1.   Conversion to Real Property. A mobile home or manufactured home which is located outside a mobile home park shall be converted to real estate by being placed on a permanent foundation and shall be assessed for real estate taxes except in the following cases:

      A.   Dealer’s Stock. Mobile homes or manufactured homes on private property as part of a dealer’s or a manufacturer’s stock not used as a place for human habitation.

      B.   Existing Homes. A taxable mobile home or manufactured home which is located outside of a mobile home park as of January 1, 1995, shall be assessed and taxed as real estate, but is exempt from the permanent foundation requirement of this section until the home is relocated.

   2.   Foundation Requirements. A mobile home or manufactured home located outside of a mobile home park shall be placed on a permanent frost-free foundation system which meets the support and anchorage requirements as recommended by the manufacturer or required by the State Building Code. The foundation system must be visually compatible with permanent foundation systems of surrounding residential structures. Any such home shall be installed in accordance with the requirements of the State Building Code.

   3.   Regulations to Which Mobile Home Park Owners Are Subject. No person shall construct, establish or expand a mobile home park within the City except in accordance with these regulations and without first obtaining a building permit from the Zoning Administrator. Prior to the issuance of a “building permit” for construction of a mobile home park, a comprehensive site plan in accordance with Section 165.35 shall be submitted for review and approval of the Council.

   4.   Mobile Home Park Design Standards. All mobile home parks constructed, established or expanded within the City shall meet the following design standards:

      A.   The Site. The site shall not be exposed to objectionable smoke, dust, noise, odors or other adverse influences, and no portion shall be subject to predictable sudden flooding or erosion or used for any purpose which would expose persons or property to hazards. Conditions of soil, ground water level, drainage and topography shall not create hazards to the property or the health or safety of the occupants.

      B.   Minimum Site Size. The minimum site for a mobile home park shall be five acres.

      C.   Minimum Recreation Area. Not less than eight percent of the gross site area shall be devoted to recreation facilities, generally provided in a central location. Recreation areas may include space for community buildings and community use facilities, such as indoor recreation area, swimming pool, hobby and repair shops and service buildings. The site of centralized recreation areas shall be calculated on a basis of at least 100 square feet per lot, provided that no recreation area shall contain less than 5,000 square feet.

      D.   Mobile Home Setback from Public Streets and Park Boundaries. All mobile homes shall be located at least 25 feet from any park property boundary lines abutting upon a public street or highway and at least 10 feet from other park property boundary lines.

      E.   Screening. There shall be a minimum distance of 10 feet between the mobile home and the abutting park street. All mobile home parks located adjacent to industrial or commercial land uses shall be provided screening, such as fences or natural growth along the property boundary line separating the park and such adjacent non-residential area.

      F.   Park Entrances. If possible, a minimum of two vehicular entrances shall be provided for each mobile home development. One entrance may be kept closed to the general public if provision is made for emergency access.

      G.   Trailer and Boat Storage. A trailer and boat storage area shall be provided.

      H.   Identification Sign. One permanent identification sign shall be permitted at any main entrance to a mobile home development. Such sign shall be of ornamental stone, masonry, or other permanent material and shall indicate only the name of such mobile home development. Such sign shall not exceed 20 square feet in surface area.

   5.   Density. Density requirements are as follows:

      A.   Maximum Density. The maximum density of mobile homes shall be eight per acre.

      B.   Relationship to Other Mobile Homes. No mobile homes shall be located closer than 20 feet from any other mobile home or permanent building within the mobile home park.

      C.   Lot Coverage. A mobile home shall not occupy an area in excess of one-third of the respective lot area. The accumulated occupied area of the mobile home and its accessory structures on a mobile home lot shall not exceed two-thirds of the respective lot area.

   6.   Streets. Provisions for streets are as follows:

      A.   Access From Abutting Public Streets. All mobile home developments shall be provided with safe and convenient vehicular access from abutting public streets or roads to each mobile lot. Such access shall be provided by streets, driveways, or other means.

      B.   Entrances. Entrance to mobile home developments shall have direct connections to a public street and shall be designed to allow free movement of traffic on such adjacent public streets.

      C.   Parking Spaces. Two parking spaces shall be provided for each mobile home lot, plus one guest parking space for each 10 mobile home lots.

   7.   Accessory Structures. Accessory structures remain as per definition dependent upon the mobile home and shall not be used as complete independent living units with permanent provisions for sleeping, cooking and sanitation. Such structures shall be designed in a manner that will enhance the appearance of the mobile home development and shall be erected and constructed as required by applicable zoning regulations.