The design requirements of a mobile home park are as follows.
(2004 Code, § 8-800)
(A) Minimum area. Each mobile home park shall contain a minimum of 25 acres of total area.
(2004 Code, § 8-801)
(B) Maximum building height. All structures and buildings: 25 feet.
(2004 Code, § 8-802)
(C) Hazards to health and safety. Conditions of soil, ground water level, drainage, geologic structures and topography shall not create hazards to the park site or to the health and safety of occupants, nor shall the site be subject to the hazards of objectionable smoke, odor or noise, or the possibility of subsidence, sudden flooding or severe erosion.
(2004 Code, § 8-803)
(D) Setback of mobile home park. The minimum setback of a mobile home park exterior boundary where such park abuts a public street right-of-way shall be as shown herein.
(2004 Code, § 8-804)
(E) Access to public thoroughfare. Mobile home parks shall have direct access to an adequate public thoroughfare with a minimum 150-foot frontage thereon for the proper construction of entrances and exits. Such entrances and exits shall be designed for the safe movement of mobile homes into and out of the park.
(2004 Code, § 8-805)
(F) Streets.
(2) Private interior access roads (in addition to the requirement of division (F)(1) above) shall be constructed with curbs and gutters and shall have a minimum width, including curbs and gutters, of:
(a) One-way, no parking: 27 feet;
(b) One-way, parking on one side only: 36 feet;
(c) Two-way, no parking: 12 feet;
(d) Two-way, parking on one side only: 20 feet; and
(e) Two-way, parking on both sides: 20 feet.
(2004 Code, § 8-806)
(G) Sidewalks. A paved sidewalk shall be installed on both sides of each mobile home park street. The minimum width of such sidewalks shall be four feet and the minimum thickness shall be four inches. Sidewalks may abut a curb, but shall not intersect a driveway or street so as to be subjected to vehicular traffic or parking.
(2004 Code, § 8-807)
(H) Off-street parking spaces. Each mobile home space shall be provided with at least two paved off-street parking spaces adjacent thereto, which parking spaces shall have unobstructed access to a mobile home park street.
(2004 Code, § 8-808)
(I) Mobile home stands. Mobile home stands must be so located within the mobile home space that when occupied by a mobile home, the clear distance between a mobile home and any adjacent mobile home will not be less than 25 feet, except end to end clear distance which may not be less than 15 feet. The clear distance between mobile homes located on spaces which are on a cul-de-sac shall be at least 20 feet. In any case, the back side (side opposite the main entrance) of a mobile home shall be no closer than ten feet to the sideline of the mobile home space that it occupies.
(2004 Code, § 8-809)
(J) Setback from permanent buildings. No mobile home shall be located closer than 20 feet to any permanent building within the mobile home park or closer than 50 feet wherever the project abuts adjoining perimeter property.
(2004 Code, § 8-810)
(K) Mobile home spaces. Each mobile home park shall provide mobile home spaces, and each such space shall be clearly defined or delineated. Each space shall have an area of not less than 3,200 square feet or three times the mobile home living space area, whichever is greater; exclusive of roadways; provided, however, that, mobile home parks which, at the time of the adoption of this chapter, existed lawfully or whose plans were approved with mobile home spaces that do not comply with any of the foregoing minimum area and width or minimum average widths required, may continue to operate and shall be excused from such existing spaces only.
(2004 Code, § 8-811)
(L) Interior front line setback. No mobile home shall be located closer than 15 feet to the curb of any interior street within the project.
(2004 Code, § 8-812)
(M) Storage sheds.
(1) In order to provide adequate storage facilities on or conveniently near each mobile dwelling side for the storage of outdoor equipment, furniture and tools, and other materials used only seasonally or infrequently, or incapable of convenient storage within the mobile dwellings, a minimum of 150 cubic feet for general storage space per mobile dwelling unit shall be provided on the mobile dwelling lot, or in compounds located within reasonable distance thereof, generally not more than 100 feet from each mobile dwelling. Each such storage facility shall be constructed and located in conformity with the approved development plan required by § 156.413(A) of this chapter; provided, however, that, the following minimum setbacks are met:
(a) Side yard: three feet;
(b) Rear yard: three feet; and
(c) Front yard: ten feet or mobile home setback line, whichever is greater.
