(A) Open spaces and access requirements.
(1) General requirements. Conditions of soil, ground water level, drainage and topography shall not create hazards to the property of the health and safety of the occupants. The site should not be exposed to objectionable smoke, noise, odors, or other adverse influences, and no portion subject to unpredictable or sudden flooding.
(2) Soil and ground cover requirements. 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 of eliminating objectionable dust.
(3) Site drainage requirements. The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a sage, efficient manner.
(B) Certain provisions. No part of any park shall be used for nonresidential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park. Nothing contained in this section shall be deemed as prohibiting the sale of a mobile home located on a mobile home stand and connected to the pertinent utilities. No such nonconforming use as provided in this section may be continued for more than 5 years after the effective date of this section.
(C) Required separation between mobile homes.
(1) Separation distance. Mobile homes shall be separated from each other and from other buildings and structures by at least 15 feet. Mobile homes placed end-to-end must have a minimum clearance of 10 feet.
(2) Accessory structure as part of mobile home. An accessory structure such as an awning, cabana, storage cabinet, carport, windbreak and porch which has a floor exceeding 25 feet and has an opaque top or roof shall, for purposes of all separation requirements, be considered to be part of the mobile home.
(D) Minimum lot sizes. Minimum lot sizes shall not be less than 4,000 square feet with a maximum lot coverage of 25% of less of the total lot area. Where minimum lt sizes are 5,000 square feet or more, lot coverage may be increased to a maximum of 30% of the total lot coverage.
(E) Required recreation areas.
(1) Zoning requirements. Provisions for park recreation areas shall come under Chapter 152 of this code.
(2) Required setbacks, buffer strips, and screening.
(a) All mobile homes shall be locate at least 25 feet from any property boundary line abutting upon a public street or highway and at least 15 feet from other property boundary lines.
(b) There shall be a minimum distance of 10 feet between the mobile home stand and abutting park street.
(F) Screening. All mobile home parks located adjacent to recreational or commercial land uses shall provide screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential uses, and shall be maintained in a neat and orderly fashion.
(G) 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. Entrance to mobile home parks shall be designed to minimize congestion and hazards and allow free movement of traffic on adjacent streets. No parking shall be permitted on the park entrance street for a distance of 100 from its point of beginning.
(3) Internal streets. Surface 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 20 feet in width from face of curb to face of curb. Streets without curbs shall be considered minor streets.
(b) Dead-end streets shall be limited in length to 500 feet and shall be provided at the closed end with a turn around having an outside roadway diameter of at least 60 feet. All dead-end streets shall be marked with approved signs at the entrance to dead-end streets.
(c) Minor streets may be 16 feet in width from face of curb to face of curb (acceptable only if less than 500 feet long and serving less than 25 mobile homes or of any length if mobile home lots abut on 1 side only.)
(4) Car parking. Off-street parking areas or on-street parking lanes shall be provided for the use of park occupants and guests. Such areas shall:
(a) Be furnished at a rate of at least 2 car spaces for each lot.
(b) Be 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 division (G)(4)(a) in this section shall be increased by 8 feet if on-street parking is the only type of car parking provided in a mobile home park.
(5) Required illumination of park street system. 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: 0.6 footcandles.
(b) Potentially hazardous locations, such as major street intersections and steps or stepped ramps: individually illuminated, with a minimum of 0.6 footcandle.
(6) Street construction and design standards.
(a) Pavements. All streets shall be provided with a paved concrete or bituminous surface. 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.
(b) Grades. Longitudinal grades of all streets shall range between 0.4% and 8%. Transverse grades (crown) of all streets shall be sufficient to insure adequate transverse drainage. If conditions warrant, an adequate storm sewer system shall be provided to dispose of run-off water. The storm sewer system may be connected to existing city storm system upon approval.
(c) Intersections. Within 50 feet of an intersection, streets shall be at right angles. A distance of at least 85 feet shall be maintained between the centerlines of offset intersection streets. Intersections of more than 2 streets at 1 point shall be avoided.
(H) Walks.
(1) General requirements. All parks shall be provided with safe convenient all-season pedestrian access of adequate width for 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 concentrated. Such common walks shall have a minimum width of 4½ feet.
(3) Individual walks. All mobile homes shall be connected to common walks, to paved streets or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of 2 feet.
(4) Water supply. An accessible, adequate, safe, and potable supply of water shall be provided in each mobile home park. Where a public supply of water of satisfactory quantity, quality, and pressure is available at the site or at the boundary of a site, connection shall be made thereto and its supply used exclusively. When a satisfactory public water supply system is not available, a private water supply system may be developed and used as approved by the State of Minnesota until such time as a public supply system becomes available.
(I) Sewage disposal. An adequate and safe sewage system shall be provided in all mobile home parks for conveying and disposing of all sewage. Such system shall be designed, contracted and maintained in accordance with state and local laws.
(J) Service buildings and other community service facilities.
(1) General. The requirements of this division shall apply to service buildings, recreation buildings, and other community service facilities such as:
(a) Management offices, repair shops and storage areas.
(b) Sanitary facilities.
(c) Laundry facilities.
(d) Indoor recreation areas.
(e) Commercial uses supplying essential goods or services for the exclusive use of park occupants.
(2) Structure requirements for buildings. All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
(3) Barbecue pits, fireplaces, stoves, and incinerators. Cooking shelters, barbecue pits, fireplaces, woodburning stoves and incinerators shall be so located, constructed, maintained, and used as to minimize fire hazards and smoke nuisances to both the property on which used and on neighboring property. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.
(Ord. 239, § 1205, Am. #4, passed - -2004)