(A) Purpose, intent and approval.
(1) The purpose of these regulations is to provide appropriate areas for the suitable development of mobile home parks and manufactured home subdivisions. It is also to ensure that such facilities receive adequate service and blend harmoniously with surrounding residential neighborhoods.
(2) The owners of a tract of land not less than 8,000 square feet, may construct a mobile home park thereon upon compliance with regulations and restrictions as herein set forth and after approval of such mobile home park by the City Council.
(B) Plans and drawings.
(1) Content of plan. Before a permit shall be issued for a mobile home park, six copies of the plan of the development must be submitted to the Planning Commission or to the City Council for its review. The plan must show:
(a) The proposed street and mobile home layout;
(b) Proposed reservations for parks, playgrounds and open spaces;
(c) Tabulations showing the percent of area to be devoted to parks, playgrounds and open spaces; also the number of mobile homes and the total area in the mobile home park;
(d) Proposed location and number of parking spaces;
(e) Generalized landscaping plan; including water, sewer, electric and gas lines, and fire hydrant locations;
(f) Storm drainage facilities and disposal plan for storm water runoff; and
(g) Any other data that the City Council may require.
(2) Health Department approval. The plan must have written approval from the State Department of Health.
(3) Submission; time limit. Applications for approval shall be in writing, submitted to the City Council at its regular meeting and shall be granted or denied within 30 days, unless an extension of such time is approved by the applicant.
(4) Utility drawings. Three copies of detailed construction drawings shall be supplied to and approved by the City Council. Such construction drawings shall show the following:
(a) Profile and location of water and sewer lines;
(b) Location of water valves and fire hydrants;
(c) Location and size of water meters;
(d) Location and size of sewer manholes; and
(e) Storm water disposal plan.
(C) Standards and requirements.
(1) Density; common areas.
(a) The density in a mobile home park shall not exceed nine units per acre. Mobile homes may be clustered within the mobile home park; provided, that no single mobile home space shall be smaller in area than 4,000 square feet.
(b) The remaining land not contained in individual lots, roads or parking, shall be set aside and developed as parks, playgrounds and service areas for the common use and enjoyment of the occupants of the development and visitors thereto.
(2) Park and playground area. Not less than 10% of the gross area of the mobile home park shall be set aside as playgrounds or recreational area for the joint use of occupants. The land covered by vehicular roadways, sidewalks, and off-street parking shall not be construed as part of the area required for parks and playgrounds.
(3) Distance between structures. No mobile home or add-on shall be located closer than 20 feet from the nearest portion of any other mobile home or add-on.
(4) Planting. All areas not covered by mobile homes, hard surfacing, buildings, off-street parking space or driveways shall be planted in lawns, trees and/or shrubs and the like, or otherwise landscaped.
(5) Surfacing. All off-street parking spaces and driveways shall be hard surfaced or graveled before the adjacent mobile home spaces may be occupied.
(6) Storage and solid waste receptacles. All storage and solid waste receptacles outside of the confines of a mobile home must be housed in an enclosed structure compatible in design and construction to the mobile homes and to any service buildings within the mobile home park. All patios, garages, carports and other add-ons must be compatible in design and construction with the mobile homes and with the service buildings as approved by the Planning Commission.
(7) Roadways. Roadways shall be hard surface or graveled and of adequate width to accommodate anticipated traffic, as follows:
(a) For one-way traffic with no parking. Twelve feet in width, plus extra width as necessary for maneuvering mobile homes;
(b) For two-way traffic with no parking. Twenty four feet in width; and
(c) For entrance streets. Minimum of 36 feet in width.
(8) Access. Access shall be provided to each mobile home space by means of an accessway reserved for maneuvering mobile homes into position and shall be kept free from trees and other immovable obstructions. Paving the access shall not be required. Use of planks, steel mats or other means during the placement of a mobile home shall be allowed so long as the same are removed immediately after placement of the mobile home.
(9) Streets, public or private. Streets within a mobile home park may be public or private, as determined to be in the best interests of the public welfare by the City Council.
(10) Off-street parking. Off-street parking shall be provided at the rate of two parking spaces per mobile home space contained within the mobile home park. In no case shall the parking space be located more than 100 feet away from the mobile home space it is designed to serve.
