In order to accomplish the general purpose of this chapter, it is necessary to give special consideration to certain uses because they are unique in nature, require large land areas, are potentially incompatible with existing development, or because the effects of such uses cannot definitely be foreseen. The following uses shall be subject to compliance with the regulations in this section and with the procedure for authorizing uses permitted on review as set forth in § 155.89.
(A) Residential 2 (R2) manufactured home subdivision. The following property development standards shall apply for all manufactured home subdivisions and shall be zoned only as Residential 2.
(1) No parcel of land containing less than five acres may be used for a manufactured home subdivision.
(2) The manufactured home subdivision shall be subject to the yard, density, and set back provisions of the district in which it is located.
(3) Any manufactured home in the subdivision shall be situated on a permanent foundation and all elements contributing to its mobility (under-carriage, wheels, axles, and trailer hitch) shall be removed. All such homes shall be connected to public water and sewer systems.
(4) Any structure in a manufactured home subdivision shall comply with the yard, height, density, and parking regulations of the zoning district in which it is located.
(5) Low areas subject to any flooding must comply with FEMA regulations. This shall include anchoring and skirting.
(6) Public or community water and sanitary sewer service shall be provided to each manufactured home space before occupancy and shall be approved by the State Department of Environmental Protection.
(7) All required improvements and facilities shall be installed before occupancy of the manufactured home space.
(B) Travel parks. Travel parks shall be zoned only as Commercial (CO).
(1) Property development standards. The following property development standards shall apply for all travel parks established after adoption of this section.
(a) No parcel of land containing less than five acres may be used for the purpose permitted as a travel park.
(b) A travel park shall be subject to the following density requirements: there shall not be less than 1,500 square feet of lot area for each space provided in the travel park.
(c) The travel parks shall be located on a well-drained site properly graded to insure rapid drainage and freedom from stagnant pools of water.
(d) Yards adjacent to public streets shall be a minimum of 25 feet in depth. Yards adjacent to property outside the travel park without an intervening street or other permanent open space shall be at least 75 feet in width, provided, however, that this open space requirement may be reduced to a minimum of 25 feet upon adequate fencing and vegetative screening to protect occupants of adjoining properties from adverse influences within the travel park. All yards shall be landscaped and maintained.
(e) Internal streets shall provide safe and convenient access to the spaces in appropriate travel park facilities. Alignment and grade shall be properly adapted to topography. Construction and maintenance shall provide a smooth, hard, dense, dust-proof, well-drained surface. Such roadway shall be of adequate width to accommodate anticipated traffic and shall meet the following minimum requirements:
1. Entrance and all two-way roads (no parking): 25 feet; and
2. One-way (no parking): 12 feet.
(f) Pedestrian walkways. Streets serving less than 25 spaces may be used as part of the pedestrian circulation system. Elsewhere, if the relation of space locations to facilities within the campground necessitates such, pedestrian ways shall be provided, preferably as part of a common open space system away from streets. Access for construction and maintenance shall provide a smooth, hard, dense, dust-proof and drained surface pedestrians entering or leaving a travel park shall be by safe and convenient routes. Such access need not be adjacent to or in the vicinity of vehicular access points. Where there are crossing of roads for pedestrians at the edge of the travel park, they shall be safely located, marked, and controlled where necessary. Adequate provisions shall be made for mutual visibility of drivers and persons crossing at such points.
(g) Common area. Not less than 10% of the area of the travel park shall be devoted to recreation area. Such recreation area may include space for common walkways and related landscaping in block interiors, provided that such common open space is at least 20 feet in width, as recreation space.
(h) Spaces shall be as located in relation to internal streets as to provide for convenient vehicular ingress and egress if the space is intended for use by wheeled units. Where back-in or back-out spaces are used, appropriate maneuvering room shall be provided in the adjacent internal street and within the space, and where there are obstacles within potential maneuvering areas which might not be seen by a driver, the limits of the safe area shall be indicated in a manner clearly visible to the driver, and ground blocks may be required to prevent backing into obstacles.
(i) That spaces be numbered to facilitate location by emergency vehicles.
(j) Where reasonably possible without excessive destruction of trees or other vegetation, particularly in campgrounds or portions of campgrounds intended for use by travel trailers, preference shall be given to a pull-through arrangement, so that no backing is necessary.
