(A) Site requirements. Any development, redevelopment, alteration or expansion of a manufactured home park in the city shall be done in compliance with the following site requirements.
(1) Location. A manufactured home park shall be located only where such use is permissible under the terms and provisions of this chapter.
(2) Site plan. A site plan, as required by this chapter, shall be filed with the Code Enforcement Officer of the city, showing the following:
(a) The area and dimensions of the tract of land;
(b) The number, location and size of all manufactured home spaces;
(c) The location, width and specifications of roadways and walkways;
(d) The location and specifications of water and sewer lines and riser pipes;
(e) The location and details of lighting and electrical systems;
(f) The location and specifications of all buildings constructed or to be constructed within the park; and
(g) Such other information as municipal reviewing officials may reasonable require.
(3) Soil and ground cover. Exposed ground surface in all parts of every manufactured home park shall be paved, covered with stone screenings or other solid material or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating dust.
(4) Drainage. The ground surface in all parts of a park shall be graded and equipped to drain all surface water in a safe, efficient manner. The adequacy of drainage facilities shall be verified by a competent professional engineer.
(5) Area, setbacks and screening requirements. The minimum areas, setbacks, spacing and screening shall be as prescribed in this chapter and/or by the Planning and Zoning Commission.
(6) Open space. Open space recreation areas shall be provided in all parks accommodating or designed to accommodate 20 or more mobile homes. The size of such recreation areas shall be based upon a minimum of 100 square feet for each lot. No outdoor recreation area shall contain less than 2,500 square feet. Such areas shall be located so as to be free from traffic hazards, easily accessible to all park residents, and centrally located where topography permits.
(7) Density requirements. All manufactured home parks shall have a maximum density of eight mobile home spaces per gross acre.
(B) Access and traffic circulation. All manufactured home parks shall provide access and means of motor vehicle and pedestrian traffic circulation as follows.
(1) Access. Motor vehicle entrances and exits shall be designed for safe and convenient traffic movement from adjacent public streets and onto internal streets.
(2) Internal streets. Internal streets shall be privately owned, built and maintained, and shall be designed for safe and convenient access to all spaces and to facilities for common use of park residents.
(a) On all internal streets, roads or driveways designed or intended to provide access to two or more spaces, there shall be 20 feet of street width unobstructed for vehicular access at all times.
(b) In the event such streets, roads or driveways are extended to be used also for vehicular parking, a parallel parking space shall be deemed to have a minimum width of eight feet, and no such parking space shall occupy or encroach upon the minimum unobstructed access herein above prescribed.
(c) Dead-end streets shall be limited in length to 1,000 feet, and shall be provided at the closed end with a turn-around having a radius of not less than 38 feet.
(3) Street specifications. Internal streets shall be constructed of all weather surfacing to specifications approved by the Code Enforcement Officer and shall be maintained free of cracks, holes and other hazards. Roadways shall be lighted at night pursuant to the residential street-lighting policy of the city.
(4) Parking. Vehicular parking shall be provided to compliance with subdivision (B)(2)(b) of this section.
(C) Manufactured home spaces. The area of the manufactured home space shall be improved to provide adequate support for the placement of the manufactured home, thereby securing the superstructure against uplift, sliding, rotation and overturning due to frost action, inadequate drainage, vibration or other forces acting on the structure.
(D) Water supply; general requirements. An accessible, adequate, safe and potable supply of water shall be provided in each manufactured home park and the public supply of water shall be used exclusively.
(E) Water distribution system.
(1) The water supply system of the manufactured home park shall be connected by pipes to all manufactured homes, buildings and other facilities requiring water.
(2) 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 Code Enforcement Officer.
(3) The water piping system shall not be connected with nonpotable or questionable water supplies and shall be protected against the hazards of backflow or backsiphonage.
(4) The system shall be so designed and maintained as to provide a pressure of not less than 20 pounds per square inch, under normal operating conditions, at service buildings and other locations requiring potable water supply.
(F) Individual water riser pipes and connections.
(1) Individual water riser pipes shall be located within the confined area of the manufactured home space at a point where the water connection will approximate a vertical position.
(2) Water riser pipes shall extend at least four inches above ground elevation. The pipe shall be at least three-quarters of an inch. The water outlet shall be capped when a manufactured home does not occupy the space.
(3) 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.
