The regulations of this chapter establish minimum standards and requirements for the construction or expansion of mobile home and/or travel trailer parks for the city. These regulations are intended to provide a stable, healthful environment for those residents choosing to reside in such parks, while protecting adjacent land uses. (2003 Code § 11-05-01)

Mobile home and/or travel trailer parks that are desired or that are required shall be developed in accordance with the provisions of this chapter. Whenever there is a conflict between the provisions of this chapter and other ordinances of the city, the provisions of this chapter shall prevail. Subjects not covered by this chapter shall be governed by the respective provisions found in other land use ordinances of the city. (2003 Code § 11-05-02)

The development of a mobile home park shall conform to the standards and requirements of this section. (2003 Code § 11-05-03)

   It shall be unlawful to maintain a mobile home or travel trailer for residential purposes outside a mobile home park or in a mobile home subdivision previously titled R2-T or MDR2 zone. Such prohibition shall apply regardless of whether the parking site shall be on private or public premises, streets, alleys or highways. Mobile homes used for residential quarters for watchmen or caretakers and located on the premises of an industrial establishment in any industrial zone may be permitted by a conditional use permit.

(2003 Code § 11-05-04; amd. Ord. 2280, 10-7-2025)

   Parking of unoccupied mobile homes is prohibited on public premises, streets, alleys or highways, at all times, except for emergency purposes.

(2003 Code § 11-05-04)

Any person wishing to construct a mobile home park shall obtain from the zoning administrator information pertaining to the city's plan of land use, streets, public facilities, zoning and subdivision ordinances, and other requirements affecting the land within the development. Before any permit can be issued for any construction connected with a mobile home park, the preliminary plans, required documents pertaining to the development and the final plan shall have been approved as hereinafter set forth. (2003 Code § 11-05-04)

The preliminary plan and documents shall be prepared and submitted as follows:

   A.   Plan Requirements: One (1) digital copy and, for commercial developments only, one (1) hard copy of the preliminary plan must be submitted to the zoning administrator at least two (2) weeks prior to the meeting of the planning and zoning commission at which the plan will be considered. Plats shall comply with Idaho Code 50-1304 and any amendments thereto, or as recommended by the zoning administrator, and shall show the following information:

      1.   The topography represented by contours shown at no greater intervals than two feet (2') when required by the zoning administrator.

      2.   The proposed street and mobile home park layout.

      3.   Proposed reservations for parks, playgrounds and open spaces.

      4.   Size and character of recreation buildings and other structures associated with land and facilities to be used by the mobile home occupants.

      5.   Layout of a typical trailer space.

      6.   Tabulations showing the following:

         a.   Area of land within the mobile home park.

         b.   Number of mobile homes permitted.

         c.   Number of mobile home spaces provided for in the mobile home park.

         d.   Percent of area to be devoted to parks and playgrounds.

         e.   Number of off street parking spaces.

      7.   Proposed location of off street parking spaces.

      8.   Generalized landscape planting plan.

      9.   Location of existing and proposed utility lines and easements, water and sewer lines, fire hydrants, storm drains and facilities, curbs and other improvements.

      10.   Draft of proposed documents including the following:

         a.   Management policies, covenants and restrictions.

         b.   Maintenance agreement.

      11.   Typical street cross sections.

      12.   Any other data that the planning and zoning commission may require.

   B.   Standards And Requirements: The development of a mobile home park shall conform to the standards and requirements listed below:

      1.   The area shall be in one ownership and shall remain in one ownership and shall not be subdivided.

      2.   The final development plan must be prepared by an engineer or architect licensed to practice in the state.

      3.   The initial site size for a mobile home park shall provide space for a minimum of five (5) mobile homes and such additional area as may be necessary to meet the requirements of this chapter.

      4.   The mobile homes may be clustered; provided, that the gross density of mobile home units within the development does not exceed seven (7) units per acre.

      5.   The land area not contained in individual lots, roads or automobile parking spaces shall be set aside and developed as parks, playground and service areas for the common use and enjoyment of the occupants of the mobile home park within two (2) years from the date of approval of the mobile home park.

