The purpose of this section is to provide regulations specific to the Mobile Home Planned Development Zoning District as follows.
(A) Mobile home park site plan required. The developer of a mobile home park shall submit a detailed site plan, drawn to a one-inch equals 40 feet scale with each special use permit application.
('64 Code, Sec. 34-57.5) (Ord. No. 1477)
(B) Design criteria. An application for special use permit to develop a mobile home park, supported by a detailed site plan, may be approved if the proposed development meets the following design criteria:
(1) Density - The maximum permitted density shall be six and one-half mobile home lots per gross acre.
(2) Lot dimensions - Minimum lot widths and areas shall be required to meet lot coverage and yard, mobile home spacing, and other requirements as set forth in this division. If these requirements are met, and the resulting lot pattern is functional and efficiently provides for utilities and for convenient pedestrian and vehicular access, lot lines shall not be required to be perpendicular to streets or radial to curves, and lot shapes may take any form.
(3) Lot location - Lots intended for placement of mobile homes shall be so located with respect to streets and driveways as to optimize the placement of such mobile homes for occupancy. Considering size, required yards and manner of support, the lot shall be suitable for the type of mobile home unit proposed.
(4) Yards and open spaces - Yards and other open spaces required by this division shall be designed to perform a variety of functions including assuring adequate privacy, usable outdoor living space, desirable views, natural light and ventilation, access to and around the units, off-street parking space and spacing between mobile homes and other buildings to reduce potential adverse effects of noise, odor, glare and fire hazards.
(5) Data required - Upon the request of the director of community development, the developer shall furnish data to show that storm waters and other drainage can adequately be carried on the proposed mobile home park streets.
('64 Code, Sec. 34-57.6) (Ord. No. 1477)
(C) Subdivision prohibited; lot area; marking; anchorage.
(1) Subdivision of a mobile home park is prohibited.
(2) The minimum lot area for each mobile home shall be 3,000 square feet. Each lot in a mobile home park shall be marked clearly on the ground by permanent flush stakes, markers or other suitable means.
(3) Any improvements necessary on the lot for the support or anchoring of the type of mobile home unit proposed shall be provided and the mobile home unit so supported or anchored before occupancy.
('64 Code, Sec. 34-57.7) (Ord. No. 1477)
(D) Yard setbacks; maximum lot coverage.
(1) The front yard setback shall be a minimum of ten feet.
(2) The side yard setback shall be a minimum of ten feet.
(3) The rear yard setback shall be a minimum of ten feet.
(4) Mobile homes adjacent to a public way or other residential or commercial zone or use shall be set back an additional ten feet from the mobile home lot lines or required perimeter wall, except when the commission determines that special circumstances justify modification of this standard.
(5) Covered patios and covered parking spaces may project into the required ten-foot setback a maximum of five feet and shall maintain a minimum of five feet from the established lot line in a side yard but shall maintain the required ten-foot front yard setback.
(6) The maximum lot coverage by the mobile home and its accessory structures shall be 75%.
('64 Code, Sec. 34-57.8) (Ord. No. 1477)
(E) Interior yard space required. Interior yard space of not less than 450 square feet shall be provided on each lot. The space shall be completely open from ground to sky and may include only area from the required front yard setback line to the rear property line which has a minimum dimension of 15 feet by 15 feet.
('64 Code, Sec. 34-57.9) (Ord. No. 1477)
(F) Open space; recreation area.
(1) Common landscaped open space and recreation areas shall be provided in the park in accordance with this section.
(2) Common open space shall comprise 16% of the gross mobile home park acreage, if the park provides a common recreation center with a total floor area of not less than 25 square feet per mobile home lot for the first 150 lots, and 15 square feet per lot thereafter, but in no case less than 4,000 square feet.
(3) Common open space shall be 20% of the gross mobile home park acreage, if the park does not provide a common recreation center as described above.
(4) Common open spaces shall have a minimum dimension of ten feet by ten feet. Park walkways at least ten feet wide and leading to open space and recreation facilities may count as part of this area.
