(A) Interior streets or drives.
(1) All streets or drives, whether public or private, shall be designed in substantial relation to:
(a) Topographic conditions and drainage;
(b) Public convenience and safety; and
(c) The proposed uses of land to be served by the street or drive. A street or drive shall be provided for convenient access to each individual manufactured home site within the manufactured home park.
(2) All streets intended to be dedicated into the County Highway System shall be:
(a) Designed and constructed in accordance with the rules and specifications of the Lake County Highway Department and the Lake County Subdivision Regulations, as amended.
(b) Laid out in conformity to street or highway plans officially adopted by the county. Wherever a planned street or highway runs through a proposed manufactured home park, it shall be provided for in the place and with the width indicated on said plan.
(3) All streets or drives intended to be private and for the exclusive use of tenants and guests of the manufactured home park shall be constructed to meet the following minimum standards:
(a) All streets or drives within any manufactured home park shall have an approved cross-section with a paved surface of 27 feet measured from back to back of the curbs.
(b) All cul-de-sacs shall have a minimum radius of 70 feet to the outer edge of the pavement. The developer shall provide a landscaped island with a diameter not to exceed 66 feet.
(c) All private streets or drives shall be constructed in the manner prescribed in the edition of Standard Specifications of the State Highway Department of Indiana in effect at the time of application, and subsequent and applicable state and county ordinances. In any instance where conflicting requirements may appear between Standard Specifications and an applicable county ordinance, the county ordinance regulation shall rule.
(d) All streets or drives shall be provided with a smooth, graded, drained, sealed, and paved durable surface commencing from the public street to and throughout the manufactured home park. All street or drive surfaces shall be maintained free of holes and other hazards.
(e) Concrete curb and gutter shall be provided along the outside edge of all street, drive, and parking area pavements. Concrete curb, gutter, and sidewalk may be one and the same.
(4) Street names and addresses shall be assigned to all streets and manufactured home stands appearing on the final plan according to and in compliance with the Street Naming Directory passed by the Lake County Plan Commission.
(B) Building setback lines.
(1) All manufactured homes, occupied or vacant, shall be set back at least 50 feet from any public right-of-way, or the distance required by the setback requirements of the Zoning Code, as amended, for the type of street on which it fronts or sides, whichever is the greater distance.
(2) No manufactured home shall be located closer than 15 feet to any manufactured home park vehicular drive or street, as measured to the nearest part of the manufactured home and/or its hitch, unless otherwise specified in division (D) hereof.
(3) All other possible arrangements must provide at least 15 feet between mobile homes. In no case shall the end of a mobile home be permitted to encroach by more than six feet into the front of another mobile home unless a distance of at least 28 feet is provided.
(C) Minimum open space between homes.
(1) Front to front - average of 35 feet.
(2) Front to back - average of 30 feet.
(D) Minimum manufactured home site requirements.
(1) In order to provide maximum flexibility in the planning and design of manufactured home parks, performance standards rather than rigid lot specifications shall provide the basic frame-work of this section.
(2) Any manufactured home park designed with performance standards must have the approval of the Lake County Plan Commission staff prior to submission for final approval provided, however, that in no case shall any manufactured home park exceed a density of seven and one-half units gross acre.
(3) In designing a manufactured home park, the following minimum performance standards shall apply: Site orientation. Each manufactured home site shall be provided with a clear, unobstructed access to drive, street, or other easement to permit the placement of a home on the site. The access shall be provided from within the manufactured home park and shall not be from any exterior state or county road or alley.
(4) Manufactured home stands.
(a) All manufactured home stands shall be constructed as:
1. A grade-beam floating slab as shown in Figure 1 at the end of this chapter;
2. As a series of double-row concrete piers as shown in Figure 2 at the end of this chapter;
3. As a solid concrete slab as shown in Figure 3 at the end of this chapter; or
4. Type of construction to be approved by the Building Division of the Lake County Plan Commission.
(b) The area of the manufactured home stand shall be improved in accordance with the Lee County Building Code to provide adequate support for the placement and tie-down of the manufactured home, thereby securing the super-structure against uplift, sliding, rotation, and overturning.
(E) Minimum parking for manufactured home parks.
(1) Paved, off-street parking shall be provided in all manufactured home parks for the use of occupants and guests. Parking spaces shall be at the ratio of at least two car spaces not less than ten feet by 20 feet in size for each manufactured home park site.