      6.   No less than five hundred (500) square feet per mobile home in the mobile home park shall be set aside for parks and playground. The land covered by vehicular roadways, sidewalks, off street parking and landscaped area surrounding mobile home spaces that are pertinent to each mobile home, and the area devoted to service facilities, shall not qualify as part of the area required for parks and playgrounds. Designated open space shall be located as near the central part of the development as good design shall permit.

      7.   No mobile home or add on shall be closer than ten feet (10') to a property or lot line. A rear yard of twenty five feet (25') will be required, except that a minimum rear yard of fifteen feet (15') will be accepted if one of the required side yards is a minimum of twenty five feet (25'). All mobile homes and additions shall be set back at least fifteen feet (15') from all interior, private mobile home park roadways.

      8.   All off street parking spaces and driveways shall be hard surfaced within one year from the date of approval of the mobile home park.

      9.   A strip of land at least twenty feet (20') wide surrounding the mobile home park shall be left unoccupied by mobile homes and shall be planted and maintained in lawn, shrubs and trees designed to afford privacy to the development.

      10.   All storage and solid waste receptacles outside of the confines of a mobile home must be housed in a closed structure compatible in design and construction to the mobile home and to any service buildings within the mobile home park. All patios, garages, carports and other additions must also be compatible in design and construction with the mobile home and with the service buildings as approved by the zoning administrator.

      11.   Roadways shall be of adequate width to accommodate anticipated traffic as follows:

         a.   For one-way and two-way with parking, fifty feet (50') in width.

         b.   For entrance street, a minimum of sixty feet (60') in width or forty eight feet (48') curb to curb. (2003 Code § 11-05-05)

         c.   All streets shall be bordered by curb, gutter and sidewalk, and shall be hard surfaced, or constructed as specified by the planning and zoning commission. (2003 Code § 11-05-05; amd. 2012 Code)

      12.   There shall be no more than two (2) entrances from the mobile home park into any one street, which entrances shall be no closer than one hundred feet (100') to each other, nor closer than seventy feet (70') to the corner of an intersection. All mobile home parks shall have at least two (2) entrances and more may be required depending on the size of the development.

      13.   Access shall be provided to each mobile home space by means of an accessway reserved for maneuvering mobile homes into position and shall be kept free from trees and other immovable obstructions. Paving the accessway shall not be required. Use of planks, steel mats or other means during placement of a mobile home shall be allowed so long as the same are removed immediately after placement of the mobile home.

      14.   Off street parking shall be provided at the rate of one parking space per mobile home space within the mobile home park. In no case shall the parking space be located greater than one hundred feet (100') away from the mobile home space it is designed to serve.

      15.   In addition to meeting the above requirements and conforming to the other laws of the city, all mobile home parks shall also conform to the requirements of the state health department. In the event of any conflict between said regulations and this chapter, the most restrictive provision shall govern.

      16.   Mobile home parks may include a launderette for the convenience of the occupants of the park, but not for the general public.

      17.   All mobile homes shall be located at least thirty feet (30') back from any public street and the resulting yard must be landscaped, except for driveways.

      18.   An aggregate area of at least one hundred (100) square feet for each mobile home space contained within the mobile home park shall be provided for the storage of the renters' boats, trailers, campers and other items that cannot be stored in the mobile homes. Said storage space shall be enclosed with a sight obscuring fence of no less than six feet (6') nor more than eight feet (8') in height.

      19.   The site of any mobile home park shall be graded and/or filled and maintained so as to prevent the accumulation of storm or waste water of any kind. A mobile home park shall not be permitted where there is inadequate drainage. Adequate drainage shall be provided and maintained for patios, mobile home stands, buildings, sidewalks, streets and other improvements.