(5) Recreation areas shall be provided at central locations convenient to park residents and the park service centers.
(6) Recreation areas may include space for common buildings and common use facilities, such as indoor recreation areas, swimming pools, outdoor courts for games and similar recreation facilities.
('64 Code, Sec. 34-57.10) (Ord. No. 1477)
(G) Landscaping; fences and screening.
(1) The common open areas of each mobile home park shall be landscaped in accordance with a landscape plan approved by the director.
(2) The director shall approve a mobile home park landscape plan that meets the following criteria:
(a) All setbacks, buffer zones and open spaces shall be landscaped. Trees, shrubs, vines and ground cover are required in landscaping in varying proportions and must harmonize.
(b) A permanent irrigation system comprised of bubblers, sprinklers and hose bibs shall be installed for all common open space and common recreation areas.
(c) Rock shall be utilized as ground cover only in a balanced landscaping design, and shall not predominate.
(d) Substantial numbers of specimen trees of not less than 15 gallon container size shall be planted throughout the park and in the common open areas. Specimen trees shall also be required at least every 30 feet along any setback adjacent to public streets.
(e) Adjacent to public ways or other residential or commercial zones or uses, transitional screening shall be provided by landscaping the ten-foot wide buffer zones required by subsection (L). Landscaping which will grow to not less than 20 feet in height shall be planted therein in order to screen the mobile homes from external land uses.
(f) All open areas except driveways, parking areas, walkways, utility areas, improved decks, patios and porches shall be landscaped and maintained adequately.
(g) At least one tree of 15 gallon stock, eight feet high shall be planted on each mobile home lot.
(h) Fence and landscaping material shall be limited in height at intersections of streets, driveways and pedestrian walkways to that deemed compatible with pedestrian and traffic safety as described in subsection (H).
(i) All landscaping required in this section shall be installed prior to occupancy and maintained properly by the park management or owners, or both, in accordance with the landscaping plan approved by the director.
('64 Code, Sec. 34-57.11) (Ord. No. 1477)
(H) Vehicular access and circulation; loading areas; driveways.
(1) Main entrance - The main vehicular entrance to a mobile home park shall consist of two ten-foot travel lanes for ingress and an additional two ten-foot travel lanes for egress, separated by a landscaped median a minimum ten feet in width to a depth of the intersection with the first cross street that connects with the general park circulation network.
(2) Secondary entrance.
(a) A secondary entrance for access by mobile homes and emergency vehicles is required and shall consist of one 18-foot travel lane for ingress and one 18-foot travel lane for egress with no parking allowed to the first cross street. This entrance may be permitted only on an abutting thoroughfare or collector street and shall provide solid gating the same height as the adjoining wall.
(b) No fencing, landscaping or other material impediment to visibility more than two and one-half feet above curb level shall be created or maintained at the intersection of any street in a mobile home park, and any street providing access to a mobile home park within right triangles constructed as follows: the apex of the right angle being the intersection of the edge of the private drive and the public right-of-way, one leg extending into the mobile home park 25 feet, the second leg extending 50 feet along the public right-of-way toward the oncoming traffic, the end of these legs being connected by the peripheral wall. Where there is pedestrian or bicycle access from within the mobile home park to a street at its edges by paths or across yards or other open space without a barrier to access to the street, no material impediment to visibility more than two and one-half feet above curb level shall be created or maintained except as appropriate to the circumstances of the particular case.
(3) Vehicular circulation.
(a) All other streets shall be 36 feet in width, curb to curb, if guest parking is allowed on one side of the street; or shall be 28 feet in width, curb to curb, if no parking is allowed on the street.
(b) Cul-de-sacs with a minimum 50-foot turning radius shall be provided where necessary for access or public safety.
(4) Internal park roadways - Internal park roadways and areas used for access or parking shall be designed, constructed and paved in accordance with city standards.
(5) Loading areas - Loading areas shall be provided where necessary for convenient access to delivery vehicles, which shall not obstruct the main traveled way.