(11) Code compliance. In addition to meeting the above requirements, and conforming to the other laws of the city, all mobile home parks shall also conform to requirements of the State Board of Health, and to the adopted fire prevention code, which provisions are hereby adopted by reference, copies of which are filed at the city office for use of the public, and all restrictions, regulations and notations contained therein shall be made a part of this chapter as if fully set forth herein. In the event of any conflict between said regulations or codes and this section, this section shall take precedence.
(12) Utilities and other services. Utility lines and equipment shall be located and constructed in conformity with good engineering and construction practices and shall be in compliance with all applicable laws, ordinances or codes of the state.
(13) Fencing. When a proposed mobile home park will be adjacent to existing single-family residences, such areas shall be screened, to a height of six feet, from view off site by means of opaque residential fencing material or landscaping as acceptable to the Planning Commission.
(14) Overflow parking. Applicant should have a dedicated space for overflow parking.
(15) Sewer connection. The mobile home park shall be served by a private sewer system connecting to the city sewer system upon entering the public right-of-way. Each mobile home space shall be provided with a four-inch sewer connection which shall be capped so as to prevent any escape of odors, or possible damage to the sewer system.
(16) Sanitary drain. The mobile home sanitary drain shall be watertight and self-draining, and shall be constructed of smooth plastic pipe or other material approved by state and local plumbing laws and regulations. All sewer mains will contain devices allowing access and cleaning of said lines at locations separated by no more than 200 feet.
(17) Water. A supply of water shall be obtained from the public water system. An adequate amount shall be piped to each mobile home lot through a private system of a design acceptable to the City Council.
(18) Maintenance of lines. The owner of the mobile home park must assume all responsibility for the maintenance of all water and sewer lines within the mobile home park.
(19) Water and sewer bills and fees.
(a) The owner of the mobile home park will be responsible for the payment of the water and sewer bills. The city will bill the owner for water and sewer on all occupied spaces. An availability charge for every unoccupied space must be paid on every sewer connection and/or stub in accordance with the city EPA sewer ordinance.
(b) The water and sewer connection fees will be waived if the owner of the mobile home park will assume all costs of installation.
(20) Fire hydrants. Fire hydrants of a design and in sufficient number as approved by the City Council and the Fire Department shall be installed according to city specifications.
(21) Electric. All electric, telephone and other service lines to each mobile home lot shall comply with all currently adopted state and local laws and regulations.
(22) Natural gas. All fuel lines shall be underground and, if metered, said meters shall be arranged in a uniform manner.
(23) Street lighting. Street lighting shall be provided according to safety standards in sufficient number and intensity to permit safe movement of vehicles and pedestrians at night, and shall be effectively related to buildings, trees, walks, steps and ramps.
(24) Refuse handling and receptacles. The storage, collection and disposal of refuse in the mobile home park shall be managed so as to create no health hazards, rodent harborage, insect breeding or accident hazards. Satisfactory container racks or dumpsters shall be provided at permanent locations convenient to mobile home spaces in areas screened from general view and in sufficient quantity and capacity to prevent any refuse from overflowing or blowing away.
(D) Review of plan. The City Council shall review the plan to determine its compliance with all portions of the city code and ordinances. In considering the plan, the City Council shall, among other things, make sure that such developments shall constitute a residential environment of sustainable desirability and stability, and that it will not adversely affect amenities in the surrounding area. The City Council may require changes to be made in the plan and development standards where it is determined by the City Council such standards are necessary to ensure that the mobile home park will mix harmoniously with joining or nearby uses, and comply with sewage, drain fields and other code requirements.
(E) Agent for service of process. The developer and/or owner shall establish and appoint an agent for the purpose of service of process, which agent shall be authorized to receive process and represent fully the interests of the owners in respect to continuing management and maintenance of the mobile home park.
(F) Business license. Prerequisite to the operations of any mobile home park in the city shall be the obtaining of a quarterly business license. Said license shall be refused or revoked upon failure of the owner and/or operator to maintain the park in accordance with the standards and requirements as herein set forth. If the park is of a fragmented nature, each park consisting of two or more mobile homes will be required to obtain a separate business license. Said license fee will be set by resolution of the City Council.
(G) Building permit. A building permit shall be required before construction may begin on any mobile home park.
(Prior Code, § 9-2-2) (Ord. passed 8-10-2006)