      20.   Signs as may be required by the zoning administrator shall be placed in all mobile home parks indicating the direction of travel and the areas where no automobile parking will be permitted. (2003 Code § 11-05-05)

      21.   All streets, water, sanitary sewer and drain systems shall meet city standards and shall meet the approval of the public works department. (2003 Code § 11-05-05; amd. 2012 Code)

      22.   Any mobile home park that has been legally established and that was in use at the time of the effective date hereof shall be deemed to be nonconforming use. Such nonconforming use may be continued notwithstanding the fact that it may not comply with the provisions of this chapter; provided, that such nonconforming use does not constitute a hazard to health or a nuisance. Such nonconforming use shall not be extended, changed or enlarged, except in compliance with this chapter. If any mobile home or mobile home park was illegally established at the effective date hereof, the enactment of this chapter shall not be deemed to render such use legal unless such use is expressly authorized by the terms of this chapter.

      23.   Only mobile homes shall be allowed to occupy a mobile home space in a mobile home park.

      24.   Operation of a mobile home park shall not be hazardous or detrimental to existing neighborhood uses.

      25.   Destruction, loss or damage of natural, scenic or historical features of major importance to the city will not be allowed.

   C.   Documents: Documents shall also be submitted with the preliminary plan consisting of the following:

      1.   A declaration of management policies, covenants and restrictions setting forth the responsibilities and duties of the renters or occupants and owner within the mobile home park.

      2.   An agreement between the mobile home developers and the city stating among other things:

         a.   The developer will construct the project in accordance with the approved plans.

         b.   In the event of failure or neglect on the part of the owners, successors or assigns to maintain the common areas, landscaping and other improvements in good condition, the city may perform the necessary work and for the purposes may enter in or upon the land and do said work and charge the cost thereof, including reasonable attorney fees, against the owners or their successors or assigns.

   D.   Review And Approvals:

      1.   The planning and zoning commission shall review the plan and proposed documents to determine compliance with all portions of the city land use plan and this title. In considering said plan, the planning and zoning commission, among other things, shall make sure that such developments shall constitute a residential environment of sustained desirability and stability and that it will not adversely affect amenities in the surrounding area. The planning and zoning commission may require changes to be made in the plan or documents. They may also require additional yards or buffers or other improvements to be installed along with greater amounts of landscaping or parking spaces. Said changes may be imposed as conditions of approval that are necessary to ensure that the development will mix harmoniously with adjoining or nearby uses, and to ensure that the stated quality of the maintenance will be carried out.

      2.   An application for approval of a mobile home park shall be granted or denied only after a public hearing by the planning and zoning commission. Notice of the hearing shall be given to a newspaper of general circulation at least fifteen (15) days prior to said hearing.

      3.   If approved by the planning and zoning commission, the application with the commission's recommendations shall be submitted to the city council for its approval. An application denied by the planning and zoning commission may be appealed to the city council. Said appeal must be made in writing within ten (10) days after the denial is made by the planning and zoning commission. Approval of the preliminary plan shall be valid for a period of one year. (2003 Code § 11-05-05; amd. Ord. 2270, 6-3-2025)

   A.   Upon approval of the preliminary plan and documents by the city council, the developer shall submit to the planning commission a final site plan of either the entire mobile home park or the first stage of such development that is to be constructed, and final copies of the required documents. Such plan shall be drawn to scale and provide, in detail, the information required under section 11-5-3-4 of this chapter, the preliminary plans and documents. This shall include detailed and complete plans of the alignment, location and grades of all streets and utilities.

   B.   Copies of the final approved documents shall also be filed in the office of the zoning administrator and until the guarantee of performance required below in this chapter has been properly posted. (2003 Code § 11-05-06)

Development may be carried out in progressive stages in which event each stage shall be so planned that the requirements and intent of this chapter shall be fully complied with at the completion of each stage. No final plan for the initial stage shall provide for less than five (5) mobile home spaces and such additional as may be necessary to meet the requirements of this chapter. (2003 Code § 11-05-07)

   A.   Ability To Perform:

      1.   Prior to issuing a building permit for the construction of the mobile home park, the developer must submit evidence satisfactory to the council that the developer has the financial means and the ability to complete the stage of construction for which he has applied for a building permit.

      2.   Such evidence shall consist of the contractor's bid or the engineer's or architect's estimate of the amount required to complete the development, together with the resources of the developer committed to such expenditure, or the proof of the loan commitment sufficient to construct and complete such development.

