The purpose of this chapter is to provide zoning procedures in the B-3 District wherein mobile home or travel trailer use is desired in order to permit flexibility in uses and design under conditions of approved site design and development plans. (Ord. 70-16, 10-5-1970)

   (A)   The rules and definitions specified in chapter 2 of this title are hereby incorporated by reference.

   (B)   The following terms, unless a contrary meaning is specifically prescribed by the content, shall have the following meanings:

   CAMP: Any one or more of the following other than a hospital, place of detention or school offering general instructions.

      Any area of land or water on which are located two (2) or more cabins, tents, travel trailers, shelters, houseboats or other accommodations of a design or character suitable for seasonal or other more or less temporary living purposes, regardless of whether such structures or other accommodations actually are occupied seasonally or otherwise.

   HEALTH AUTHORITY: The legally designated health authority or its authorized representative of the community.

   LICENSE: A written license issued by the community health authority allowing a person to operate and maintain a mobile home or mobile home park subdivisions under the provisions of these standards and regulations.

   LOT: An area of land, whether acreage or a subdivision thereof, whereupon a mobile home trailer may be placed.

   MOBILE HOME TRAILER: Any vehicle or mobile structure more than thirty feet (30') long, on wheels, skids, rollers or blocks, designed to be pulled, pushed or carried by a motor vehicle on a highway, and designed for living as a one-family dwelling unit, complete and ready for occupancy as such except for minor and incidental unpacking and assembly operations, location on permanent foundations, connections to utilities and the like.

   MOBILE HOME TRAILER PARK SUBDIVISION: An area of land divided into two (2) or more lots with foundations platted and laid out to provide sites for mobile homes permanently affixed to the land for a period of time exceeding sixty (60) days. The subdivision area shall include any building or structure, fixture or equipment that is used or intended to be used in connection with providing that accommodation, including provisions for sewer, water, electricity and any other similar facilities required to permit occupancy of such mobile homes parked thereon.

   PARK SUBDIVISION: The total acreage platted for development into a mobile home trailer park subdivision.

   PERMANENTLY AFFIXED: A mobile home shall be deemed to be permanently affixed to the land when, in accordance with its owner's intent, its wheels, skids, rollers or other transporting devices have been removed and it has been so placed upon a lot, possessing a compacted gravel or concrete slab foundation for supporting the home, whereby it is rendered immobile and stationary.

   SITE: The total parcel of land, whether undivided acreage or a platted subdivision or an individual lot therein, upon which a mobile home trailer may be situated.

   TRAILER: A mobile home trailer as herein defined.

   TRAVEL TRAILER: Any vehicle or mobile structure designed for highway travel less than thirty feet (30') long, on wheels, skids, rollers or blocks designed to be pulled, pushed or carried by motor vehicle, and any house, car, camp car, "piggy-back" camper, or self-propelled motor vehicle, which is designed for sleeping or commercial purposes, and which is complete and ready for occupancy as such except for minor and incidental unpacking and assembly operations, location on jacks, connections to utilities and the like.

   TRAVEL TRAILER TRANSIENT PARK: An area of land containing two (2) or more travel trailers or providing space where two (2) or more trailers are harbored or parked or intended to be harbored or parked for a period of sixty (60) days or less either free of charge or for remuneration purposes, and shall include any building, structure, tent, vehicle or enclosure, used or intended for use as a part of the equipment of such park, and providing sewer, water, electricity and other similar facilities required to permit occupancy of such travel trailers parked thereon. (Ord. 70-16, 10-5-1970)

   (A)   Minimum Site Size:

      1.   Every mobile home trailer park subdivision shall be platted on not less than five (5) acres of land.

      2.   Every travel trailer park shall be platted on not less than two (2) acres of land.

   (B)   Minimum Lot Size:

      1.   Every mobile home hereafter placed in a subdivision shall be on a lot having an area of not less than four thousand (4,000) square feet.

      2.   Every travel trailer hereafter placed in a park shall be on a lot having an area of not less than two thousand one hundred (2,100) square feet.

   (C)   Height: No building, structure or dwelling in a mobile home subdivision or travel trailer park shall exceed two and one-half (21/2) stories or thirty five feet (35') in height.

   (D)   Yard Areas:

      1.   No mobile home shall be placed upon a park subdivision lot unless the following yards are provided and maintained in connection with such mobile home dwellings:

         (a)   Front Yard: Each lot upon which a mobile home dwelling is placed shall have a front yard of not less than twenty feet (20').

         (b)   Side Yard: On each lot upon which a mobile home dwelling is placed, there shall be a side yard on each side of not less than fifteen feet (15'). The side yard for corner lots shall be not less than twenty feet (20').

