It is the intent of this Chapter to provide for orderly and creative development of mobile home parks within the Town. It is further intended that a high quality of design be encouraged with design standards required and amenities provided that are equal to or greater than conventional single-family or multiple-family developments. These regulations are also intended to require minimum safety standards for utilities, fire protection and protection from excessive winds.

(Prior code 70-60)

All mobile home parks shall require that a special review application be filed in accordance with the procedures and requirements of Article III. Mobile homes shall be permitted only in the R-3, R-4, C-2 and C-3 districts as a special review use within designated mobile home parks and/or as a part of a planned unit development.

(Prior code 70-61)

The following definitions shall apply to this Article in addition to the definitions of Section 16-4:

Mobile home or camper sales lot means a plot of land that is used primarily for the sale of mobile homes or campers. Such uses are permitted only in commercially zoned areas and not as part of mobile home parks or subdivisions. This definition does not apply to any mobile home which is being sold by the person actually residing in the unit.

Mobile home park means a plot of land of at least five (5) acres in area where two (2) or more mobile homes are located for permanent dwelling purposes.

Mobile home space means a plot of ground within a mobile home park designated for the accommodation of one (1) mobile home and its accessory structures.

(Prior code 70-62)

The following permits and licenses shall be required:

(1)

Mobile home park license. A mobile home park license is required to operate and maintain a mobile home park in the Town. The annual license fee for a mobile home park is set forth in Section 6-51. No license shall be issued without the prior approval of the special review use of the property as a mobile home park.

(2)

Application for a mobile home park license shall be filed with the Town Clerk and such license issued by the Town Council upon the approval of the application by the Zoning Enforcement Officer. Said application shall be in writing, signed by the property owners and applicant and shall contain the following:

a.

The name and addresses of the property owner and applicant.

b.

The location and legal description of the property.

c.

A copy of the approved special review site plan in accordance with the provisions of Article VI.

(3)

All mobile homes and mobile home parks in existence upon the effective date of the ordinance codified in this Chapter shall obtain such a license and in all respects comply fully with the requirements of this Chapter, except as follows:

a.

Special review approval of existing mobile homes and mobile home parks shall not be required unless the use is proposed for expansion.

b.

Building permits will not be required for existing units unless the units are to be moved or altered.

(4)

Building permit.

a.

All buildings and utilities constructed, altered or repaired in a mobile home park shall be in conformance with applicable Town and state codes and shall require a building permit.

b.

A building permit shall also be required for installing individual mobile homes in a mobile home park or subdivision, for tying down of a previously installed mobile home and for the construction of accessory structures.

(Prior code 70-63; Ord. 33 §B1, 2003)

(a)

General. The provisions of this Chapter shall apply to construction, alteration, extension, location, installation, use and maintenance of all mobile homes and mobile home parks in the Town. It shall be unlawful for any persons to construct, alter, extend, install, use or maintain a mobile home, mobile home park or mobile home subdivision within the Town except in compliance with this Chapter.

(b)

Existing mobile homes and mobile home parks.

(1)

Whenever a mobile home or mobile home park was in existence in the Town on the effective date of the ordinance codified in this Chapter or was annexed to the Town after the effective date of the ordinance codified in this Chapter and the mobile home was in compliance with the applicable codes then in effect, the mobile home or mobile home park is said to be legally nonconforming. Such mobile homes or mobile home parks shall not be subject to the provisions of this Article except for the licensing provisions and Section 16-166(p) relating to utilities when such public services are available. However, if the existing mobile home or mobile home park is proposed to be altered or expanded, then the alteration or expansion must be in accordance with this Article.

(2)

In the event that an individual mobile home within a nonconforming mobile home park is destroyed or damaged, the mobile home may be rebuilt or replaced, provided that the restored unit is in compliance with the licensing provisions of this Article. If a single nonconforming mobile home use on an individual lot or a mobile home park is damaged or destroyed to an extent that the cost of replacement exceeds fifty percent (50%) of the estimated cost of the unit, then the tract may only be used for uses that are in conformance with the applicable zoning district regulations.

(3)

If a nonconforming use is discontinued for a period of six (6) consecutive months or more, then the mobile home shall not be reoccupied until it is in conformance with all applicable regulations herein.

(Prior code 70-64)

(a)

Location. The mobile home park shall be located on a well-drained site and shall be located so that its drainage will not constitute an unreasonable hazard or nuisance to persons, property or water supply in the immediate vicinity of the site. The site shall be free from marshes, swamps or other potential breeding places for insects or rodents. Mobile home park sites shall not be subject to undue flooding, fire or safety hazards and shall not be exposed to nuisances such as undue noise, smoke, fumes or odors. The topography of the site should be favorable to minimum grading, mobile home placement and ease of maintenance. Initial site grades shall not exceed eight percent (8%).

(b)

Site design. The site design shall provide for a desirable residential environment for mobile home residents which is an asset to the community and the neighborhood in which it is located. Site planning and improvements shall provide facilities and amenities which are appropriate to the needs of the residents; safe, comfortable and sanitary use by the residents under all weather conditions; and practical and efficient operation and maintenance facilities at reasonable costs. Innovative and imaginative design shall be encouraged.

(c)

Minimum area required. The minimum area required for a mobile home park is five (5) acres.

(d)

Maximum density. The maximum gross density for any mobile home park is seven (7) units per acre.