   B.   Possession And Occupancy: No possession or occupancy of the mobile home park shall be allowed until the improvements as planned for each stage shall be fully constructed. However, if the developer desires to have any occupancy of a portion of the partially developed staged construction, then the developer shall post bond as security for the completion of all improvements, including, but not limited to, landscaping, road improvements, pedestrianways, curb, gutters, road surfacing, water and sewer lines, and common facilities as shown on the final site plan. Upon the posting of bond satisfactory in form and amount to the city council for the completion of such improvement, occupancy may be granted upon a partially constructed mobile home park.

   C.   Estimates: All estimates of completion and costs shall be submitted to the city engineer for his approval.

   D.   Duration Of Bond: The duration of any bonds or other assurance of completion of improvements in a development of mobile home parks shall be for a minimum of two (2) years from the date of approval of the development by the city council. An extension of time may be granted by the city council upon application of the developer, provided such an application is submitted at least sixty (60) days prior to the expiration of the bond, and provided the issuer of the bond is willing to extend the time of the assurance.

   E.   Default: In the event the developer defaults or fails or neglects to satisfactorily install the required improvements within the time limitation, the city council may declare the bond or other assurances forfeited and the city may install or cause to be installed, the required improvements using the proceeds from the bonds or other assurance to defray the expense thereof.

   F.   Release Of Security: The developer shall be responsible for the quality of all materials and workmanship. All street, utility and park work shall be continuously inspected by the city, and the city engineer shall make a final inspection of the improvements and shall submit a report to the city council. If the improvements do not meet the standards and the plans, the engineer shall so report and the developer shall be obliged to correct the improvements and complete the installation to meet all such plans to be approved by the city engineer. Upon the city engineer's approval of the installation or improvements, the bond or other assurance shall be released and exonerated.

   G.   Continuing Obligation:

      1.   Any failure on the part of the developer or his assigns to maintain the mobile home park or any portion thereof in accordance with the approved management policies, covenants, conditions, restrictions and agreements shall be deemed a public nuisance endangering the health, safety and general welfare of the public and a detriment to the surrounding area.

      2.   All maintenance of private drives, including, but not limited to, utilities, drainage, streets and snow removal shall be the responsibility of the owner.

   H.   Removal, Abatement: In addition to any other remedy provided by law for the abatement or removal of such public nuisance, the city may remove or abate the nuisance and charge the cost thereof, including reasonable attorney fees, to the owner. (2003 Code § 11-05-08)

The parks and play areas shall be protected against building development by conveying to the city an open space easement over such open areas, restricting the area against any future building or use, except as is consistent with that of providing landscaped open space for the aesthetic and recreational satisfaction of the residents. Buildings or uses for noncommercial, recreational or cultural purposes, compatible with the open space objectives, may be permitted only with the express approval of the city council, following approval of building, site and operational plans by the planning and zoning commission. The granting of such open space easement shall not absolve the developer from the responsibility of developing and maintaining the parks and play areas. (2003 Code § 11-05-09)

Any person wishing to construct a travel trailer park shall obtain from the zoning administrator information pertaining to the city plan of land use, streets, public facilities and other requirements affecting the land within the development. Before a permit can be issued for any construction connected with a travel trailer park, the preliminary plans, required documents pertaining to the development and the final plan shall have been approved as hereinafter set forth. (2003 Code § 11-05-10)

The preliminary plan and documents shall be prepared and submitted as follows:

   A.   Plan Requirements: One (1) digital copy and, for commercial developments only, one (1) hard copy of the preliminary plan must be submitted to the zoning administrator at least two (2) weeks prior to the meeting of the planning and zoning commission at which the plan will be considered. Plats shall comply with Idaho Code 50-1304 and any amendments thereto, or as recommended by the zoning administrator, and shall show the following information:

      1.   Proposed road and trailer space layout.

      2.   Proposed reservation for parks, playgrounds and other open space.

      3.   Proposed location for service facilities.

      4.   A generalized landscape plan.

      5.   Location of existing and proposed utility lines and easements, water and sewer lines, fire hydrants, storm drains and facilities, curbs and other improvements.