         (c)   Rear Yard: Every lot upon which a mobile home dwelling is placed shall have a rear yard of not less than twenty feet (20').

      2.   No travel trailer shall be placed upon a park lot unless the following yards are provided and maintained in connection with such travel trailer:

         (a)   Front Yard: Each lot upon which a travel trailer is to be parked shall have a front yard of not less than eight feet (8'). No travel trailer shall be parked in a travel trailer park closer than sixty eight feet (68') to the center line of a major highway.

         (b)   Side Yard: On each lot upon which a travel trailer is parked there shall be a side yard on each side thereof of not less than ten feet (10').

         (c)   Rear Yard: Every lot upon which a travel trailer is parked shall have a rear yard of not less than five feet (5').

   (E)   Setback From Center Line Of Street:

      1.   Every mobile home placed upon a subdivision lot which fronts upon a major highway shall be set back from the center line of said highway a minimum of eighty feet (80') to the building line.

      2.   Every travel trailer placed upon a park lot which fronts upon a major highway shall be set back from the center line of said highway a minimum of sixty feet (60') to the building line.

   (F)   Percentage Of Lot Coverage:

      1.   Each mobile home dwelling, including accessory buildings, garages and porches, shall not cover more than seventy percent (70%) of each subdivision lot.

      2.   Each travel trailer, including accessory buildings, garages and driveways shall not cover more than eighty percent (80%) of each travel trailer park lot.

   (G)   Dwelling Standards: Every mobile home dwelling hereafter placed upon a subdivision lot shall have a total ground floor area of not less than five hundred (500) square feet, measured from the outside of exterior walls, including utility rooms, but excluding open porches, breezeways and garages.

   (H)   Off-Street Parking Facilities:

      1.   Two (2) parking spaces for each mobile home dwelling lot shall be provided. No motor vehicle, parked on the mobile home lot, shall be parked closer than three feet (3') to the mobile home, nor closer than ten feet (10') from an adjoining mobile home.

      2.   One parking space for each travel trailer lot shall be provided.

   (I)   Screen Planting:

      1.   Mobile Home Trailer Park Subdivision: For a subdivision with the periphery abutting a residential use, all mobile home subdivision sites shall provide a twenty foot (20') wide planting strip, planted with trees and shrubs at least six feet (6') high by six feet (6') deep, to provide a dense screen at all times, which extends the length and depth of the entire subdivision.

      2.   Travel Trailer Transient Park: There shall be provided a twenty foot (20') wide planting strip of trees and shrubs at least six feet (6') high to provide a dense screen at all times extending the length and width of the transient park abutting any district.

   (J)   Liquefied Petroleum Gas As Fuel: When liquefied petroleum gas is used, the containers for such gas shall be the liquefied petroleum gas container approved by the Interstate Commerce Commission for its intended purpose and shall be integrally attached to the travel trailer or mobile home in a manner as approved by the Liquefied Petroleum Gas Association or other appropriate authority including the appropriate safety authorities and the Code Enforcement Officer.

   (K)   Fuel Oil Supply: Fuel oil supply systems shall be installed and maintained in accordance with applicable State and local codes and regulations. All fuel oil storage containers, barrels, tanks or cylinders and piping to the mobile home shall be securely fastened in place and protected against physical damage.

   (L)   Natural Gas System: Natural gas piping systems shall be installed under-ground in accordance with applicable codes and regulations and public utility standards. Each mobile home and travel trailer lot provided with piped gas shall have an approved manual shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use. (Ord. 70-16, 10-5-1970)

   (A)   Mobile Home Trailer Park Subdivision: It shall be a condition precedent to granting of the special use permit that at least one-third (1/3) of the subdivision lots be completed and ready for occupancy, which completion shall include installation of roadways, sidewalks, lighting, public utilities, service and management buildings.

   (B)   Travel Trailer Transient Park: It shall be a condition precedent to the granting of the special use permit that at least fifty percent (50%) of the transient park lots be completed and ready for occupancy, which completion shall include installation of roadways, sidewalks, lighting, public utilities, service and management buildings. (Ord. 70-16, 10-5-1970)

The following permanent facilities shall be installed and available to and for each mobile home and travel trailer lot:

   (A)   Streets and driveways shall be installed and paved to a minimum width of twenty four feet (24') and conform to Municipal subdivision standards.

   (B)   Sanitary drinking water system, inspected and approved by the Department of Health, providing adequate pressure with appropriate water connections for domestic usage. At least one cold water supply outlet shall be provided within three hundred feet (300') of every dependent mobile home or travel trailer site.

