in an R-4 district:
1. Private garages, parking spaces and carports. Private garages are intended for use to store the private passenger vehicles of the family or families resident upon the premises, and in which no business service or industry is carried on. Such space can be rented to noncommercial vehicles, trailers or equipment if sufficient off street parking in full compliance with this title is provided elsewhere on the property.
2. Recreational vehicles and equipment.
3. Home occupations as regulated by section 10-5-10 of this title.
4. Noncommercial greenhouses and conservatories.
5. Tool houses, sheds and similar buildings for storage of domestic supplies and noncommercial recreational equipment.
6. Community laundry facilities, storm shelter, park office, recreational building(s); provided that such structures are of a permanent nature and comply with the provisions of the state uniform building code.
D. Conditional Uses: The following are conditional uses in an R-4 district and require a conditional use permit based upon procedures set forth in and regulated by section 10-3-3 of this title:
1. Convenience establishments of a commercial nature, (coin operated laundries, grocery stores, dry cleaning establishments, and beauty and barber shops) may be permitted in mobile home parks subject to the following restrictions:
a. Such establishments and parking areas primarily related to their operations shall not occupy more than ten percent (10%) of the area of the park.
b. Shall be located, designed and intended to serve frequent trade or service needs of persons residing in the park.
c. Shall present no visible evidence of their commercial character to any portion of any residential district outside of the park.
2. Governmental and public regulated utility buildings and structures necessary for the health, safety and general welfare of the city; provided, that:
a. Compatibility with the surrounding neighborhood is maintained and required setbacks and side yard requirements are met.
b. Equipment is completely enclosed in a permanent structure with no outside storage.
c. Adequate screening from neighboring uses and landscaping is provided in compliance with section 10-5-5 of this title.
d. The provisions of section 10-3-3 of this title are considered and satisfactorily met.
3. Public or semipublic recreational buildings and uses including golf courses and neighborhood or community centers; public or private educational institutes limited to elementary, junior high and senior high schools; and religious institutions such as churches, chapels, temples and synagogues; provided that:
a. Side yards shall be double that required for the district, but no greater than thirty feet (30').
b. Adequate screening from abutting residential uses and landscaping is provided in compliance with section 10-5-5 of this title.
c. Adequate off street parking and access is provided on the site or on lots directly abutting and directly across a public street or alley to the principal use in compliance with section 10-5-1 of this title and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with section 10-5-5 of this title.
d. Adequate off street loading and service entrances are provided and regulated where applicable by section 10-5-1 of this title.
e. The provisions of section 10-3-3 of this title are considered and satisfactorily met.
E. General Provisions:
1. Drainage And Landscaping: All land area shall be adequately drained, landscaped to control dust, and clean and free from refuse, garbage, rubbish or debris.
2. Tents: No tents shall be used for other than recreational purposes in a manufactured housing park.
3. Outdoor Camping: There shall be no outdoor camping anywhere in a manufactured housing park.
4. Recreational Vehicles: Allow recreational vehicle use on designated lots.
5. Access Approval: Access to manufactured housing parks shall be as approved by the city.
6. Structures: Permits must be obtained for construction of buildings or structures.
7. Enclosure Of Lower Areas; Inspection: The area beneath a manufactured housing unit shall be enclosed with a compatible material except that such enclosure must have access for inspection.
8. Storm Shelters: A manufactured housing park shall have a storm shelter adequate for the number of rental spaces. Such shelter shall have adequate heating and be maintained in a safe, clean and sanitary condition.
9. Completion Of Spaces Before Occupancy: The minimum number of spaces completed and ready for occupancy before the first occupancy is permitted in a new mobile/manufactured home park shall be ten (10) units.
10. Length Of Rental: No space shall be rented except for periods of thirty (30) days or more.
11. Tie Down And Blocking Requirements: Blocking, anchors and tie downs shall be placed in accordance with Minnesota state law and regulations.
12. Inspection: All manufactured homes shall comply with state and local fire, health and building regulations.
13. Refuse Disposal: Garbage, waste and trash disposal must be approved by the city and must conform to all state and local health and pollution control regulations.
F. Site Plan Requirements: At the time of application for rezoning to a manufactured housing residential district (R-4), the applicant must submit a site plan to the city. The applicant shall be bound by said site plan after the rezoning to manufactured housing residential district (R-4). Thereafter, no zoning permit shall be issued unless in conformance with the approved site plan by the city council. The site plan shall include:
1. The name and address of all owners and developers of the proposed mobile home court.
2. The legal description and lot size in acres of the proposed mobile home court.
3. The location and size of all mobile home lots, convenience establishments, storage areas, recreation areas and facilities, landscaping, existing tree growth, water areas, roadways, sidewalks and parking sites.
4. Detailed landscaping and grading plans and specifications.
5. Plans for sanitary sewage disposal, surface drainage, fire hydrants, water systems, electrical services, gas services, cable television, street lighting, and topography diagrams.