(2) Storage sheds shall be free standing and not attached to the mobile home itself. Sheds shall set a minimum of three feet from a mobile home.
(2004 Code, § 8-813)
(N) Patios and stands. All mobile dwelling lots shall be improved as follows.
(1) A minimum of 50 square feet of asphaltic or portland cement concrete walkway or patio connecting the mobile dwelling with its off-street parking area shall be provided at the mobile home front door location.
(2) Concrete runners, concrete pillars or a paved stand shall be provided to accommodate each mobile dwelling. An anchoring system shall be provided in accordance with the manufacturers specifications or the ANSI/NFPA A Installation Standards.
(3) Stand shall be defined as the area reserved for the placement of a mobile dwelling, appurtenant structure and any additions thereto, including necessary electrical, plumbing and other utility installations.
(2004 Code, § 8-814)
(O) Skirting of mobile homes. Skirting of mobile homes is required and shall be of fireproof material and of uniform appearance. See § 156.411 of this chapter for requirements. Areas enclosed by such skirting shall be so maintained so as not to provide harborage for rodents or create a fire hazard. Easy access to utility service lines and pipes shall be provided.
(2004 Code, § 8-815)
(P) Utility line shut-off valve. Any utility pipes, lines or hoses which serve a mobile home with water, fuel oil, natural gas or other similar resources shall provide shut-off valves which are easily accessible, either above grade or in a meter pit or box.
(2004 Code, § 8-816)
(Q) Minimum recreational and open space areas. Developed recreational and common open space areas equal to, at a minimum, 8% of the total area of the mobile dwelling project shall be required.
(1) Developed recreational areas may include, but shall not be limited to, such facilities as playground, tot lots, swimming pools, shuffleboard courts and common recreational buildings. An imaginative approach to the provision and design of such areas is encouraged. Project recreational needs will depend upon such factors as project site, size and the anticipated age characteristics of the residents. These areas shall be appropriately located within the project with respect to the residents they are designed to serve and with regard to adjacent land uses.
(2) Common open space areas are those areas within the project set-aside for the common use of all project residents. The general design of these areas should demonstrate an awareness of their intended use for passive enjoyment. Utilization of common open space areas may be enhanced by improvements such as walkways, meandering trails, benches, flowers, shrubs and tree plantings, while still maintaining their natural open character.
(3) Other items such as drainage swales may be included as open space if, through proper design, they add favorably to the open space inventory and site development of the project and do not present a health or safety hazard to project residents. Minimum required yards shall be excluded from the computation of developed recreational and common open space area requirements.
(4) Off-street pedestrian ways and/or bike paths shall be constructed where necessary to provide safe access to recreational and other service areas. Such off-street pathways should be at least three feet wide and paved with an all-weather hard-surfaced material.
(2004 Code, § 8-817)
(R) Minimum parking area.
(1) A minimum of two paved off-street parking spaces shall be required for each mobile dwelling.
(2) One parking space for each 180 square feet or fraction thereof of gross floor area shall be required for the manager’s office (not including storage space), and one parking space for each 300 square feet or fraction thereof of gross floor area shall be required for any common recreation buildings located within the mobile dwelling project.
(4) Off-street parking areas shall not be permitted in any required yard abutting a perimeter public street.
(2004 Code, § 8-818)
(S) Screening, landscaping, lighting and grounds maintenance.
(1) Screening.
(a) Front yards. An ornamental, decorative fence or masonry wall, not more than two and one-half feet in height if solid, or six feet if open, may be used in conjunction with the required landscaping.
(b) Side and rear yards. An ornamental, decorative fence or masonry wall may be used in conjunction with the required landscaping; provided, however, if any portion of a side or rear yard abutting a residential or agricultural district is used for a driveway or off-street parking area, there shall be provided and maintained along the entire length of such lot line to the front setback line, a wall or fence of ornamental block, brick, solid wood fencing or combination thereof. Said wall or fence shall be at least six feet in height and shall be constructed to such height to restrict any view there through.
(2) Landscaping.