(2) No parking space, garage, or carport shall be located closer than six feet to the front of any manufactured home, unless otherwise approved by the Plan Commission staff.
(3) No motor vehicle shall be permitted to be parked or stored within any required open space between manufactured homes except when an approved parking area is provided between two manufactured homes oriented back to back with each other.
(4) Overnight parking on any drive or street within the manufactured home park shall be prohibited.
(5) The manufactured home park operator shall provide a separate area either fenced, screened, or otherwise enclosed for the storage of tenant camping trailers, boats, snowmobiles, and other similar recreational equipment, and such items shall not be stored in any area of the manufactured home park.
(F) Projections into required yards and height regulations.
(1) Any projection from a manufactured home shall not extend more than 12 feet into any required yard or open space. No covered or enclosed structure shall exceed one-third the length of the manufactured home.
(2) No building or manufactured home in the manufactured home park shall exceed one story in height unless otherwise approved by the Plan Commission.
(G) Pedestrian ways.
(1) Pedestrian access. All manufactured home parks shall be provided with safe, convenient all-season pedestrian access of adequate width for intended use. The access shall be durable and convenient to maintain.
(2) Common walks. A common concrete or paved 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. If constructed in conjunction with a curb, the common walk will be five feet.
(H) Required illumination of manufactured home park street systems. All manufactured home parks shall be furnished with lighting units so spaced and equipped with luminaries placed at the mounting heights as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night.
(1) All parts of the manufactured home park street systems: 0.6 footcandle with a minimum of 0.1 footcandle.
(2) Potentially hazardous locations such as major street intersections and steps or stepped ramps: individually illuminated with a minimum of 0.3 footcandle.
(3) All manufactured home park lights shall be so located and shielded as to prevent direct illumination of any property outside of the manufactured home park.
(I) Miscellaneous regulations.
(1) Home longer or wider and not in compliance. No manufactured home shall be permitted to occupy any manufactured home stand if the home is either longer or wider than would permit compliance with the regulations of this chapter.
(2) Boundaries to be designated. The boundaries of every manufactured home site shall be clearly and permanently designated according to the dimensions and locations shown on the approved plot plan.
(3) Open space. No trailers, recreational vehicles, or boats shall be parked or stored within the open space required between manufactured homes.
(4) Use of area. Use of manufactured home park areas for non-residential purposes:
(a) No part of any manufactured home park shall be used for non-residential purposes, except such areas that are required for the direct servicing and well-being of the manufactured home park residents and for the management and maintenance of the manufactured home park provided, however, that retail sales of new or used manufactured homes may be made from the manufactured home park by the owners of the manufactured home park, or the sole licensee or agent of the owners, but all the manufactured homes held for sale shall be displayed on regular manufactured home stands of the manufactured home park and the manufactured homes on display shall be limited to 15% of the total stands in the manufactured home park.
(b) Nothing contained in this section shall be deemed as prohibiting the sale of a manufactured home located on a manufactured home stand by the individual owner or his or her agent.
(5) Construction materials storage areas. Construction materials storage areas for the manufactured home park shall be so maintained as to prevent rodent harborage. Lumber, pipe, and other building material shall be stored within a structure or fenced-in storage area.
(6) Weeds, brush and grass. The growth of brush, weeds, and grass shall be controlled by the owner or operator of the manufactured home park.
(7) Skirting. All manufactured homes shall have a removable skirting around the entire perimeter of the manufactured home.
(a) Skirting shall be a durable material such as decorative block, concrete block, fiber-glass, metal, or other material approved by the Plan Commission staff. Junk doors or other scrap material shall be prohibited.
(b) Skirting shall be maintained at all times by the tenant.
(8) Storage facilities.
(a) Individual or group waterproof storage structures may be provided for the use of manufactured home tenants, if approved by Plan Commission staff and located on a concrete slab.
(b) Storage shall not be permitted unless within a completely enclosed structure approved by the manufactured home park manager and the Plan Commission staff.
(9) Additions or alterations. No manufactured home may be extended, enlarged, or otherwise added to unless approval in writing from the manufactured home park owner or designated agent is presented to the Plan Commission staff and a permit has been issued by the Plan Commission staff. A concrete pad or foundation shall be placed under any structure or addition thereto within the manufactured home park.
(Prior Code, § 152.031) (Ord. 1626, passed 6-13-1995) Penalty, see § 152.999