6. Location and size of all public roadways abutting the mobile home park and all street and sidewalk accesses from such street and sidewalk to the mobile home court.
7. Preliminary road construction plans and specifications including cross section and curb details.
8. Preliminary floor plans and elevation for all permanent structures.
9. Description and method of disposing of garbage and refuse.
10. Staging and timing of construction program regardless of whether the entire area will be developed at one time or in stages.
11. Such other reasonable information as shall be required by the city.
12. The scale for all drawings shall be one inch (1") to one hundred feet (100').
G. Design Standards:
1. Park Size: The minimum area required for a manufactured housing park designation shall be two (2) acres.
2. Density: Notwithstanding the type of development concept or plan used, the maximum average density in a manufactured home park shall be twelve (12) manufactured homes per gross acre.
3. Individual Manufactured Housing Site (Homes 14 Feet Wide Or Less):
a. Minimum Land Area: Each manufactured housing site shall contain at least five thousand (5,000) square feet of land area for the exclusive use of the occupant:
(1) Width: No less than fifty feet (50').
(2) Depth: No less than one hundred feet (100').
b. Frontage On Street Or Roadway; Marking Of Site: Each manufactured housing site shall have frontage on an approved street or roadway and the corner of each manufactured home shall be marked and each site shall be numbered.
c. Individual Home Sites (Homes In Excess Of 14 Feet, But Less Than 18 Feet In Width):
(1) Each manufactured housing site shall contain at least six thousand fifty (6,050) square feet of land area for the exclusive use of the occupants:
(A) Width: No less than fifty five feet (55').
(B) Depth: No less than one hundred ten feet (110').
(2) Each manufactured housing site shall have frontage on an approved street or roadway and the corner of each manufactured home site shall be marked and each site shall be numbered.
d. Individual Manufactured Housing Sites (Homes Over 18 Feet In Width):
(1) Each manufactured housing site shall contain at least six thousand five hundred (6,500) square feet of land area for the exclusive use of the occupant.
(A) Width: No less than sixty five feet (65').
(B) Depth: No less than one hundred feet (100').
(2) Each manufactured housing site shall have frontage on an approved street or roadway and the corner of each manufactured home site shall be marked and each site shall be numbered.
e. Lot Coverage: The manufactured home stand and manufactured home unit including accessory structures shall not cover more than sixty five percent (65%) of the manufactured home lot.
f. Individual Manufactured Housing Unit Site Setbacks:
(1) In manufactured housing parks existing prior to November 1, 1988, no housing unit shall be located closer than ten feet (10') to its side lot lines nor closer than fifteen feet (15') to its front lot line, or within ten feet (10') of its rear lot line.
(2) In all manufactured housing parks developed after the adaptation of this title, no housing unit shall be located closer than ten feet (10') to its side lot lines nor closer than thirty feet (30') to its front lot line, or within ten feet (10') of its rear lot line.
(3) All accessory structures such as awnings, cabanas, storage sheds, carports, windbreaks, entryways or solar energy systems shall be located no closer than three feet (3') from any property line and in no case closer than ten feet (10') to the nearest adjoining manufactured home.
g. Building Requirements:
(1) No principal structure shall exceed one story or twenty five feet (25'), whichever is least.
(2) No accessory structure shall exceed fifteen feet (15') in height.
(3) The unit structure is in compliance with the Guidelines for Manufactured Housing Installation, International Conference of Building Officials, 1983, as may be amended.
(4) No manufactured home stand shall be used for parking more than one manufactured home.
h. Parking:
(1) Each manufactured housing site shall have off street parking space for two (2) automobiles. All parking stalls shall be completely on the home lot they serve.
(2) Each manufactured housing park:
(A) Shall maintain additional hard surfaced off street parking lot(s) for guests of occupants in the amount of one space for each three (3) home sites.
(B) Access drives off streets and roads to all parking spaces and unit sites shall be hard surfaced according to specifications established by the city.
i. Utilities:
(1) All manufactured housing units shall be connected to the city's public water and sanitary sewer system.
(2) All installations for disposal of surface storm water must be approved by the city.
(3) All utility connections shall be as approved by the city.
(4) The source of fuel for cooking, heating or other purposes at each manufactured housing site shall be as approved by the city.
(5) All manufactured housing units shall be provided with telephone and electrical outlets.
(6) All utilities shall be underground; there shall be no overhead wires or supporting poles except those essential for street or other lighting purposes set forth herein.
(7) No obstruction shall be permitted that impedes the inspection of plumbing, electrical facilities and related mobile home equipment.
(8) The owner shall pay any required sewer connection fees to the city.
(9) The owner shall pay inspection and testing fees to the city.
(10) Facilities for fire protection shall be installed as required by the city.
j. Internal Roads And Streets:
(1) Roads and streets shall be bituminous or concrete surfaced as approved by the city.
(2) All roads and streets shall have a concrete (mountable, roll type) curb and gutter.
