Chandler City Zoning Code
ARTICLE 9B
MANUFACTURED HOME PARK DISTRICT MHP
§ 9B-1 PURPOSE.
The purpose of this district is to provide for manufactured home park developments together with such public and semi-public buildings and facilities and accessory structures as may be necessary and are compatible with residential surroundings of this type. The district is specifically designed to accommodate manufactured homes on rented parcels at acceptable densities; to accommodate the housing needs of those residents who prefer manufactured home living and of those who desire an economic alternative to conventional dwellings; to encourage such future development to occur on vacant land where the natural characteristics of such land are suitable for this type of development; to avoid undue traffic congestion on minor streets by directing such developments to abut upon or have relative close access to major transportation arteries; to provide policies which will encourage such residential development to occur where public facilities and services are existing [or] planned; and to protect manufactured home parks from encroachment by incompatible uses.
An area designated as a Manufactured Home Park District shall meet all requirements of the City’s building codes and any applicable provisions of the City’s Subdivision Ordinance. A manufactured home park shall be for the explicit purpose of renting or leasing of sites for locating manufactured homes and/or recreational vehicles. The sale of lots within any area designated as a Manufactured Home Park District is specifically prohibited.
(Ordinance 03-01 adopted 3/11/03)
§ 9B-2 DEFINITIONS.
For purposes of this section, certain terms, words, and phrases shall have the meaning hereinafter ascribed thereto.
1.
COMMON ACCESS ROUTE/INTERNAL STREET: Private drive allowing principal means of access to individual manufactured home lots or auxiliary buildings.
2.
DRIVEWAY: Minor entranceway off the common access route within the park, into an off-street parking area serving one or more manufactured homes.
3.
LICENSE: Written license issued by the City, permitting a person to operate and maintain a manufactured home park under the provisions of this Article.
4.
PARKING SPACE, OFF-STREET: A minimum space ten feet (10') in width by twenty feet (20') in length, located within the boundary of a manufactured home space, or in a common parking and storage area having unobstructed access to an internal street.
5.
PERMIT: Written permit/certification issued by the City permitting the construction, alteration, or extension of a manufactured home park under the provisions of this Ordinance and regulations issued hereunder.
6.
PLOT PLAN/SITE PLAN: Graphic presentation, drawn to scale, in a horizontal plane, delineating the outlines of the land included in the plan and all proposed use locations, accurately dimensioned, the dimensions also indicating the relation of each use to that adjoining and to the boundary of the property.
7.
SEWER CONNECTION: Connection consisting of pipes, fittings and appurtenances from the drain outlet of a manufactured home to the inlet of the corresponding sewer service riser pipe of the sewage system serving the manufactured home park.
8.
SEWER SERVICE RISER PIPE: That portion of sewer service which extends vertically to the ground elevation and terminates at a manufactured home space.
9.
SPACE: Plot of ground within a manufactured home park designated for accommodation of one manufactured home, together with such open space as required by this Article.
(Ordinance 03-01 adopted 3/11/03)
§ 9B-3 PERMITS.
1.
Permit required
It shall be unlawful for any person to construct, alter, extend, or expand any manufactured home park within the corporate limits without a valid permit issued by the City in the name of such person for the specific construction, alteration, or extension proposed.
2.
Application requirements
All applications for permits shall be made upon standard forms provided by the City and shall contain the following:
a.
Name and address of the applicant.
b.
Location and legal description of the manufactured home park.
To this application shall be attached five (5) copies of a site plan, at a minimum scale of 1" = 200' for sites of 30 acres or more, and at a minimum scale of 1" = 100' for sites under thirty (30) acres. The site plan shall include all data required under this Article, including, without limitation, the data required in Section 9B-8. |
3.
Permit fee
All applications to the City Secretary shall be accompanied by a fee of one hundred dollars ($100.00).
4.
Issuance of permit
In considering the application, the City Council may take into account the proposed location of the manufactured home park in relation to present and anticipated land use and development. After review of the application and the determination that the application for the proposed park complies with this Article and other applicable laws, codes, and regulations, the permit shall be issued.
5.
Denial of permit/hearing
Any person whose application for a permit under the Article has been denied, may request in writing a rehearing on the matter and offer additional evidence if desired.
(Ordinance 03-01 adopted 3/11/03)
§ 9B-4 LICENSES.
1.
License required
It shall be unlawful for any person to establish, operate, or maintain, or permit to be established, operated, or maintained upon any property owned or controlled by such person any manufactured home park within the limits of the City of Chandler unless such person holds a valid license issued annually by the City. All applications for licenses shall be made in writing to the City, which shall issue a license upon compliance by the applicant with provisions of this Article. The City shall not issue a license unless the applicant is a valid holder of a Certificate of Occupancy, which shall be issued by the City upon compliance with applicable ordinances and laws. At any time a Certificate of Occupancy is revoked, the license shall be canceled. Licenses shall expire on December 31 of each year.
2.