      6.   Any other data that the planning and zoning commission may require.

   B.   Standards And Requirements:

      1.   Each travel trailer park shall be held in one ownership and shall contain at least two (2) acres of land.

      2.   All travel trailer parks shall abut upon a collector or arterial street, as set forth in the major street plan of the city.

      3.   All travel trailers shall be set back at least thirty feet (30') from any public street, and fifteen feet (15') from an interior private roadway.

      4.   The roadway system shall provide convenient circulation through the travel trailer park and provide access to each travel trailer space. No travel trailer space will be permitted direct access to a public street, road or highway, other than by means of the travel trailer park roadway system. All entrances and exits from the travel trailer park shall be forward motion only. No exit or entrance from a travel trailer park shall be through a residential zone and no entrance or exit shall be located closer than seventy feet (70') to the intersection of two (2) streets.

      5.   All one-way and two-way roadways shall have curb to curb width of at least thirty seven feet (37') and all roadways shall be hard surfaced.

      6.   All areas within the park that are not hard surfaced shall be landscaped and maintained with lawns, trees and shrubs designed to provide privacy and noise containment and shall be equipped with adequate sprinkling or watering devices as approved by the zoning administrator. A landscape screen at least eight feet (8') in width shall be provided adjacent to the exterior boundaries of the park.

      7.   Each travel trailer space shall be at least twenty feet (20') in width and at least forty feet (40') in length.

      8.   No travel trailer space shall be rented for a period of more than thirty (30) days and no travel trailer that exceeds eight feet (8') in width shall be placed in a travel trailer park.

      9.   A minimum of fifty percent (50%) of all travel trailer spaces shall be served by an approved water and sewage disposal system. In addition, each travel trailer park shall have a sewage dump for self-contained travel units.

      10.   In addition to meeting the above requirements, all travel trailer parks shall conform to the requirements of the state and city health regulations relating to travel trailer parks.

      11.   The site of any travel trailer park shall be graded and/or filled and maintained so as to prevent the accumulation of storm or waste water of any kind. A travel trailer park shall not be permitted where there is inadequate drainage. Adequate drainage shall be provided and maintained for all patios, travel trailer stands, buildings, streets and other improvements.

      12.   Signs as may be required by the zoning administrator shall be placed in all travel trailer parks indicating the direction of travel and the area where no automobile parking will be permitted on roadways.

      13.   No permit to construct or enlarge a travel trailer park shall be issued until the plans for the proposed construction or enlargement have been approved by the zoning administrator and the city engineer.

      14.   Both dependent and independent travel trailers shall be allowed to occupy travel trailer spaces in a travel trailer park.

      15.   All improvements, including utilities, streets, paved areas and landscaping, must be completed within two (2) years of the date the plan is approved by the city council.

   C.   Review And Approvals:

      1.   The planning commission shall review the plan to determine its compliance with any portion of the city land use plan and this title. In considering approval of the development, the planning and zoning commission shall, among other things, make sure that such development will mesh harmoniously with the surrounding area; that it will not produce a volume of traffic beyond the capacity of the surrounding street system. Requirements for utilities, off street parking, traffic circulation and other public requirements will be adequately met and the standards and intent of this section shall be adequately complied with.

      2.   The planning and zoning commission may require changes to be made in the plan. They may also require additional yards or buffers or other improvements to be installed along with greater amounts of landscaping or parking spaces. Said changes may be imposed as conditions of approval where it is determined by the planning and zoning commission that such changes are necessary to ensure that the development will mesh harmoniously with adjoining or nearby uses.

      3.   An application for approval of a travel trailer park shall be granted or denied only after a public hearing by the planning and zoning commission. Notice of the hearing shall be given in a newspaper of general circulation at least fifteen (15) days prior to said hearing.