(a) Landscaping of all required perimeter yards shall consist of trees, shrubs, evergreens, grasses or ground cover materials, planted or transplanted and maintained, or preserved as existing natural vegetation areas (woods, thickets and/or meadows). There shall be one tree planted at a maximum of every 25 feet on center of linear distance along all perimeter yard property lines. Trees may be planted in groups as close as 12 feet on center. Trees shall be deciduous and/or evergreen with a spreading branch habit. A group of shrubs may be substituted for a tree upon approval by the Zoning Administrator and shall be planted five feet or less on center. All trees shall be under planted with creeping red fescue and/or bluegrass sod or seed, Euonymus Coloratus Fortuni, Vinca Minor, English Ivy or the equivalent thereof.
(b) Groups of prostrate deciduous or evergreen shrubs may be used as ground cover upon approval by the Zoning Administrator.
(c) The size of all required landscape plant materials planted on the site shall be as follows:
1. Deciduous trees: two and one-half- to three-inch caliper or larger at one foot above the ground;
2. Evergreen trees: five feet in height or larger;
3. Deciduous shrubs: four to five feet in height; and
4. Evergreen shrubs: 30- to 36-inch spread or larger.
(d) Deciduous shrubs used for hedges shall be planted an average of 42 inches or less on center. Evergreen trees and shrubs used for hedges shall be planted an average of 24 inches on center.
(e) All trees, shrubs and evergreens shall be planted an average of 42 inches or less on center. Evergreen trees and shrubs used for hedges shall be planted an average of 24 inches on center.
(f) The removal from a minimum required front, side or rear yard of any existing deciduous tree over two and one-half-inch caliper or shrub or evergreen tree over five feet in height, must first be approved by the Zoning Administrator.
(g) All existing trees larger than ten-inch caliper at one foot above the ground which are to be preserved shall be maintained without injury and with sufficient area for the root system to breathe. Care, such as providing temporary protective fencing, shall be taken to prevent alteration, compaction or increased depth of the soil in the root system area during and after construction. Construction shall not be any closer than the drip line (branch tips) of a tree unless approved by the Zoning Administrator.
(h) The Zoning Administrator upon request by the applicant and upon receiving a suitable alternative plan, shall have the power to modify or waive any landscape requirements deemed by the Zoning Administrator to be unfeasible or unreasonably burdensome. Such modification or waiver shall be in writing and shall become a part of the file for the improvement location permit.
(3) Lighting.
(a) All access entrances, interior streets and intersections, dead ends, aspices of curves, open storage areas, walks and passive and active recreation areas shall be provided with lighting devices to adequately illuminate these areas. The lighting devices shall be so located, shielded and directed that they do not glare onto or interfere with internal or external street traffic or property uses. Recommended illumination levels are:
1. Access entrances: 1.0 footcandle;
2. Interior streets and open storage: 0.4 footcandle;
3. Walkways and passive recreation areas: 0.2 footcandle; and
4. Active recreation areas: 10.0 footcandles.
(b) Lighting devices may be mounted at heights beginning at (or slightly below) ground level to 42 inches above ground or from ten to 30 feet above ground. Spacing of all lighting devices shall be determined by the height above ground level and maximum footcandles of each device in conjunction with their capacity to adequately illuminate the required area. Maximum spacing distance, at 30 feet maximum height, shall be 150 feet. All lighting for private streets and roadways shall require the approval of the Zoning Administrator.
(4) Grounds maintenance. The project management shall:
(a) Maintain the entire site in a safe, neat and clean condition, free from litter, trash, debris and junk;
(b) Maintain all sidewalks, pedestrian ways, interior streets and roadways, and parking facilities in good repair and reasonably free of dirt, water, ice and snow;
(c) Maintain the landscaping by keeping lawns mowed and all plants properly pruned or replaced when needed, except in natural vegetation areas; and
(d) Provide sanitary refuse disposal facilities as required by Rule 410 I.A.C. 6-6 of the state’s Board of Health.
(2004 Code, § 8-819)
(T) Maximum mobile home density. A maximum of five mobile homes and/or manufactured homes per acre shall be permitted. This maximum shall be determined from the gross acreage of the mobile home park.
(2004 Code, § 8-820)