(e)

Recreational area and open space. Not less than thirty percent (30%) of the total site area shall be used for recreation facilities and landscaped open space. All open space areas and recreational areas shall be in convenient locations from mobile home lots or spaces. Recreation areas may include space for community use facilities and buildings, swimming pools and tennis courts.

(f)

Mobile home spaces.

(1)

Mobile home spaces within a mobile home park shall be adequate to provide for:

a.

A minimum of fifteen (15) feet between mobile homes.

b.

A minimum of two (2) feet from the tongue of the mobile home to any sidewalk.

c.

A minimum of ten (10) feet from any other point on the mobile home to the pavement of any adjacent access road serving more than one (1) mobile home space.

d.

An outdoor living and service area on the mobile home space of not less than three hundred (300) square feet, with a least dimension of fifteen (15) feet. Such area may include a paved patio area.

(2)

In determining the required yard and space areas, the use of double-wide mobile homes and accessory structures shall be taken into consideration. The area required for mobile home space shall not include additional area required by this Chapter for access roads, off-street parking, storage areas, service buildings, recreation areas, office and similar mobile home park needs.

(g)

Minimum lot area. The minimum lot area for a mobile home shall be four thousand (4,000) square feet.

(h)

Travel trailers, campers, motor homes, camper buses, non-HUD certified mobile homes, trailers, manufactured homes, and dependent trailers are not allowed except in storage areas described in Subsection (n) below. Required areas within the mobile home park for accommodation of travel trailers, campers and the like, on a temporary occupancy basis, shall be provided in a location where the parking, use and occupancy of such vehicles do not constitute a nuisance to other residents of the mobile home park. Travel trailer areas shall be screened from the rest of the mobile home spaces in such a manner that undue noise and other disturbances are reduced. Furthermore, such areas shall be conveniently located to community service and sanitary facilities, and utilities provided on the spaces shall comply with all applicable health and safety regulations of this Chapter and other ordinances of the Town. Anchors and cables with turnbuckles shall be provided for tying down travel trailers.

(i)

Setbacks.

(1)

Mobile homes shall be set back at least twenty-five (25) feet from the perimeter of the boundaries of the mobile home park.

(2)

No mobile home shall overhang or obstruct any driveway, access road or walkway.

(j)

Screening. All mobile home parks or subdivisions adjacent to other residential uses or to commercial or industrial uses shall be provided with screening, such as solid fencing or landscaping, along the property boundary separating the mobile home development from the adjacent use.

(k)

Windbreaks. Where any mobile home park is located on flat open land without natural barriers (such as hills, bluffs or large stands of trees) to strong winds, windbreaks shall be required to protect mobile homes from the effects of such winds. Windbreak design and location shall be relative to known wind velocities and direction and to the existing and proposed topography and vegetation, and shall be subject to landscape review and approval by the Planning and Zoning Commission. One (1) or more of the following techniques shall be used in providing windbreak screening:

(1)

Landscape buffering: a combination of trees and understory shrubbing of dense deciduous or evergreen plant material, with mature shrub heights ranging from four (4) to twelve (12) feet; or clustered or row-planted tree and/or shrub hedging.

(2)

Earth berming, in combination with landscape buffering.

(3)

Fencing: opaque (eighty-five percent [85%] or more opacity) wood or masonry screening. (Such fencing shall comply with Building and Zoning Code requirements.)

(l)

Streets.

(1)

The mobile home park site shall have at least two (2) direct accesses to a public street or highway, and access roads shall be provided to each mobile home space.

(2)

All streets and accessways providing ingress to and egress from the mobile home park and circulation within the mobile home park shall be constructed in accordance with specifications of the Town for like streets and accessways on public ways and shall be completed within a period of one (1) year after the date of issuance of the mobile home park permit. All such streets and accessways shall include sidewalk, curb and gutter.

(m)

Walkways and lighting.

(1)

Paved walkways at least four (4) feet wide shall be provided from all mobile home spaces to service buildings and other community areas, and along all access roads.

(2)

Pedestrian circulation areas shall be lighted at night by seven thousand (7,000) lumen lighting standards (equal to one hundred seventy-five [175] watt mercury vapor bulbs) spaced not more than three hundred (300) feet apart, with a maximum height of twenty-five (25) feet; or by other lighting methods producing an equivalent level of light at the ground level.

(n)

Storage areas. Storage areas for boats, boat trailers, travel trailers, tent trailers, horse trailers and detachable pickup campers shall be provided within the mobile home park in any amount equal to one hundred (100) square feet per mobile home space. Such areas shall be screened from adjacent residential properties and public streets by means of opaque fencing or landscaping, and tie-down anchors shall be provided.

(o)

Off-street parking. Parking shall be provided as required by Article V.

(p)

Public utilities. All mobile homes and mobile home parks shall be served by a public water and sewer system and meet all state laws for public services, refuse disposal and public health considerations.

(Prior code 70-65)

The Town Council may, after a public hearing, revoke any license to operate and maintain a mobile home park when the licensee has violated any rules or regulations of the Town or any provision of this Chapter. After such revocation, the licensee may have the license reissued by the Town Council if the circumstances causing such violation have been remedied or corrected.

(Prior code 70-66; Ord. 33 §B1, 2003)

The license certificate shall be conspicuously posted in the office or premises of the mobile home park at all times.

(Prior code 70-67)

In addition to the requirements of this Article, all mobile homes and mobile home parks and facilities shall be operated in compliance with the existing laws of the State, ordinances of the Town and such codes and regulations as may be adopted by the Town Council.

(Prior code 70-68; Ord. 33 §B1, 2003)