Application for original license
Application for original license shall be in writing signed by the applicant, accompanied by an affidavit of the applicant as to the truth of the application and by the deposit of the license fee hereinafter provided, and shall contain:
3.
Hearing granted applicants
Any person whose application for a license under this Article has been denied may request in writing a rehearing. Said rehearing shall be granted by the City Council at its next regular meeting or at a special meeting, whichever is sooner.
4.
Application for license renewal
Application for renewal of a license shall be made in writing by the licensee on forms furnished by the City Council on or before December 1 of each year. The application shall contain any change in the information occurring after the original license was issued or the latest renewal granted and be accompanied by the manufactured home park register as hereafter provided.
5.
License fee
All original license applications or renewals [t]hereof shall be accompanied by a fee of fifty dollars ($50.00) All renewal fees shall be due on the issuance of the license.
6.
Transfer of license
Every person holding a license shall give notice in writing to the City within fifteen (15) days after having sold, transferred, given away, or otherwise disposed of interest in or control of any manufactured home park. Application for transfer of license shall be made not later than fifteen (15) days after the date of the sale, transfer, or gift, or other disposition of interest in or control of manufactured home park and the City shall act thereon at the next regularly scheduled meeting.
7.
Transfer of license fee
All applications for license transfer shall be accompanied by a fee of fifty dollars ($50.00).
8.
Violations, notice, suspension of license
Whenever the City finds that conditions or practices exist which are in violation of any provisions of this Article it shall give notice in writing in accordance with Section 9B-6 of this Article, to the licensee or the licensee’s agent that unless conditions or practices in violation of this Article are corrected within a reasonable period of time, as specified in such notice, the license or permit shall be suspended. At the end of the period of time granted for correction, if the conditions or practices have not been corrected, the City may suspend the license and give notice in writing of the suspension to the licensee or the licensee’s agent at the address provided in the application. Upon receipt of notice of suspension, the licensee shall cease operation of the manufactured home park within ten (10) days after the notice is issued.
(Ordinance 03-01 adopted 3/11/03)
§ 9B-5 INSPECTION.
Any duly authorized inspector of the city shall be permitted to make reasonable inspections of any manufactured home park to determine compliance with this Article.
(Ordinance 03-01 adopted 3/11/03)
§ 9B-6 NOTICES, HEARING, AND ORDERS.
Whenever it is brought to the attention of the City that there has been a violation of any provision of this Article, the City shall give notice of such alleged violation to the licensee or agent, as hereinafter provided. The notice shall:
(1)
be in writing;
(2)
shall include a statement of the reasons for its issuance;
(3)
allow a reasonable time, based upon the nature and severity of the violation and having due regard for the safety and protection of the community, for the performance of the act it requires;
(4)
be served upon the licensee or the licensee’s agent; provided that the notice or order shall be deemed to have been properly served upon the licensee or agent when a copy thereof has been sent by mail to the licensee’s or agent’s last known address, or when the licensee or agent has been served with the notice by any method authorized or required by the laws of this State; and
(5)
contain an outline of remedial action when [which], if taken, will effect compliance with the provisions of this Article.
If the violation is not remedied in accordance with the notice, and a breach of the Article continues, then the Council may revoke any permits or licenses issued in addition to any punishment provided in Section 9B-9 [sic] hereof. |
(Ordinance 03-01 adopted 3/11/03)
§ 9B-7 MOBILE HOMES PROHIBITED.
The installation of mobile homes for use or occupancy as a residential dwelling in the City of Chandler is prohibited. This provision is prospective and shall not apply to any mobile home used and occupied as residential dwellings in the City on the effective date of this Article.
(Ordinance 03-01 adopted 3/11/03)
§ 9B-8 MANUFACTURED HOME PARK.
1.
Site plan
The site plan shall be filed as required by Sec. 9B-3.2 of this Article and shall show the following:
a.
The name, address, fee owner and record owner of the proposed or existing manufactured home park.
b.
Name of subdivision where the park is located.
c.
Names of adjacent public streets and roads.
d.
Contour lines at two-foot (2') intervals.
e.
Locations and dimensions of all HUD-Code Manufactured Mobile Home spaces, utility easements, driveways, recreation areas, streets and sidewalks. Each manufactured home space shall be numbered.
f.
Scale of plan (no smaller than 1" - 200') and complete dimensions.
g.
Density in units per gross acre.
h.
Area and dimensions of site.
i.
Areas defined for waste containers and method of disposal of garbage and refuse.
j.
Location of shower and toilet facilities.
l.
Paving and drainage plans must show the directions and calculated quantities of runoff and the proposed specifications for streets.
The City shall notify the applicant in writing whether the plan was approved or disapproved, stating the reasons for disapproval and the modifications or conditions that must be made or met before approval can be obtained upon subsequent submission. |
2.
Development requirements
Any manufactured home park constructed after adoption of this Article and/or any extension/addition to an existing manufactured home park shall be done in compliance with the following site requirements:
a.
