A. Site Drainage Requirement: Every park to be constructed under the provisions of this chapter shall provide for the following, in the manner hereinafter 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.
2. All land proposed for mobile home parks shall be adequately protected against flooding.
3. The park shall not be subject to any adverse influence from adjoining streets and areas.
4. The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.
5. Adequate provisions shall be made for sewer facilities.
B. Soil And Ground Cover Requirements:
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 vegetative 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.
C. Nuisances In Parks: All parks shall be maintained free of nuisances such as excessive heat, glare, vibration, smoke, toxic matter, radiation, and fire or explosive hazards, and shall comply with this title.
D. Physical Hazards In Parks:
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') or more. Such barriers may include, but are not limited to, continuous shrubs or fences.
2. Swimming pools shall be fenced and secured when not in active use to prevent unauthorized entry. 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.
E. Nonresidential Uses: No part of any park shall be used for nonresidential purposes, except such uses that are required for direct servicing and well being of park residents and for the management and maintenance of the park. Mobile home unit sales are permitted but the quantity of them on exhibit shall be limited to ten percent (10%) of the occupied lots in the park and may not occupy more than one acre.
F. Required Separations Between Mobile Homes: Mobile homes shall be separated from each other and from other buildings and structures by at least thirty feet (30'). Every mobile home lot shall contain a minimum of four thousand (4,000) square feet, and be a minimum of fifty feet (50') wide.
G. Required Setbacks, Buffer Strips, And Screening In Mobile Home Parks:
1. All mobile homes shall be located at least thirty five feet (35') from any park property boundary line abutting upon a public street or highway and at least fifteen feet (15') from other park property boundary lines. There shall be a minimum distance of ten feet (10') between an individual mobile home, including any accessory structures, and adjoining pavement of a park street, or common parking area, or other common areas accessible to park residents.
2. All mobile home parks shall be provided with a screening buffer strip at least five feet (5') wide along all property boundary lines. Where effective visual barriers do not already exist along such property boundary lines, the buffer strip shall be furnished with screening at least five feet (5') high and consisting of fences, freestanding walls or natural growth. Such growth shall consist of a compact growth of shrubbery, hedges, evergreens, or other suitable planting sufficient to serve as an effective visual screen. Fences or walls shall not contain electrical charges, barbed wire, broken glass, or other material designed to do bodily harm.
3. All mobile home sites shall provide a front yard of not less than ten feet (10') measured from the edge of the pavement.
4. Street trees shall be planted within five feet (5') of the pavement edge. At least one tree per lot shall be planted. Trees shall not be of the following, or any other brittle wood or species subject to extreme vulnerability from insects or diseases: elms, willows, poplars, box elders, soft maple, and hackberry. All trees shall be of a diameter of not less than two inches (2"), and the developer shall furnish certification from the state of Illinois that such trees are free from disease. Trees shall be transplanted stock with the transplanting having been done on or before a date four (4) years after the date of recording of the subdivision. Trees, when so planted, shall be only of one species between two (2) intersecting streets.
H. Required Recreation Areas In Mobile Home Parks: In all parks there shall be one or more recreation areas which shall be easily accessible to all park residents. The size of such recreation areas shall be based upon a minimum of five hundred (500) square feet for each space in the park that is designated to accommodate mobile homes. No outdoor recreation; area shall 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.
I. Park 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 the purpose of this chapter, all streets or roads providing such vehicular access shall hereinafter be referred to as the "park street system" and shall be maintained by the owner/owners.
2. Primary Entrance Road: The primary entrance road connecting the park street or road to a public street or road shall have a minimum road pavement width of thirty three feet (33').
3. Secondary Entrance Road: In addition to the required primary entrance road, all parks containing twenty (20) or more acres in total area and that provide for the accommodation of one hundred fifty (150) 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 four feet (24'). 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.
4. Interior Streets: All interior streets in the park street system shall have a minimum pavement width of twenty four feet (24') on a twenty four foot (24') right of way with parking prohibited on both sides. Dead end streets shall be limited in length to three hundred feet (300') and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least sixty five feet (65').
J. Street Construction And Design Standards:
1. Pavement Materials: All streets shall be provided with seven inch (7") reinforced concrete or asphalt B-4 mix three inches (3") thick on top of eight inches (8") of crushed stone or gravel.
2. Pavement Design: Primary and secondary entrance roads shall have the standard city cross section with curbs. Paving on interior streets may have an alley cross section.
3. Grades: Grades on all streets shall be sufficient to ensure adequate surface drainage, but shall not be more than eight percent (8%). Short runs with a maximum grade of twelve percent (12%) may be permitted, provided traffic safety is assured by appropriate paving, adequate leveling 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 intersecting streets. Intersections of more than two (2) streets at one point shall be avoided.
K. Required 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. They shall be hard surfaced and a minimum size of twenty feet (20') commencing at the right of way. There shall be no parking directly in front of the mobile home.
L. Pedestrian Access:
1. General Requirements: All parks shall provide safe, convenient four inch (4") concrete pedestrian access walks between individual mobile homes, the park street system and all community facilities provided for park residents. For the purpose of this chapter, all common walks providing such pedestrian access shall hereinafter be referred to as the "common walk system".
2. Individual Walks: All mobile homes shall be connected with the common walk system and the park street system by one or more individual walks on each mobile home space. Such individual walks shall have a minimum width of two feet (2').
3. Common Walk System: A common walk system, two feet (2') wide, shall be provided in every park for pedestrian access between each mobile home space and all required open areas, community structures and facilities.
M. Required Illumination Of Park Street Systems: All parks shall be furnished with sufficient electrical systems and lighting units 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 system: Four-tenths (4/10) foot-candle average with a minimum of two-tenths (2/10) foot-candle.
2. Potentially hazardous locations such as major street intersections and steps or stepped ramps: Individually illuminated with a minimum of four-tenths (4/10) foot-candle. (Ord. 070102B, 7-1-2002)