   (C)   For fire protection, sanitary water under adequate pressure in standard fire hydrants, which hydrants shall be located within four hundred feet (400') of every individual lot within a park subdivision or transient park. Fire extinguishers, State approved, shall be placed at locations within two hundred feet (200') of each mobile home and travel trailer site.

   (D)   Sanitary sewage disposal system, inspected and approved by the Department of Health, with appropriate water and odor tight sewerage connections for mobile home or travel trailer usage. Connection between stormwater drainage systems and sewage disposal systems shall not be permitted.

   (E)   Refuse disposal receptacles, watertight, or incinerators located within two hundred feet (200') of each lot, as approved by the Code Enforcement Officer. Disposal shall create neither a menace to health nor a nuisance.

   (F)   Insect and rodent control measures shall be employed to maintain healthful and sanitary conditions.

   (G)   Public utilities, having Building Code and ordinance approved connection boxes, including but not limited to electricity, gas and telephone.

   (H)   Management and maintenance offices including storage facilities for grounds-keeping equipment.

   (I)   Paved parking areas for guests in a ratio of one space for every four (4) dwelling unit lots.

   (J)   Where dependent trailers are situated within a park subdivision or transient trailer park, a community service building shall be provided within three hundred feet (300') of each mobile home or travel trailer site. Such building shall be conveniently located, heated and lighted, and contain water closets and lavatories for each sex, properly compartmented and partitioned with a minimum width of not less than three feet (3'), hot and cold water showers for each sex, and private dressing room compartments of not less than three feet by four feet (3' x 4'). All floors, adequately sloped for drainage, shall be waterproof as well as all walls which are subject to water splash. Concrete curbing at least six inches (6") in height shall be installed throughout the building.

   (K)   In travel trailer transient parks, the following shall be available:

      1.   Heated toilet and shower facilities for men and women in a ratio of one unit for every fifteen (15) persons of each sex.

      2.   Cooking shelters and wood-burning stoves and fireplaces in convenient areas within the park area; all of which must be maintained in a sanitary condition and kept in good repair.

The following resident services may be made available to all mobile home dwellers:

      1.   Twenty four (24) hour custodial or caretaker service.

      2.   Restaurant and/or beauty parlor within the confines of the management office building. (Ord. 70-16, 10-5-1970)

The following standards for continuing the operations of a mobile home trailer park subdivision and travel trailer transient park shall be imposed upon each owner or operator thereof:

   (A)   Register Kept: A register record shall be kept of all mobile home or travel trailer owners or occupants situated within a park subdivision or transient park. The register, which shall be kept within the management office, shall contain the following information:

      1.   The name and address of each occupant.

      2.   The name and address of each owner of each mobile home or travel trailer and motor vehicle by which it is towed.

      3.   The make, model, year and license number of each mobile home, travel trailer and motor vehicle.

      4.   The state, territory or country issuing such licenses.

      5.   The date of arrival and of departure.

      6.   The lot number and location within the park subdivision or transient trailer park.

      7.   A registry of all school-age children.

The register shall be kept available at all times for inspection by law enforcement officers, public health officials and other officials whose duties necessitate the acquisition of the information contained in the register. The register record for each occupant registered therein shall not be destroyed for a period of six (6) years.

   (B)   Supervision: The owner or duly authorized attendant or caretaker shall be in charge at all times to keep the park subdivision or transient park, its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable with the owner for the violation of any provision of these standards to which the licensee or permittee is subject.

   (C)   Suspension And Revocation Of License: Following proper notification and adequate time for correction, the Department of Public Health may suspend or revoke any license to maintain and operate a park subdivision or transient park when the owner has been found to be violating any provision of these standards.

   (D)   Exception: Nothing in this chapter shall be construed to prohibit the storage of any travel trailer for any length of time when it is not used for living or sleeping purposes.

   (E)   Posting Of License And Transfer: The license certificate and certificate of occupancy shall be conspicuously posted in the office of or the premises of the park subdivision or transient park at all times. Operating licenses shall be nontransferable without the written consent of the licensor. Each and every mobile home and travel trailer within a park subdivision or transient park shall have displayed within it a certificate of title. In addition, the mobile home or travel trailer owner and the park subdivision or transient trailer park owner or operator shall comply with all other provisions of the Illinois Motor Vehicle Law.

   (F)   School Board Report: The owner or operator shall file a report with the local school board or district on the first days of February and September wherein the mobile home park subdivision is located, giving the names and ages of all school- age children living therein.

   (G)   Board Of Health Report: The owner or operator shall file a report with the Board of Health giving the full name, age and address of every person who is affected or suspected of being affected with any reportable or communicable disease.

