(a) Purpose. It is the purpose of this section to provide for the establishment of planned mobile home residential developments in the City and to regulate the same together with the use of mobile homes therein. It is recognized that a well planned, maintained and conducted mobile home park can be an asset to the community.
(b) Intent. It is intended that these provisions shall be supplemental to the Land Subdivision Regulations and that the provisions of those chapters shall govern where applicable but be modified to permit things contemplated herein.
(c) Definitions. When used herein, the following words or terms shall have the meanings herein ascribed to them. If not defined herein but defined in other sections of the Planning and Zoning Code, they shall have that meaning set forth herein.
(1) "Mobile home" means any non-self-propelled vehicle so designed, constructed, reconstructed or added to by means of accessories in such manner as will permit the use and occupancy thereof for human habitation, when connected to indicated utilities, whether resting on wheels or jacks.
(2) "Mobile home lot" means a parcel of land for the placement of a single mobile home and the exclusive use of its occupants.
(3) "Mobile home park" means any site, lot, field or tract of land upon which may be laid out or subdivided into mobile home lots, as a planned mobile home residential development in accordance with the following regulations, and includes any roadways, buildings, structures, vehicles or enclosures used or intended for use as a part of the facilities of such park.
(4) "Patio" means a hard-surfaced outdoor living space designed to supplement the mobile home living area.
(d) Application. To obtain approval for a tract of land as a planned mobile home residential development, an owner of property shall submit a development plan together with a plot plan prepared by and bearing the seal of an Ohio registered architect or engineer, complete in detail and showing the following:
(1) Location and legal description;
(2) Entrance to and exits from the park;
(3) Vehicular roadways, driveways and pedestrian walks;
(4) Design, showing size and arrangement of mobile home lots and stands, location of roadways, service and utility buildings;
(5) Topography by two-foot contour intervals;
(6) Areas set aside for recreation, clothes washing and drying, storage and off-street parking;
(7) Fencing and screen planting on the premises;
(8) Provisions for trash and garbage removal;
(9) Gas, electric and phone service connections to each space, service connections shall be underground;
(10) Provision for the lighting of roadways, driveways and pedestrian walks;
(11) Water and sewer availability and distribution lines to each space;
(12) Typical lot plan.
Design standards, so far as applicable and not modified, altered or in conflict with this section, shall be in accordance with the Land Subdivision Regulations.
(e) Minimum Areas. The minimum area for a planned mobile home residential development shall be ten acres and the density of mobile home lots shall be not more than ten to the net acre. Net acreage is defined as the acreage remaining after the deduction of areas set aside for storage, recreation, clothes drying, garbage and trash collection points, utility and service buildings, areas and spaces, roadways, driveways, walkways and off-street parking.
(f) General Standards. When an application for a planned mobile home residential development has been submitted, the Planning Commission shall evaluate the application in accordance with the following general standards:
(1) A mobile home park shall have access to adequate streets and highways with pavement not less than twenty-seven feet wide.
(2) Environmental factors involved shall be such that livability in a mobile home park may be secured and any adverse effects to surrounding uses or property values such as noises, odors, smoke, unusual traffic hazards, lack of landscaping and drainage problems will be eliminated. In considering livability, recognition shall be given to the setting of mobile homes on lots, the availability of schools, commercial and other public facilities and the nature of abutting zone districts.
(3) Planned mobile home residential developments shall only be permitted in the I-2 District, and only as an integral part of an industrial park planned development project.
(4) The mobile home park shall be arranged so that all mobile home lots and accessory buildings face on an interior roadway. Any lots abutting a dedicated public right of way shall be fenced and screen planted.
(5) A mobile home park of more than 100 mobile home lots shall have more than one entrance and exit to a public street or highway.
No application shall be approved until it is determined by the Planning Commission that the proposed mobile home park will meet all of the foregoing general standards.
(g) Specific Requirements. No application for a planned mobile home residential development shall be approved by the Planning Commission, nor shall a mobile home park be permitted to be maintained thereafter, unless it meets the following specific requirements:
(1) Minimum width: 250 feet.
(2) Minimum front yard setback: Twenty-five feet, except when it fronts on a state highway which shall require fifty feet.
(3) Minimum side yard setback: Ten feet along interior lot lines; fifteen feet along public right of way; except when the right of way is a state highway, which shall require twenty-five feet.
(4) Minimum rear yard setbacks: Fifteen feet, except when the rear yards abuts a dedicated public right of way which shall require a minimum of twenty-five feet.
(5) Entrance and exit roadways shall connect to a public street or highway and be not less than fifty feet wide from front lot line to front lot line of the abutting mobile home lots and other areas. Entrance and exit roadways shall be connected into the park roadways so that the roadway system is continuous. Pavement shall be at least thirty-two feet wide at entrances and exits and twenty-seven feet on other roadways, width being measured from back of curb to back of curb.
(6) All utility installations, including but not limited to electric power lines, telephone lines, television lines and service connections therefor shall be underground.
(7) There shall be no exterior television or radio antennas except for a community-type antenna for the use of all park residents.
(h) Mobile Home and Mobile Home Lot Requirements. No application for a planned mobile home residential development shall be approved by the Planning Commission, nor shall a planned mobile home residential development be permitted or maintained thereafter, unless the mobile home lots and the placement of mobile homes thereon meet the following specific requirements:
(1) Minimum area of mobile home lot: 4,000 square feet.
(2) Minimum area of mobile home: 400 square feet.
(3) Maximum height of structures of mobile homes: Sixteen feet.
