A. General Requirements: Every park to be constructed under the provisions of this chapter shall provide for the following, in the manner specified:
1. No park shall be so located that the drainage of the park area will endanger any water supply. All such parks shall be well drained and shall be located in areas free from ponds, swamps and similar places in which mosquitoes may breed. No wastewater from mobile homes shall be deposited on the surface of the ground, except state approved systems may be used.
2. All land proposed for mobile home parks shall be adequately protected against flooding.
3. No park shall be subject to any hazard or nuisance such as excessive noises, vibration, smoke, toxic matter, radiation, heat or glare.
4. No park shall be subject to any source of pollution such as drainage from garbage disposal areas.
5. No park shall be subject to any adverse influence from adjoining streets and areas.
6. The tract of land involved shall be an area of not less than ten (10) acres.
B. Site Drainage:
1. The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.
2. Adequate provisions shall be made for approved sanitary sewage treatment.
C. Soil And Ground Cover:
1. Exposed ground surfaces in all parts of every park shall be paved or covered with stone screenings, or other solid material, or protected with a grass or sod growth that is capable of preventing soil erosion and the emanation of dust during dry weather.
2. Where the topography has a slope of twenty five percent (25%) or more, a rip wall, cribbing or other approved system of soil and slope stabilization shall be installed and maintained.
D. Nuisances: All parks shall be maintained free of nuisances such as excessive heat, glare, vibration, smoke, toxic matter, radiation and fire or explosive hazards.
E. Physical Hazards:
1. Adequate protective barriers shall be provided and maintained where there is a slope in excess of forty five degrees (45°) and a change in elevation of six feet (6'). Such barriers may include, but are not limited to, continuous shrubs or fences.
2. Swimming pools shall be screened, fenced or secured when not in active use to prevent injury. Fencing or other artificial enclosures shall completely enclose the pool area.
3. Swimming pools shall be constructed and maintained in accordance with the requirements of the state department of public health.
F. Nonresidential Uses: No part of any park shall be used for nonresidential purposes except such uses that are required for direct servicing and the well being of park residents, and for the management and maintenance of the park.
G. Mobile Home Density And Separations Between Mobile Homes:
1. No park shall contain more than seven (7) mobile home spaces per gross acre. In calculating the number of mobile home spaces that could be provided, the number of acres contained in the mobile home park, including land devoted to interior streets and recreational open space, is multiplied by seven (7).
2. Mobile homes shall be separated from each other and from other buildings and structures by at least twenty feet (20').
3. An accessory structure which has a horizontal area exceeding twenty five (25) square feet attached to a mobile home and has an opaque top or roof that is higher than adjacent windowsills of such mobile home and shall, for purposes of this separation requirement, be considered to be part of the mobile home. Roofed over patios, carports and individual storage facilities shall be included as part of the mobile home in determining yard widths between mobile homes. Accessory structures shall not be permitted closer than ten feet (10') to any property line of any mobile home lot.
H. Setbacks, Buffer Strips And Screening:
1. All mobile homes shall be located as follows from any park boundary line abutting upon a public street or highway, and they shall be at least ten feet (10') from other park property boundary lines:
100 | foot setback on federal highways |
50 | foot setback on state highways |
35 | foot setback on all county, township or municipal roads |
2. All mobile home sites shall provide a front yard of not less than fifteen feet (15') measured from the edge of the pavement. No off street parking shall be permitted in the front yard.
3. Street trees shall be encouraged to be planted within five feet (5') of the pavement. The following trees are acceptable to the city for such planting:
American ash
Columnar maple or hackberry
Downy hawthorn
European American beech
Ginkgo
Hard maple
Ironwood
Little leaf linden
Norway crimson maple
Red or pin oak
Sugar maple
Sweet gum
Thornless honey locust
Tulip
Washington thorn
I. Recreation Areas: In all parks accommodating or designed to accommodate ten (10) or more mobile homes, there may be one or more recreation areas which shall be easily accessible to all park residents. No outdoor recreation area should contain less than one acre. Recreation areas shall be so located as to be free of traffic hazards and should, where topography permits, be centrally located. (Ord., 4-1-1973)
J. Street System:
1. General Requirements: All parks shall provide safe, continuous and convenient vehicular access from abutting public streets or roads to each mobile home space. For purposes of this code, all streets shall hereinafter be referred to as "park street system" and shall be maintained by the owner(s). (Ord., 4-1-1973; amd. 2009 Code)
2. Primary Entrance Road: The primary entrance road connecting the park street system with a public street or road shall have a minimum road pavement width of thirty six feet (36') where guest parking is permitted on both sides, or a minimum road pavement width of thirty feet (30') where parking is limited to one side. Where the primary entrance road is more than one hundred feet (100') long and does not provide access to abutting property within such distance, the minimum road width may be twenty five feet (25'), provided parking is prohibited at both sides.
3. Secondary Entrance Road: In addition to the required primary entrance road, all parks containing twenty five (25) or more acres in total area and/or providing for the accommodation of two hundred (200) or more mobile homes shall have at least one secondary entrance road connecting the park street system with a public street or road. Such a secondary road or roads shall have a minimum pavement width of twenty five feet (25'). Where primary and secondary entrance roads connect to the same public street or road, there shall be a minimum separation of one hundred fifty feet (150') between such access points. Where this is not feasible or possible, clearly marked, one-way entrance and exit lanes with at least a fifteen foot (15') wide median strip are acceptable, provided the pavement width of each one-way road is at least twenty five feet (25').
4. Interior Streets: All interior streets in the park street system shall have a minimum pavement width of twenty five feet (25') on a twenty seven foot (27') right of way with parking prohibited on both sides. Dead end streets shall be limited in length to five hundred feet (500') and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least one hundred twenty feet (120'). One-way minor streets shall be acceptable only if less than five hundred feet (500') long and serving less than twenty five (25) mobile homes.
K. Street Construction And Design Standards:
1. Pavement Materials: All streets shall be provided with a surface material equivalent to current city street paving requirements.
2. Pavement Design: Primary and secondary entrance roads, as well as all interior streets, shall have a standard cross section with rolled curbs and gutters.
3. Grades: Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall not be more than eight percent (8%) nor less than five-tenths percent (0.5%). Short runs with a maximum grade of twelve percent (12%) may be permitted, provided traffic safety is assured by appropriate paving, adequate level areas and avoidance of lateral curves.
4. Intersections: Within one hundred feet (100') of an intersection, streets shall be at approximately right angles. A distance of at least one hundred fifty feet (150') shall be maintained between centerlines of offset intersection streets. Intersections of more than two (2) streets at one point shall be avoided.
L. Off Street Parking: Off street parking shall be provided in all parks for the use of park occupants and guests. Such areas shall be furnished at the rate of at least two (2) car spaces for each mobile home. Parking bays shall be so located as to provide convenient access to mobile home spaces. A minimum of one hard surface off street parking space per mobile home shall be provided on each mobile home site.
M. Illumination Of Street Systems: All parking shall be furnished with sufficient electrical systems and lighting units, including gas lights at the owner's expense, 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:
1. All parts of the park street systems: 0.4 foot-candle with a minimum of 0.3 foot-candle. (Ord., 4-1-1973)
2. Potentially hazardous locations such as street intersections and steps or stepped ramps individually illuminated with a minimum of 0.4 foot-candle. (Ord., 4-1-1973; amd. 2009 Code)
N. Existing Mobile Home Parks: Any mobile home park which existed upon the effective date hereof shall be regarded as a nonconforming use and may be continued; except, that any change in layout, expansion or extension shall be subject to all provisions of this chapter and the state board of health. (Ord., 4-1-1973)