   (H)   Maintenance, Repair And Sanitation: The owner or operator shall maintain and repair all facilities, services, roads and driveways and keep all of same in a sanitary and safe condition within the park subdivision or transient park. Occupants of mobile homes or travel trailers therein who violate sanitation or safety standards or standards identified herein, or who wilfully or maliciously damage the facilities within the park subdivision or transient park, shall be prosecuted or ejected.

   (I)   Compliance With Regulations: The owner or operator shall comply with all rules and regulations of the Illinois Department of Revenue. (Ord. 70-16, 10-5-1970)

The divisions and allocation of land hereafter for the construction, location, operation and expansion of both proposed and existing mobile home trailer park subdivisions or travel trailer transient parks shall be governed by the following procedures and the various design standards as specified in this chapter. The design standards shall be found and determined by the Planning Commission to be a necessary element of this chapter and essential to accomplish the objectives of said regulations:

   (A)   General Scope Of Regulations: Approval of the commission shall be obtained for the following:

      1.   The establishment, construction, expansion or operation of an existing mobile home park subdivision or travel trailer transient park.

      2.   Use of any mobile home as temporary living or office space while a building or structure is under construction.

   (B)   Procedure For Filing: The applicant shall file with the Planning Commission a site development plan and a supplementary statement containing the following information:

      1.   The name and address of the applicant, the owner, partners, corporate officers (including present and last occupation), the engineer/surveyor preparing plat, and of the person proposed to supervise the facility.

      2.   The location and legal description of the tract, the boundary lines, their bearings and distance, a small sketch indicating general vicinity, location of adjoining streets and its relationship to the general area.

      3.   The arrangement of lots in relation to each other and interior streets; plans and specifications of existing and proposed buildings.

      4.   Improvement plans, cross-sections and profiles for all utilities, sewerage, streets, garbage and waste disposal, fire protection, lighting, and parking areas proposed to be installed.

      5.   Date, north point, scale not greater than two hundred feet (200') to the inch and gross and net acreage.

      6.   Freedom of the site from objectionable smoke, noxious odors and unusual noise.

      7.   Suitability of the site for the purpose intended insofar as soil, groundwater level, drainage and topography are concerned.

      8.   Contour of five foot (5') intervals or less, if required.

      9.   Proposed and existing facilities for a sanitary community building, where needed, including a description of toilets, urinals, sinks, wash basins, slop sinks, showers and drains.

      10.   Calendar months during which the applicant will operate the mobile home park subdivision or travel trailer transient park.

      11.   A statement of public and private fire-fighting facilities available.

   (C)   Decisions And Appeals: Following a final decision of the Planning Commission, an appeal may be made to the Board of Appeals, where it is alleged there is an error in any order, requirement, decision or determination in the enforcement of this title. (Ord. 70-16, 10-5-1970)

   (A)   Construction Permit And Original Operating License Requirements: It shall be unlawful for any person to park, place, construct or maintain any mobile home or travel trailer, mobile home park subdivision or travel trailer transient park upon any acreage, lot, premises, area or tract, without first obtaining a construction permit from the building inspector and/or an original operating license from the Department of Public Health or the County Health Unit of the Illinois Department of Public Health, as specified in section 10-13-1 of this title.

      1.   Provided, however, that any mobile home situated within the County but not within a mobile home park subdivision upon the effective date hereof shall, if in conformity with all sewer, water, sanitation and health ordinances of the State and County, be privileged to remain at its present location but may not be removed to another location except within the conformity of these standards. But, nothing herein shall be construed to prevent the replacement of an existing trailer with an existing trailer, even if larger than an existing trailer, or the enlargement of an existing trailer, provided the yard requirements contained in this chapter are met. Any mobile home so situated but not in conformity with said requirements shall be brought into compliance with them on or before two (2) years or shall be removed to a mobile home trailer park subdivision.

      2.   It shall be unlawful to place any mobile home not permanently affixed within any mobile home trailer park subdivision.

      3.   Except as otherwise provided herein, it shall be unlawful to occupy for sleeping or other resident purposes any mobile home or travel trailer not permanently affixed to the land unless it conforms to these standards.

   (B)   Certificate Of Occupancy: Contemporaneous with the above permit and license requirements, the applicant shall fulfill the requirements for obtaining a certificate of occupancy, as specified in section 10-13-2 of this title. (Ord. 70-16, 10-5-1970)

The Code Enforcement Officer shall inspect park subdivisions and transient parks at least once a year, and shall have the power and authority to enter upon the premises at any time for the purpose of enforcing the provisions relative to health, sanitation, water supply, sewage, garbage and waste disposal. Enforcement, violations, penalties and appeals procedures are governed by chapters 15 and 16 of this title. (Ord. 70-16, 10-5-1970)

   (A)   General Design Standards: The proposed site development plan, together with the required statement of supplementary information hereinabove specified, shall be studied by the Planning Commission and the commission shall determine whether the proposed site development plan meets the following specified conditions:

      1.   Such site development plan shall be laid out and developed as a unit, in accordance with an integrated overall design.