      4.   After consideration of the planning and zoning commission, the application, with the planning and zoning commission's recommendations, shall be submitted to the city council for its approval. An application denied by the planning and zoning commission may be appealed to the city council. Said appeal must be made in writing within ten (10) days after the denial is made by the planning and zoning commission. Approval of the preliminary plan shall be valid for a period of one year. (2003 Code § 11-05-11; amd. Ord. 2270, 6-3-2025)

   A.   Upon approval of the preliminary plan by the city council, the developer shall submit to the planning and zoning commission a final site plan of either the entire travel trailer park or the first stage of such development that is to be constructed. Such plan shall be drawn to scale and provide in detail the information required under this chapter.

   B.   Copies of the final approved documents shall also be filed in the office of the zoning administrator. No building permit shall be issued for said travel trailer park until final plans have been approved by the planning and zoning commission and the city council, and the required documents filed in the office of the zoning administrator, and until the guarantee of performance required stated in section 11-5-4-5 of this chapter has been properly posted. (2003 Code § 11-05-12)

Development may be carried out in progressive stages, in which event, each stage shall be so planned that the requirements and intent of this chapter shall be fully complied with at the completion of each stage. No final plan for the initial stage shall cover less than one acre. (2003 Code § 11-05-13)

   A.   Ability To Perform: Prior to issuing a building permit for the construction of a travel trailer park, the developer must submit evidence satisfactory to the city council that the developer has the means and the ability to complete the stage of construction for which he has applied for a building permit. Such evidence shall consist of the contractor's bid or the engineer's or architect's estimate of the amount required to complete the development, together with the resources of the developer committed to such expenditure, or the proof of the loan commitment sufficient to construct and complete such development.

   B.   Possession And Occupancy: No possession or occupancy of the travel trailer park shall be allowed until the improvements as planned shall be fully constructed; provided, however, that if the developer desires to have any occupancy of a portion of the partially developed staged construction, the developer shall post bond as security for the completion of all improvements. Included in these improvements, but not limited to, landscaping, road improvements, pedestrianways, curbs, gutters, road surfacing, water, sanitary and storm drain lines and common facilities as shown in the final site plan. Upon the posting of bond, satisfactory in form and amount, to the city council for the completion of such improvements, occupancy may be granted upon a partially constructed and developed travel trailer park.

   C.   Estimates: All cost estimates for completing the development shall be submitted to the city engineer for his approval.

   D.   Duration Of Bond: The duration of any bonds or other assurance of completion of improvements and development of travel trailer parks shall be for a minimum of two (2) years from the date of the approval of the development by the city council. An extension of time may be granted by the city council upon application of the developer, provided such application is submitted at least sixty (60) days prior to the expiration of the bond and provided the issuer of the bond is willing to extend the time of assurance.

   E.   Default: In the event the developer defaults or fails or neglects to satisfactorily install the required improvements within the time limitation, the city council may declare the bond or other assurance forfeited and the city may install, or cause to be installed, the required improvements using the proceeds from the bonds or other assurance to defray the expense thereof.

   F.   Release Of Security: The developer shall be responsible for the quality of all materials and workmanship. All street and utility work shall be inspected by the city and upon the completion of installation of all such improvements, the city engineer shall make a final inspection of the improvements and shall submit a report to the city council. If the improvements do not meet the standards and the plans, the engineer shall so report and the developer shall be obliged to correct the improvements and complete the installation to meet all such plans and the approval of the city engineer. Upon the city engineer's approval of the installation of improvements, the bond or other assurance shall be released and exonerated.

   G.   Continuing Obligation:

      1.   Any failure on the part of the developer or his assigns to maintain the travel trailer park in accordance with the approved management policies, covenants, conditions and restrictions and agreements shall be deemed a public nuisance endangering the health, safety and general welfare of the public and a detriment to the surrounding area.

      2.   All maintenance of private drives, including, but not limited to, utilities, drainage, streets and snow removal, shall be the responsibility of the owner.

   H.   Abatement, Removal: In addition to any other remedy provided by law for the abatement or removal of such public nuisance, the city may remove or abate the nuisance and charge the cost thereof, including reasonable attorney fees, to the owner. (2003 Code § 11-05-14)