(a) General Requirements. The condition of the soil, groundwater level, drainage and topography shall not create hazards to the property or to the health or safety of occupants of a mobile home park. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences, and no portion subject to unpredictable and/or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards.
(b) Soil and Ground Cover. Exposed ground surfaces in all parts of every mobile home park shall be paved or covered with stone screenings or other solid material or protected with a vegetative growth that is capable of preventing soil erosion and eliminating objectionable dust.
(c) Site Drainage. The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner.
(d) Use of Park Areas.
(1) No part of any park shall be used for nonresidential purposes, except such uses as are required for the direct servicing and well being of park residents and for the management and maintenance of the park.
(2) Nothing contained in this subsection shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand and connected to the pertinent utilities.
(e) Lot Area.
(1) The minimum area of a parcel of land for the placement of a single mobile home shall be 4,000 square feet.
(2) The minimum area of a parcel of land for the placement of a double mobile home shall be 6,000 square feet.
(f) Separation Between Mobile Homes.
(1) Mobile homes shall be separated from each other and from other buildings and structures by at least fifteen feet, provided that mobile homes placed end-to-end may have a clearance of ten feet where opposing rear walls are staggered.
(2) An accessory structure, such as an awning, cabana, storage cabinet, carport, windbreak or porch, which has a floor area exceeding twenty-five square feet, and which has an opaque top or roof, shall, for purposes of all separation requirements, be considered to be part of the mobile home.
(g) Recreation Areas.
(1) In all parks accommodating or designed to accommodate twenty-five or more mobile homes, there shall be one or more recreation areas which shall be easily accessible to all Park residents.
(2) The size of such recreation areas shall be based upon a minimum of 100 square feet for each mobile home lot. No outdoor recreation area shall contain less than 2,500 square feet. Not less than twenty percent of the mobile home park area, exclusive of roads and parking areas, shall be reserved for recreational and common use by park residents.
(3) Recreation areas shall be located so as to be free of traffic hazards and should, where the topography permits, be centrally located.
(h) Setbacks, Buffer Strips and Screening.
(1) All mobile homes shall be located at least twenty-five feet from any park property boundary line abutting upon a public street or highway and at least fifteen feet from other park property boundary lines
(2) There shall be a minimum distance of ten feet between the mobile home stand and the abutting park street.
(3) All mobile home parks located adjacent to industrial or commercial land uses shall be provided with screening, such as fences or natural growth, along the property boundary line separating the park and such adjacent industrial or commercial uses.
(i) Park Street System and Car Parking.
(1) General requirements. All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each mobile home lot. Such access shall be provided by streets, driveways or other means.
(2) Park entrance. Entrances to mobile home parks shall be designed to minimize congestion and hazards and to allow free movement of traffic on adjacent streets. No parking shall be permitted on the Park entrance street for a distance of 100 feet from its point of beginning, unless the park entrance is at least thirty-four feet wide.
(3) Internal streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:
A. All streets, except minor streets, shall be thirty feet wide from back of curb to back of curb.
B. Minor streets shall be twenty-four feet wide and are acceptable only if they are less than 500 feet long and serve less than twenty-five mobile homes. If mobile home lots abut on one side only, such streets are acceptable for any length.
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 an outside roadway diameter of at least seventy feet.
(4) Parking. Off-street parking areas or on-street parking lanes shall be provided for the use of park occupants and guests. Such areas shall be:
A. Furnished at a rate of at least two car spaces for each mobile home lot; and
B. Located within a distance of 200 feet from the mobile home to be served, unless other vehicular access is provided.
The minimum street width requirement under subsection (i)(3) hereof shall be increased by eight feet if on-street parking is the only type of car parking provided in a mobile home park.
(5) Illumination of streets. All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night
A. All parts of the park street system: six-tenths of a foot candle desirable, with a minimum of one-tenth of a footcandle; and
B. Potentially hazardous locations, such as major street intersections and steps or stepped ramps: individually illuminated with a minimum of three-tenths of a footcandle.
(6) Street construction and design.
A. Pavements. All streets shall be provided with a smooth, hard and dense surface which shall be durable and well drained under normal use and weather conditions. Pavement edges shall be protected to prevent raveling of the wearing surface and shifting of the pavement base. Street surfaces shall be maintained free of cracks, holes and other hazards and shall be paved with a six-inch compacted base thickness of B-19 and a double bituminous seal coat, and shall have curbing, gutters and sidewalks.
B. Grades. Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall not be more than eight percent.
C. Intersections. Within 100 feet of an intersection, streets shall be at approximately right angles. A distance of at least 150 feet shall be maintained between centerlines of offset intersecting streets. Intersections of more than two streets at one point shall be avoided.
(j) Walks.
(1) General requirements. All parks shall be provided with safe, convenient, all-season pedestrian access of adequate width for the intended use, durable and convenient to maintain, between individual mobile homes, the park streets and all community facilities provided for Park residents. Sudden changes in alignment and gradient shall be avoided.
(2) Common walk system. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of three and one-half feet and shall be constructed of Portland cement four inches thick.
(3) Individual walks. All mobile home stands shall be connected by individual walks to common walks and to paved streets, or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet and shall be constructed of Portland cement four inches thick.
(k) Mobile Home Stands.
(1) The area of a mobile home stand shall be improved to provide adequate support for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.
(2) The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home, due to frost action, inadequate drainage, vibration or other forces acting on the structure.
(3) The mobile home stand shall be provided with anchors and tie downs, such as cast-in-place concrete deadmen, eyelets embedded in concrete foundations or runways, screw augers, arrowhead anchors or other devices securing the stability of the mobile home.
(4) Anchors and tie-downs shall be placed at least at each corner of the mobile home stand and each shall be able to sustain a minimum tensile strength of 2,800 pounds.
(5) Each mobile home shall be situated on a concrete pad of not less than four inches in depth and extending six inches beyond the entire perimeter of the mobile home.
(Ord. 965. Passed 12-23-70.)