      2.   The location and arrangement for buildings, parking areas, walks, lighting and appurtenant facilities shall be adjusted to the surrounding land uses and any part of the site not used for buildings or other structures, or for parking, or for roads or accessways, or recreation purposes, shall be landscaped with grass, trees and shrubs.

      3.   No signs or displays or advertising of merchandise for sale or services offered in service shops shall be visible from outside of the building or in the open area.

      4.   Reasonable additional requirements as to landscaping, lighting, screening, accessways, building setbacks and other site standards may be imposed by the Planning Commission for the protection of all residential property. Sanitary conditions as influenced by topography and drainage factors, shall be controlled so as to prevent the unhealthy accumulation of waters, natural or waste, upon the site.

      5.   The Planning Commission shall determine that the proposed site development plan is consistent with good planning practice, consistent with good site planning, can be operated in a manner that is not detrimental to permitted uses in the surrounding area and is designed to promote the general welfare of the area.

      6.   Additions, alterations and expansions of mobile homes and travel trailers shall be completed with fire-resistant materials and be in compliance with existing Building Codes.

   (B)   Performance Standards To Be Considered: The following performance standards for subdivisions and their design shall be developed as follows:

      1.   Relation To Lot: There shall be private open areas on the lot related appropriately to its functional areas. The lot shall be so shaped in scale as to provide for reasonable alternatives for home placements. Moving the mobile home onto the lot must, of course, be possible, but in subdivisions the amount of movement shall be limited. In subdivisions, provisions for positioning of the unit on the lot and for moving it out are only incidental to the total subdivision design. Location of drives, parking areas, carports and garages must be on individual mobile home lots or in the appropriate area. The parking areas must be easy and safe for entrance and convenience from all directions within the subdivision and from the street or highway. Driveways and car shelters shall not be located to interfere with desirable views from the mobile home or from important open areas on the site.

      2.   Relation Of Lots To Each Other: The mobile home as well as functional areas on individual lots shall complement and supplement those on adjacent lots. Open areas shall flow onto open areas enhancing primary views. Areas on one lot where it is desirable to enclose with structures, vegetated screening or fences shall adjoin similar areas on neighboring lots. "Fronting" to the inside of a subdivision block has the definite advantages or providing a "view potential", and providing a play area for children. Facing the mobile home groupings inward improves the views, unifies pedestrian ways and interrelates streets, drives, car storage and garbage and trash pick-up functions.

         Interior areas within the mobile home groupings shall be designed to encourage neighborliness. Inter-block arrangements shall include easy access from the entrances of mobile homes in the grouping.

      3.   General Subdivision Pattern Relation Of Elements: The general subdivision, built from mobile home groupings, shall fit topography, requirements for circulation, and requirements for provision of community facilities and utilities. Areas for churches, schools, major parks and community facilities shall be located appropriately with respect to the population to be served. As appropriate, residential areas shall merge into or be insulated from areas devoted to other purposes. They shall be insulated from heavy traffic, concentration of parking, noise, lights, commercial and industrial activities. They shall merge with parks or suitable areas.

         The street pattern shall serve, not shape, the lots in the subdivision. Lands devoted to streets shall be held to a minimum compatible with performance of street-related functions. Minor streets shall feed at well-spaced intervals and well-designed intersections into collector streets and arteries for fast-moving traffic.

         General site planning shall adapt to individual site conditions, the type of market to be served, reflect advances in site planning techniques, and be adapted to the trends and designs of the mobile home trailer. A site plan which conforms to and preserves terrain, existing trees, shrubs and rock formation is highly preferred.

   (C)   Conditions Of Approval: The proposed site development plan for a mobile home trailer park subdivision or travel trailer transient park shall be studied by the Planning Commission and must be found to conform to the specified minimum site standards, the requirements for utilities, permanent facilities and resident services and the design review standards as specified herein. The Planning Commission must make a determination that the proposed site development plan meets all of the preconditions and design standards in this report prior to the issuance of a building permit by the Code Enforcement Officer, and that all of the required facilities and utilities have been installed by the park subdivision or transient trailer park developer prior to the issuance of a certificate of occupancy. (Ord. 70-16, 10-5-1970)