(G) Sewage disposal; general requirements. An adequate and safe system shall be provided in all manufactured home parks for conveying and disposing of all sewage. Such systems shall be designed, constructed and maintained in accordance with state and local laws.
(H) Sewer lines. All sewer lines shall be located in trenches of sufficient depth to be free from breakage from traffic or other movements and shall be separated from the park water supply systems at a safe distance. Sewers shall be at a grade which will ensure a velocity of two feet per second when flowing full. All sewer lines shall be constructed of materials approved by the Code Enforcement Officer, shall be adequately vented, and shall have water-tight joints.
(I) Individual sewer connections.
(1) Each manufactured home stand shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the manufactured home drain outlet will approximate a vertical position.
(2) The sewer connection shall have a nominal inside diameter of at least three inches, and the slope of any portion thereof shall be at least one-fourth inch per foot. The sewer connection shall consist of one pipe line only without any branch fittings. All joints shall be water-tight.
(3) All materials used for sewer connections shall be semi-rigid, corrosion-resistant non-absorbent and durable. The inner surface shall be smooth.
(4) The sewer riser pipe shall be plugged when a manufactured home does not occupy the lot Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least four inches above ground elevation.
(J) Sewage treatment and/or discharge. The sewer lines of the manufactured home park shall be connected to the public sewer system.
(K) Electrical distribution system; general requirements. Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances which shall be installed and maintained in accordance with applicable codes and regulations governing such system.
(L) Power distribution lines.
(1) Main power lines located above ground shall be suspended at least 18 feet above ground level. There shall be a minimum horizontal clearance of three feet between overhead wiring and any manufactured home, service building or other structure.
(2) All direct burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and designed for the purpose. Such conductors shall be located not less than one-foot radial distance from water, sewer, gas or communication lines.
(M) Individual electrical connections.
(1) Each manufactured home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 60 amperes.
(2) Outlets (receptacles or pressure connectors) shall be housed in a weather-proof outlet box, and shall be located not more than 25 feet from the over current protective device in the manufactured home. A three-pole, four-wire grounding type shall be used.
(3) Receptacles, if provided, shall be in accordance with American Standard Outlet Receptacle C-73.1.
(4) The manufactured home shall be connected to the outlet box by an approved type of flexible supply cord with a male attachment plug or with pressure connectors.
(N) Required grounding. All exposed non-current carrying metal parts of manufactured homes and all other equipment shall be grounded by means of an approved grounding conductor with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for manufactured homes or other equipment.
(O) Service buildings, other community service facilities; generally. The requirements of this section shall apply to service buildings, recreation buildings and other community service facilities, such as management offices, maintenance and storage areas and sanitary or laundry facilities.
(P) Required community sanitary facilities. Every park shall be provided with emergency sanitary facilities consisting of not less than one flush toilet and one lavatory per sex for each 100 mobile home lots, or fractional part thereof, which shall be accessible to all manufactured homes.
(Q) Structural requirements for buildings.
(1) Service buildings shall be protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of moisture and weather-proof materials and construction.
(2) All rooms containing sanitary or laundry facilities shall:
(a) Have sound resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories and other plumbing fixtures shall be constructed of dense, non-absorbent water-proof material or covered with moisture-resistant material;
(b) Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall be not less than 10% of the floor area served by them; and
(c) Have at least one window which can be easily opened or an adequate mechanical ventilation device.
(3) Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.
(4) Illumination levels shall be maintained as follows:
(a) General seeing tasks, five foot candles;
(b) Laundry room work area, 40 foot candles; and
(c) Toilet room, in front of mirrors, 40 foot candles.
(5) Hot and cold water shall be furnished to every lavatory, sink and bathtub, shower and laundry fixture, and cold water shall be furnished to every toilet and urinal,
(R) Barbecue pits, fireplaces. Stoves and incinerators. Cooking shelters, barbecue pits, fireplaces, wood burning stoves and incinerators shall be so located, constructed, maintained and used so as to minimize fire hazards and smoke nuisances. No open fire shall be left unattended. No fuel shall be used and no materials burned which emit dense smoke or objectionable odors. No open fire shall be permitted except in approved facilities.
(S) Refuse handling.
(1) The storage, collection and disposal of refuse in the manufactured home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution.
(2) All refuse shall be stored in fly-tight, water-tight, rodent-proof containers, which shall be located not more than 300 feet from any home space. Containers shall be provided in sufficient number and capacity to properly store all refuse.