(6) Driveways - A driveway designed to serve the mobile home lots shall be a minimum of 15 feet in width.
('64 Code, Sec. 34-57.12) (Ord. No. 1477, 1498)
(I) Street names and space numbers.
(1) The street names and house numbers of the mobile home park shall be subject to approval of the city's street naming committee, and shall be integrated with those of the surrounding area according to the city's street naming policy.
(2) Each mobile home space shall be uniformly addressed with numbers that are visible from the park street or service road.
('64 Code, Sec. 34-57.13) (Ord. No. 1477)
(J) Parking.
(1) Residential off-street parking shall be provided at a ratio of two spaces in tandem for each mobile home pad and shall be contiguous to each pad. One space shall be covered.
(2) Additional parking spaces shall be provided at a ratio of one parking space to five mobile home spaces, and shall be located within centralized bays not more than 150 feet from the mobile homes served. This condition may be modified by the commission to enhance the design of the park.
(3) Residential parking spaces shall be designed to assure that a parked vehicle will not encroach into the street or walkway area. Where the parking access is from the front of the mobile home, the required parking area shall not project closer to the access street than the front of the mobile home.
(4) Parking shall be provided adjacent to common recreational facilities and the common administrative offices at a ratio of at least one space for each 15 mobile home lots contained in the park.
('64 Code, Sec. 34-57.14) (Ord. No. 1477, 1498, 2336)
(K) Walkways.
(1) Pedestrian circulation shall be provided by a system of walkways. A walkway shall originate near an individual mobile home lot, service area, parking bay or storage area and shall lead to a common recreation area or service facility.
(2) Walkways shall be a minimum width of four feet.
(3) Walkways shall not in all cases be adjacent to interior streets.
('64 Code, Sec. 34-57.15) (Ord. No. 1477)
(L) Boundary wall; buffer zones. A six-foot high solid masonry or brick wall shall be constructed along all boundaries abutting other properties. Adjacent to any public street there shall be a ten-foot wide buffer zone located back of the property line in front of the above required wall. The buffer zone shall be located adjacent to the exterior boundaries, between the property line and the required perimeter wall. The buffer zone shall be landscaped as provided in subsection (G).
('64 Code, Sec. 34-57.16) (Ord. No. 1477)
(M) Recreation vehicle storage; general storage lockers.
(1) In addition to other required parking within a park, centralized storage areas for recreation vehicles of all types shall be provided with a minimum of one storage space for each four mobile home spaces.
(2) Storage areas shall have a drained surface usable under normal seasonal weather conditions.
(3) Storage areas shall be screened from view by permanent masonry walls eight feet in height.
(4) A general storage locker with a minimum of 90 cubic feet capacity shall be provided on each occupied mobile home lot.
('64 Code, Sec. 34-57.17) (Ord. No. 1477)
(N) Common laundry service facilities.
(1) Laundry facilities equipped with washing machines and dryers shall be provided in a permanent building which is centrally located and accessible to all tenants.
(2) The laundry facilities shall include at least one lavatory and water closet for each sex located in distinctly marked rooms.
(3) Outside drying yards, if provided with the laundry facility, shall be screened with a six-foot high decorative wall constructed with materials of the same type as other walls or fences within the park.
(4) The laundry facility building shall be constructed of materials that carry out the general theme of other permanent buildings in the park.
('64 Code, Sec. 34-57.18) (Ord. No. 1477)
(O) Management office.
(1) Each mobile home park shall maintain a management office. The office shall be an integral part of the main recreation facility or manager's mobile home and shall not be in a separate building. The management office shall have access to a lavatory and water closet.
(2) The person to whom a city business license for a mobile home park is issued shall provide resident, full-time supervision at all times to maintain the park in compliance with this division and to keep its facilities in good repair and in a clean and sanitary condition.
('64 Code, Sec. 34-57.19) (Ord. No. 1477)
(Ord. No. 3037)