(k) Where spaces are to be used exclusively for erection of tents on the ground, it shall not be required to provide for vehicular access onto such spaces, but parking areas shall be provided within 100 feet thereof.
(l) No minimum dimensions are specified for spaces; but each shall provide a stand (unless used exclusively for erection of tents with no vehicles permitted) and the clearances and open spaces specified herein and the boundaries of each stand and space shall be clearly indicated.
(m) Stands shall be of such size and be so located and improved in the spaces as to provide for the type of units which are intended, vehicular access must be provided to the stand.
(n) If use is to be restricted to tents to be erected on the ground, the stand shall have a level surface suitable for erection of a tent, free of rocks, roots, or other impediments to the driving of pegs to the depth of at least eight inches, and graded and drained to prevent flow of surface water into or under tents erected on it. Stands for wheeled units shall provide a smooth hard, dense, well-drained, dust-free surface level or of a grade not to exceed 5%. Stands shall be so located that when used clearances from units including attached awnings and the like shall be as follows:
1. From units of adjoining stands, 15 feet;
2. From common walkways, internal streets, or parking areas, 15 feet; and
3. From portions of buildings containing uses which would be disturbing to stand occupants, 25 feet.
(o) Within each space there shall be provided a living area suitably located and improved for outdoor use by occupants of units not to be occupied by units or towing vehicle, such space to be at least ten feet minimum dimension and 200 square feet in area and so located as to be easily accessible from the entry side of units as normally parked and oriented on stands.
(p) Parking. No parking shall be permitted upon the internal streets of the travel park and vehicle parking space shall be provided within each space or where tent facilities are utilized within a common area.
(q) Electrical hook-ups. Each space with electrical hook-ups shall be equipped with one electrical hook-up, 120 volts, 30 ampere with ground on conduit support. All electrical lines shall be installed underground. Electric hook-ups must meet the standards of the National Fire Protection Association Code 501-D-1971, A119.4 1971 for recreation travel parks.
(r) Water connections. Each space with water connections shall include one water connection with three-quarter inch rise valve and three-quarter inch hose bib. All water installations shall conform to the State Plumbing Code and Uniform Building Code as amended. The water system shall be adequate to provide 15 pounds per square inch of pressure at all spaces.
(s) Sewer hook-ups. Sewer hook-ups shall be installed pursuant to the requirements of the State Plumbing Code and the Uniform Building Code as adopted by the city.
(t) Toilet, washroom, and bathing facilities. A travel park containing 100 spaces or less shall provide toilet, washrooms, and bathing facilities at the following minimum:
1. Men: four shower stalls, two water closets, three urinals, and four lavatories;
2. Women: four shower stalls, four water closets, and four lavatories; and
3. One additional toilet, lavatory, and shower stall shall be provided for each sex for every 25 additional spaces, and one additional men's urinal for every 50 additional spaces. All such facilities shall be constructed and installed pursuant to City Building and State Plumbing Codes.
(u) Dumping station. Each park shall include a sanitary dumping station to be located so as not to create a traffic hazard on the main or circulating roads, nor to be a health hazard to the occupants of the park. Such dumping station shall be constructed to meet the minimum requirements of the State Plumbing Code, Uniform Building Code, and other applicable ordinances and regulations and shall meet the approval of the Health Department.
(v) Fireplaces and the like. Where fireplaces, cooking shelters, or similar facilities for open fires or outdoor cooking are provided within spaces or elsewhere, they shall be so located, constructed, maintained, and used as to minimize fire hazards and smoke nuisance within the park and in adjoining areas.
(2) Permit required. No travel park shall be operated within the city without first obtaining a permit therefore.
(a) Travel parks will be allowed only with the approval of the Planning Commission and Common Council.
(b) Travel parks will be licensed annually and a fee will be charged.
(c) An application for a travel park permit shall be as regulated hereunder.
1. The application for a permit shall be filed with and issued by the Finance Officer upon approval of the Common Council.
2. Each application shall be accompanied by six copies of the plot plan drawn to scale and prepared by a licensed engineer or architect. Such copies shall be reviewed and approved by the Health Department, Planning Commission, and the Common Council. The application for a permit shall be accompanied by a minimum fee as per current fee schedule, for every ten spaces or fraction thereof over the minimum of 100 spaces. The following information shall be shown on the application:
A. Location and legal description of the proposed travel park;
B. Plans and specifications of all buildings, improvements, facilities, and spaces constructed or to be constructed within the travel park;
C. Proposed use of buildings and spaces shown on the site;
D. The location and size of all recreational vehicle spaces;
E. Location of all points of entry and exit for motor vehicles and internal circulation pattern;
F. The location of all landscaping to be provided;
G. The location of all lighting and standards thereof to be provided;
H. Location of all walls and fences indicating height and materials of construction;
I. Name and address of the applicant; and
J. Such other architectural and engineering data as may be required to permit the Planning Commission and Common Council to determine if the provisions of this section are being complied with.
