Brigham City City Zoning Code
MOBILE HOMES
MOBILE HOME PARKS AND MOBILE HOME SUBDIVISIONS
§ 156.660 PURPOSE.
To require that mobile home developments will be of such character as to promote the objectives and purposes of this subchapter; to protect the integrity and characteristics of the districts contiguous to those in which mobile home parks are located; and to protect other use values contiguous to or near mobile home park uses.
(Prior Code, § 29.36.010)
§ 156.661 LOCATION AND USE.
No mobile home shall be located, placed, used or occupied in any district other than within an approved mobile home park or mobile home subdivision where allowed within the zoning district; except that, mobile homes may be stored, displayed and sold in commercial and manufacturing districts, but not occupied, except in mobile home parks or mobile home subdivisions when allowed in such districts; except that, mobile homes approved by the Community Development Director or designee may be located on bona fide agricultural lands as housing for families or employees of the farm or ranch operation; provided that, the agricultural acreage shall not be less than 40 acres for irrigated lands and 160 acres for non-irrigated lands.
(Prior Code, § 29.36.020)
§ 156.662 APPROVAL.
Mobile home parks may not be constructed unless first approved by the Planning Commission, after review of plans for said mobile home park which satisfies the Commission that the said development will:
(A) Be in keeping with the general character of the district within which the development is to be located;
(B) Be located on a parcel of land containing not less than ten acres, or on two or more parcels separated by a street or alley only, and totaling at least ten acres;
(C) Have at least 25 spaces completed and ready for occupancy before first occupancy is permitted;
(D) Meet all standards and requirements of the mobile home park ordinance of the local jurisdiction;
(E) Have written approval of the state’s Division of Health;
(F) Be developed according to plans prepared by a professional team. In all cases, it is recommended that professional design and other assistance be obtained early in the program including (as needed) a geologist or soils engineer, an urban planner, a lawyer, a financial expert or others. It is the intent of the local jurisdiction that the developer solve his problems before approval is given and construction begins. Determination of qualifications of required professional individuals or firms shall be made by the Planning Commission; and
(G) In a mobile home park, the number of mobile homes shall be limited to nine units per acre. The mobile homes may be clustered; provided that, the total number of units does not exceed the number permitted on one acre, multiplied by the number of acres in the development. The remaining land not contained in individual lots, roads or parking, shall be set aside and developed as parks, playgrounds and service areas for common use and enjoyment of occupants of the development and of the visitors thereto.
(Prior Code, § 29.36.030)
§ 156.663 APPLICATION.
(A) An overall plan for development of a mobile home park or subdivision shall be submitted to the Planning Commission for review. The plan shall be drawn to a scale no smaller than one inch to 50 feet. The number of copies of the plan shall be determined by the Community Development Department. The plan shall show:
(1) The topography of the site represented by contours, shown at not greater intervals than two feet when required by the Planning Commission;
(2) The proposed street and mobile home space layout;
(3) Proposed reservations for parks, playgrounds, open spaces;
(4) Tabulations showing per cent of area to be devoted to parks, playgrounds and open spaces, number of mobile home spaces and total area to be developed;
(5) Proposed locations of parking spaces;
(6) Generalized landscaping and utility plan, including locations of water, electricity, gas lines, fire hydrants; and
(7) Any other data the Planning Commission may require.
(B) The applicant for approval of plans for a mobile home park or mobile home subdivision shall pay application fee at the time application is made. The application fee shall be as established by the local governing body.
(C) Applications for approval shall be in writing, submitted to the Planning Commission at its regular meeting and shall be granted or denied within 30 days, unless an extension of such time is approved by the applicant. An application denied by the Planning Commission may be appealed to the local governing body, which appeal must be made in writing within ten days after the denial is made by the Planning Commission.
(Prior Code, § 29.36.040)
§ 156.664 STANDARDS AND REQUIREMENTS.
The development of a mobile home park or mobile home subdivision shall conform to the following standards and requirements, unless modified by an approved planned unit development plan.
(A) The area shall be in one ownership, or if in several ownerships, the application for approval of the development shall be filed jointly by all the owners of the property included in the plan.
(B) (1) The plans for a mobile home park or a mobile home subdivision shall be prepared by a team of competent professionals in planning, engineering, architecture and landscape architecture. In all cases, it is recommended that professional design and other assistance be obtained early in the program, including, as needed, an urban planner, a geologist or soils engineer, a lawyer, a financial expert or others.
(2) It is the intent of the local jurisdiction that the developer solves his or her problems before approval is given and construction begins. Determination of qualifications of required professional individuals or firms shall be made by the Planning Commission.
(C) In all mobile home parks and mobile home subdivisions, a strip of land at least 15 feet wide surrounding the entire park or subdivision shall be left unoccupied by mobile homes, and shall be planted and maintained in lawn, shrubs, trees, an approved wall or fence, designed to afford privacy to the development.
(D) Storm drainage facilities shall be so constructed as to protect residents of the development as well as adjacent property owners. Such facilities shall be of sufficient capacity to insure rapid drainage of water in or adjacent to the development.
(E) All storage and solid waste receptacles, outside of the confines of any mobile home, must be housed in a closed structure compatible in design and construction to the mobile homes, and to any service buildings within the developments; all patios, garages, car ports and other add-ons must be compatible in design and construction with the mobile home. The service buildings shall be constructed in accordance with standard commercial practice and kept in good repair as approved by the Community Development Department.