(3) All streets shall be developed with a roadbed of not less than thirty two feet (32') in width and collector streets of not less than thirty six feet (36') in width. If parking is permitted on street then the roadbed shall be at least thirty six feet (36') in width. To qualify for the lesser sized street, adequate off street parking must be provided and demonstrated.
(4) The use of cul-de-sac streets in manufactured home parks shall be discouraged. If they are constructed, cul-de-sacs shall have a minimum of a forty foot (40') radius roadbed.
(5) State and local traffic laws shall govern the operation of motor vehicles upon all dedicated streets in a mobile/manufactured home park.
(6) The manufactured home park shall have a street lighting plan approved by the city.
k. Recreation:
(1) All manufactured housing parks shall have at least ten percent (10%) of the land developed for recreational use (tennis courts, children's play equipment, swimming pool, golf green, etc.) developed and maintained at the owner/operator's expense. Such areas shall be so located so as to be free of traffic hazards.
(2) In lieu of land dedication for public park purposes, a cash contribution as established by the city subdivision regulations, as may be amended or updated, shall be paid to the city.
l. Grading: Each manufactured home stand and lot shall have a longitudinal grade of not less than four percent (4%) in traverse crown or grade to provide adequate surface drainage.
m. Landscaping:
(1) Each site shall be properly landscaped with trees, hedges, grass, fences, windbreaks and the like.
(2) A compact hedge, redwood fence or landscaped area shall be installed around each manufactured home park and be maintained in first class condition at all times as approved.
(3) All areas shall be landscaped in accordance with landscaping plans approved by the city.
n. Lighting:
(1) Artificial light shall be maintained during all hours of darkness in all buildings containing public toilets, laundry equipment or common facilities for park occupant's use.
(2) The manufactured housing park grounds shall be lighted as approved by the city from sunset to sunrise.
o. Storage:
(1) Enclosed storage lockers (when provided) shall be located whether adjacent to the manufactured home in a manufactured housing park or at such other places in the park as to be convenient to the unit for which it is provided.
(2) Storage of large items such as boats, boat trailers, recreation vehicles, etc., shall be accommodated in a separate secured and screened area of the park. No parking of such vehicles or equipment shall be permitted on the housing site.
p. Removal: Manufactured home stand and lot shall be at such elevation, distance and position relative to the street or roadway and driveway that placement and removal of manufactured home with a tractor, truck or other moving equipment can be accomplished in a practical and reasonable manner.
q. General: For those items not specifically referenced, the design standards as established by the subdivision regulations, as may be amended, shall be utilized for general development guideline.
H. Registration: It shall be the duty of the operator of the manufactured housing park to keep a record of all homeowners and occupants located within the park. The register shall contain the following information:
1. The name and address of each unit occupant.
2. The name and address of the owner of each unit.
3. The make, model and year of the unit.
4. The state, territory or country issuing such license.
5. The date of arrival and departure of each unit.
6. The number and type of motor vehicles of residents of the park.
The park operator shall keep the register available for inspection at all times by authorized city, state and county official, public health officials and other public offices whose duty necessitates acquisition of the information contained in the register. The register shall not be destroyed until after a period of three (3) years following the date of departure of the registrant from the park.
I. Maintenance: The operator and/or owner of any manufactured housing park, or a duly authorized attendant and/or caretaker shall be responsible at all times for keeping the park, it facilities and equipment, in a clean, orderly, operable and sanitary condition. The attendant or caretaker shall be answerable along with said operator/owner, for the violation of any provisions of these regulations to which said owner/operator is subject.
J. Review Procedures: All informational elements as required in this chapter shall be submitted to the city in accordance with the normal time schedule outlined for zoning district amendments, whether or not the proposal requires a rezoning. Proposals for manufactured housing park expansions on properly zoned land shall be reviewed for compliance with the applicable standards and requirements contained in this chapter by all designated and official city review bodies.
K. Lot Requirements: The following minimum requirements shall be observed in the R-4 district:
1. Maximum lot coverage: sixty five percent (65%).
2. Minimum lot width: fifty feet (50').
3. Minimum lot size: five thousand (5,000) square feet.
4. Minimum liveable space: eight hundred (800) square feet.
L. Lot Setbacks: The following minimum requirements shall be observed in the R-4 district for any lots adjacent to a city street:
1. Front yard setback: twenty feet (20').
2. Rear yard setback: five feet (5').
3. Side yard setback: eight feet (8').
4. Corner Lot: If a corner lot has a boulevard area of fourteen feet (14') or more, the front yard may be set as the direction the main manufactured home entrance faces. The other side may be treated as a side yard setback. (Traffic visibility must be maintained with no extensions allowed into the side yard, i.e., deck, steps.)
M. Supplemental Standards: The supplemental standards are listed and enforced under chapter 5 of this title (i.e., parking lot, loading space, signs, fences and screening, drainage, traffic visibility, and grading). (Ord. 230, 5-6-2002)