(4) Maximum heights of structures of accessory building: Sixteen feet.
(5) Minimum width of mobile home lot at setback line: Forty feet. (Corner lot shall be fifty feet.)
(6) Minimum length of mobile home lot: 100 feet.
(7) Minimum rear yard setback of lot: Ten feet. (This means opposite side of front yard.)
(8) Minimum front yard setback of lot: Twenty feet. (This shall mean street side of lot.)
(9) Minimum side yard on entry side of mobile home: Twenty feet.
(10) Minimum side yard on entry side of mobile home: Twenty feet.
(11) Mobile homes shall not be closer together than twenty-five feet at side yard and twenty feet at rear yard.
(12) No mobile home shall be placed closer than ten feet to a private interior roadway or driveway. Each mobile home shall have access to the park roadway system.
(13) Each mobile home lot shall contain a concrete pad ten by forty feet.
(14) Each mobile home lot shall provide two off-street parking spaces, each ten by twenty feet and hard-surfaced, and a hard surface driveway.
(15) The mobile home bottom shall be enclosed. Enclosure shall be commercially produced fireproof material and shall completely enclose the mobile home from the bottom of the chassis or frame to the surface of the ground or concrete pad.
(16) No buildings or structures shall be added to a mobile home except a patio, an unenclosed or unheated enclosed porch or carport. The total square footage for all additional buildings or structures, exclusive of the patio, shall not exceed 160 feet, nor shall they extend more than ten feet from a mobile home.
(i) Mobile Home Park Facilities Building. Each planned mobile home residential development shall contain an enclosed facilities building of a minimum of 2,000 square feet with space devoted to office, laundry, toilet and recreation and no application shall be approved by the Planning Commission and no planned mobile home residential development shall be permitted or maintained without one. For each 100 mobile homes in the park, at least 960 square feet of space shall be provided for recreation and 250 square feet for each additional twenty-five mobile homes or parts thereof.
(j) Yard Requirements, Facilities Building. The following minimum yard requirements shall apply to any mobile home park facilities building:
(1) Minimum front yard: Fifty feet.
(2) Minimum side yard: Twenty-five feet.
(3) Minimum rear yard: Twenty-five feet; except if abutting onto dedicated public right of way: thirty-five feet.
(k) Permitted Uses. No building, structure or land shall be used, and no building shall be erected, structurally altered or enlarged, except as provided herein. The following uses are permitted in a planned mobile home residential development:
(1) Mobile homes for one-family dwellings, one per mobile home lot;
(2) Accessory buildings and uses incidental to and in conformance with the foregoing use;
(3) Schools, public and parochial, provided that all structures and buildings are set back not less than fifty feet from side lot lines and 100 feet from front property lines;
(4) Churches and parish houses, provided the church is set back thirty feet from side lot lines;
(5) Public utility substations;
(6) As an accessory use to a mobile home, home offices and occupations as permitted in single-family residential districts under the Planning and Zoning Code may be maintained provided not more than twenty percent (20%) of the floor area of the mobile home is used for such purpose and no sign advertising the same exceeding one and one-half square feet is used.
(l) Sanitary Standards. No application for a planned mobile home residential development shall be approved, nor shall a mobile home park be permitted or maintained thereafter, unless the sanitary standards of the Department of Health, including but not limited to the regulations relating to garbage and trash containers, racks and rack locations, rodent and insect control, garbage and trash collection and removal are adhered to and complied with.
(m) Approval by Planning Commission. Upon determination by the Commission that the proposed planned mobile home residential development conforms to the requirements of all applicable provisions of these regulations, the applicant shall prepare and submit a final development plan incorporating all changes and modifications required by the Commission. Upon receipt of an acceptable final plan, the Commission shall approve the same and transmit it to Council for its approval.
(n) Council Action. Upon receipt of the final approved plan from the Commission, Council shall fix a date for a public hearing on such plan, notice of the time and place of which shall be given at least thirty days prior thereto by publication in a newspaper of general circulation in the City.
Following such hearing and after reviewing the final plan as recommended by the Commission, Council shall consider such plan and vote on the passage of an ordinance approving such plan.
(o) Effect of Council Approval. If Council adopts an ordinance approving such final plan, such approval shall be for a period of two years to allow the preparation of the required construction plans, submission of such plans to the City for approval and other details preparatory to construction. If such construction is not started within the two-year period, the developer may file a written request with Council for a one-year extension. If Council determines that construction will probably be commenced within the one-year extension period, it may grant such extension without further public hearing.
(p) Submission of Construction Plans and Performance Bond. After approval of the final plan by Council and before commencing with the construction of any improvements, detailed construction plans for all site improvements, to be constructed in accordance with the approved final plan, shall be submitted to the Planning Commission for approval. The owner shall also give to the City a full construction and maintenance performance bond in the amount of the estimated cost of the grading, storm sewers, sanitary sewers, water lines, street paving, walks, corner markers and incidentals necessary to complete the construction of the project.
The bond shall be executed by the owner with a security or securities satisfactory to the Finance Director and the Law Director, guaranteeing the completion of the improvements within such time as is proposed by the owner.
Upon completion of various items of work, the owner shall apply to the City for final inspection. If the City finds that all installments meet the requirements of the approved plans and specifications, the bond shall be released.
If the improvements are not completed as proposed within the time limit that was established, the bond shall be forfeited and the money shall be collected by the City and used to complete the specified improvements. The money that is collected from the bond shall be used for no other purpose, and any money remaining after completion of the work shall be returned to the original depositor.
(Ord. 1990-20. Passed 11-26-90.)