(F) A security compound for the storage of vehicles, boats and other large items shall be provided equivalent to a minimum of 300 square feet of paved area per mobile home space in mobile home parks. The Planning Commission may also require a security compound in a mobile home subdivisions, to be maintained by a home owners association.
(G) In all mobile home parks and mobile home subdivisions, within 45 days of occupancy, each mobile home shall be skirted, or if shields are used, they are to be fire-proof, well-painted or otherwise preserved.
(H) In mobile home parks not less than 10% of the gross land area shall be set aside for the joint use and enjoyment of occupants. The land covered by vehicular roadways, sidewalks and off-street parking shall not be construed as part of the 10% common area required for parks and playgrounds for occupants; provided, however, that, in initial stages of development or special smaller developments the minimum area shall be not less than one-half acre or 10%, whichever is greater.
(I) Yard lighting with a minimum of two-tenths foot candles of light shall be required for protective yard lighting the full length of all driveways and walkways in mobile home parks.
(J) In mobile home parks all areas not covered by mobile homes, hard surfacing or buildings shall be landscaped as approved by the Planning Commission and such landscaping shall be permanently maintained.
(K) In mobile home parks all off-street parking spaces and driveways shall be hard surfaced before the adjacent mobile home spaces may be occupied.
(L) In mobile home parks the roadways shall be designed to accommodate anticipated traffic, including the following standards unless modified by an approved planned unit development plan:
(1) One-way traffic: a minimum of 15 feet in width plus extra width as necessary for maneuvering mobile homes;
(2) Two-way traffic: a minimum of 30 feet in width;
(3) Entrance roadways: minimum of 36 feet in width;
(4) Roadways: all roadways shall be hard-surfaced and bordered by 24-inch rolled gutters or an approved equivalent;
(5) Sidewalks: 36-inch minimum width sidewalks shall be installed on all main roadways within the development, if required by the Planning Commission; and
(6) Access: each mobile home park or subdivision shall have at least two accesses to public streets.
(M) In mobile home subdivisions, roadway widths shall be as required by Chapter 155 of this code of ordinances, except as may be modified by an approved planned unit development plan.
(N) In a mobile home park, the number of mobile homes shall be limited to nine units per acre and may be limited to fewer units depending on mobile home size, topography and other factors of the particular site. The mobile homes may be clustered, provided that the total number of units does not exceed the number permitted on one acre, multiplied by the number of acres in the development.
(O) In a mobile home park, no mobile home or add-on shall be located closer than 20 feet from the nearest portion of any other mobile home or add-on. All mobile homes and add-ons shall be set back at least ten feet from road curbs or walks. If the tongue of the mobile home remains attached, it shall be set back a minimum of six feet from road curbs or walks. All mobile homes shall set back at least 15 feet from any boundary of the mobile home park.
(P) Off-street parking shall be provided at the rate of two parking spaces per mobile home space, and each such parking space shall have a minimum width of ten feet and minimum depth of 20 feet. In no case shall the parking space be located further than 100 feet from the mobile home space it is designed to serve.
(Q) One-story bulk storage areas shall be provided within a mobile home park, equivalent to 60 square feet per mobile home space. The area designated for said bulk storage shall be improved, landscaped and screened in such manner as approved by the Planning Commission.
(R) A launderette for convenience of the park occupants, but not for the general public, may be included in mobile home parks.
(S) In a mobile home park, no mobile home space shall be rented for a period of less than 30 days, and occupancy shall be by written lease. In a mobile home subdivision no mobile home or mobile home lot shall be rented for a period of less than 90 days. Leases shall be made available for inspection by the officials of the local jurisdiction upon demand.
(T) An access shall be provided to each mobile home stand for maneuvering mobile homes into position. The access way shall be kept free from trees and other immovable obstructions. Paving under mobile homes will not be required if adequate support is provided. Use of planks steel mats, or other means, to support the mobile home during placement shall be allowed so long as the same are removed upon completion of placement.
(U) In addition to meeting the above requirements and conforming to the other laws of the local jurisdiction, all mobile home parks shall also conform to requirements set forth in the Code of Camp, Trailer Court, Hotel, Motel and Resort Sanitation Regulations adopted by the state’s Board of Health, 2-21-1968, or successor law and to the Fire Prevention Code or successor law, which codes are hereby adopted by reference. A copy of the codes are filed with the office of the City Recorder for use of the public and all restrictions, regulations and notations contained therein shall be made a part of this subchapter as fully as though set forth herein. In the event of any conflict between said codes and this subchapter, this subchapter shall take precedence where its regulations are more strict, and the provisions of the codes shall take precedence where their regulations are more strict.
(V) For all mobile home parks and mobile home subdivisions, the Planning Commission shall review the proposed development plan to determine its compliance with all portions of the local General Plan. In considering the application, the Planning Commission among other things shall make sure that such development will constitute a residential environment of sustained desirability and the stability and that it will not adversely affect amenities in the surrounding area. The Planning Commission may require changes to be made in the plan and development standards in excess of the minimum standards contained in this chapter, such as walls, buffers and setbacks. Greater amounts of landscaping, or parking space may be imposed as conditions of the approval where determined by the Planning Commission to be necessary to insure that the development will mix harmoniously with contiguous or near-by uses.
(Prior Code, § 29.36.050)