(3) Refuse collections stands shall be provided for all refuse containers. Such container stands shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and to facilitate cleaning around them.
(4) All refuse containing garbage shall be collected at least weekly. All refuse shall be collected and transported in covered vehicles or covered containers.
(T) Insect and rodent control.
(1) Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the city.
(2) Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitos and other pests.
(3) The growth of brush, weeds and grass shall be controlled to prevent the harborage of noxious insects or other pests. Parks shall be so maintained free of heavy under growth of any description.
(U) Natural gas system.
(1) Each space provided with piped gas shall have an approved manual shutoff 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) Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(V) Liquefied petroleum gas systems.
(1) Liquefied petroleum gas systems shall be installed and maintained in accordance with applicable codes of the city governing such systems and regulations of the state pertaining thereto.
(2) Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(3) 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.
(4) All LPG piping outside the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in mobile homes.
(5) Liquefied petroleum gas containers installed on a home space shall be securely but not permanently fastened to prevent accidental overturning. Such containers shall not be less than 12 or more than 60 U.S. gallons gross capacity.
(6) No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet. Carport, manufactured home or in any other structure, unless such installations are approved by the Code Enforcement Officer.
(W) Fire protection.
(1) Manufactured home parks shall be kept free of litter, rubbish and other flammable materials.
(2) Portable fire extinguishers rated for Classes B and C fires shall be kept in service buildings and shall not be less than five pounds.
(3) Fire hydrants shall in installed, if the park water supply system is capable to serve them, in accordance with the following requirements.
(a) The water supply system shall permit the operation of a minimum of two one and one-half-inch streams.
(b) Each of two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest elevation point of the park.
(4) Fire hydrants, if provided, shall be located within 500 feet of any manufactured home, service building or other structure in the park, such distance to be measured along the street.
(X) Nonconforming parks; public nuisances. Any manufactured home park in violation of the terms and provisions of this subchapter is hereby declared to be a public nuisance, and the appropriate officers of the city are hereby authorized to institute any action which may be necessary to restrain or abate such violation. Operators of manufactured home parks shall file with the Code Enforcement Officer within 90 days a survey showing all the property they own and improvements exiting on the property and a schedule of changes to be made during a period of time not longer than three years to bring the manufactured home park to a conforming status. Such survey and schedule shall be submitted to the Code Enforcement Officer for consideration.
(Y) Responsibilities of park management.
(1) The licensee or his or her agent shall operate the park in compliance with this subchapter and other applicable ordinances, and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in clean and sanitary condition.
(2) The licensee or agent shall notify park occupants of all applicable provisions of this subchapter, and inform them of their duties and responsibilities under this subchapter.
(3) The licensee or agent shall notify park occupants of all applicable provisions of this section, and inform them of their duties and responsibilities under this subchapter.
(4) The licensee or agent shall maintain a register of park occupancy which shall contain the following information:
(a) Name and address of park residents;
(b) Manufactured home registration date, including make, length, width, year of manufacture and identification number;
(c) Location of each manufactured home within the park by space or lot number; and
(d) Dates of arrival and departure.
(5) A new register shall be initiated on January 1 of each year, and the old register may thereafter be retired but shall be retained on the premises for at least three years following its retirement. Registers shall be available for inspection at all reasonable times by any official of the city whose duties may necessitate access to the information contained therein.
(6) The licensee or agent shall furnish to the assessor and collector of taxes for the city within ten days after January 1 of each year a list of all manufactured home residents in the park, showing the owner’s name and address, the make, length, width, year of manufacture and identification number of the manufactured home, and the address of location description of the manufactured home within the park.
(Z) Responsibilities of park occupants.
(1) The park occupant shall comply with all requirements of this section, and shall maintain his or her manufactured home space, its facilities and equipment in good repair and in a clean and sanitary condition.
(2) The park occupant shall be responsible for proper placement of his or her manufactured home on its mobile home stand and proper installation of all utility connections in accordance with the instructions of the park management.
(3) Skirting, porches, awnings and other additions, when installed, shall be maintained in good repair. The use of space immediately underneath a manufactured home for storage shall be permitted only under the following conditions.
(a) The storage area shall have a base of impervious material.
(b) Stored items shall not interfere with the underneath inspection of the manufactured home.
(c) The storage area shall be enclosed by skirting.
(Ord. 08-110, passed 6-23-2008)