3. Such permit may be issued prior to construction or completion thereof provided that a time schedule for development shall be prepared, which shall demonstrate the applicant's readiness and ability to provide the proposed services and all required improvements and facilities shall be installed within one year.
4. Permit fee. The permit fee for operating a travel park shall be as per the current fee schedule, per year, for the first ten trailer spaces and additional fees, per year, for each trailer space in excess of ten. Any travel park adding a trailer space during a permit year shall pay additional fees as stated in the current fee schedule, for each space so added, for the unexpired portion of the year.
(C) Other uses permitted on review.
(1) Cemetery.
(a) The site proposed for a cemetery shall not interfere with the development of a system of collector and larger streets in the vicinity of such site. In addition, such site shall have direct access to a thoroughfare.
(b) Any new cemetery shall be located on a site containing not less than 20 acres.
(c) All other structures including, but not limited to, mausoleum permanent monument or maintenance building, shall be set back not less than 25 feet from any property line or street right-of-way line.
(d) All graves or burial lots shall be set back not less than 25 feet form any property line or street right-of-way line.
(e) All required yards shall be landscaped and maintained.
(2) Public and private utilities and services. Where permitted, public and private utilities and services shall be subject to the following requirements.
(a) Health Department report. Application for permission to operate water works and/or sewage treatment plants shall be accompanied by a report and a recommendation from the Health Department. Such recommendations as to design and construction, type of treatment, source of water, standards for testing and sampling, and standards for the quality of effluent shall be incorporated into and made a part of the application.
(b) Lot area and location. The required lot area and location shall be specified as part of the application and shall be determined in relation to the proposed use, the intensity of such use, and the effects of such use upon the environment.
(c) Fencing and/or screening. Where findings indicate that a hazard may result or that interference with the development or use and enjoyment of surrounding residential properties may ensue, fencing or screening with an evergreen hedge or other shielding material may be required in a manner consistent with such findings.
(d) Public utilities service yards. Service yards shall be screened by a seven-foot obscuring fence, wall, or mass planting, or otherwise so located as not to be obnoxious to the orderly appearance of the district.
(3) Private day nurseries and kindergartens. The facilities, operation, and maintenance shall meet the requirements of the County and State Health Department.
(4) Automobile wrecking and junk yards. Automobile wrecking and junk yards may be located in area zoned General Industrial (GI) only.
(a) Location. No such operation shall be permitted closer than 300 feet from any established residential district.
(b) Screening. All outdoor storage of salvage and wrecking operations shall be conducted minimum height of eight feet. Storage between the street and such fence is expressly prohibited. Any fence or wall erected for screening purposes shall be within the buildable area of the lot and shall be properly painted or otherwise maintained in good condition.
(c) Off-street parking. Off-street parking shall be as regulated in § 155.59.
(d) Ingress and egress. The number of vehicular access driveways permitted on any single street frontage shall be limited to:
1. One driveway where the parcel to be used has a maximum street frontage at least 100 feet;
2. Two driveways where the street frontage exceeds 100 feet; and
3. Driveways used for ingress and egress shall be limited to 25 feet in width, exclusive of curb returns.
(5) Recreational fads. An application for a permit for recreational fads including trampoline centers, cart tracks, and similar recreational activities not specifically covered by these regulations, shall be reviewed by the governing body. Recreational fads may be located in areas zoned Commercial (CO) only.
(6) On-lot sewage disposal systems. Any use involving a principal structure which is not served by a sanitary sewer, in addition to other requirements, shall have an approved on-lot sewage disposal system approved by the County-State Department of Health and DENR. The approval may be made contingent upon an agreement that the structure will be connected to a sanitary sewer when plans indicate that such sewer will be extended or constructed and become available. The approval shall further stipulate an increase in lot size to assure appropriate septic field, drainage, and relation to abutting development or any classified stream.
(Ord. 10.6, passed 3-17-2009)