Size
A manufactured home park shall be at least five (5) acres in size.
b.
Basic manufactured home minimum site requirements:
1.
Height Requirements
2.
Spacing regulations
Manufactured homes shall be located no closer than twenty feet (20') from any exterior wall to the closest exterior wall of the nearest manufactured home. No manufactured home or accessory structure such as a refuse container, carport, cabana, awning, fence, or storage locker shall be permitted within ten feet (10') of a private street or the boundary line of a manufactured home space boundary line.
3.
Manufactured home space
Each manufactured home shall be located on a separate space which shall conform to the following standards:
a.
Be served with sanitary sewer, water, electrical power, telephone service, and natural gas (if available to the area).
b.
Provide a minimum frontage width of forty feet (40') for internal spaces and a minimum frontage width of fifty-five feet (55') for corner spaces.
c.
Provide a minimum space depth of eighty feet (80').
d.
Abut and/or have access to a private street for a minimum distance of twelve feet (12').
e.
Provide a minimum area of three thousand two hundred (3,200) square feet for internal spaces and four thousand four hundred (4,400) square feet for corner spaces, said area to be determined by the boundary lines of the space.
f.
Provide a manufactured home pad which shall provide an adequate foundation for the placement and tie-down of one manufactured home, thereby securing the superstructure against uplift, sliding, rotation, and overturning. Said pad shall:
(i)
Be constructed of materials that will adequately support the weight of the manufactured home placed thereon and be durable and well drained under normal use and weather conditions.
(ii)
Provide anchors and tie-downs such as cast-in-place concrete “dead men”, eyelets embedded in concrete foundations or runway screw augers, arrowhead anchors, or other devices that secure the stability of the manufactured home.
(iii)
Cover an area of at least two hundred forty (240) square feet or at least one-third the area of the largest manufactured home that is to be placed on the manufactured home park space, whichever is greater. No surface provided for a purpose other than the foundation of manufactured home shall be considered a part of such manufactured home pad.
g.
Provide a minimum of two (2) off-street parking spaces which shall be constructed of concrete.
h.
Double street frontage of manufactured home spaces shall be avoided.
i.
No vehicular access to a manufactured home space is permitted from a public dedicated street.
j.
The ground surface in all parts of every manufactured home park and especially beneath manufactured homes and other structures shall be graded and equipped to drain all surface water in a manner so as not to permit water to stand or become stagnant.
4.
Design and location of storage facilities
Storage facilities with a minimum capacity of 200 cubic feet per manufactured home space shall be provided on the space or in compounds located within 200 feet of space. Where provided, storage facilities shall be faced with a durable, fire resistant material. Storage outside the perimeter walls of the manufactured home shall be permitted only in such facilities. No storage shall be permitted under a manufactured home. Storage facilities shall not be located within ten feet (10') of the boundary line of any manufactured home space boundary line.
5.
Setbacks
No manufactured home or accessory structure such as a refuse container, carport, cabana, awning, fence or storage locker shall be permitted within ten feet (10') of a private street or the boundary line of a manufactured home space boundary line. Two (2) manufactured homes shall not be placed less than twenty feet (20') apart.
6.
Screening
A landscaped strip, not less than ten (10') feet in width or a screening device as defined herein shall be located along all manufactured home park boundary lines abutting upon a public dedicated street or abutting residential property. The landscaped strip shall be continuously maintained and shall be devoted exclusively to the planting, cultivation, growing, and maintenance of site-obscuring trees, scrubs, and plant life, as described below. Trees, shrubs, cane, and/or other vegetation shall be planted, cultivated, and maintained as a sight and noise obscuring buffer that will effectively achieve sight and noise obstruction within approximately five (5) years. At least one row of trees with a minimum initial trunk diameter of one inch and minimum initial height of five feet (5') shall be planted on twenty-five-foot centers. Also, two (2) rows of cane, nondeciduous shrubs, and/or other suitable screening plants shall be planted on ten-foot centers. The buffer strips are intended to provide a seventy-five percent (75%) or more opaque screen when viewed horizontally between two and ten feet (2' and 10') above the natural ground at the end of the growing period of five (5) years from the date of planting. Additional planting, cultivation, and maintenance may be required by the City during the use period of the buffer strip to achieve and maintain this effect.
7.
Access; traffic circulation; parking
a.
Internal streets shall be privately owned, built, and maintained. Streets shall be designed for safe and convenient access to all spaces and facilities for common use of park residents.
b.
All internal streets shall be constructed to specifications set by the City Council and shall be maintained by the owner.
c.
All private streets shall be constructed with concrete and shall be durable and well drained under normal use and weather conditions.
d.
Internal street dimensions; parking:
(i)
Internal streets shall be minimum pavement width of twenty feet (20'). Parking shall not be allowed on the minimum street width. An additional lane of nine feet (9') minimum width may be added to one or both sides for off-street parking.
(ii)
Internal streets shall permit unobstructed access to within at least two hundred feet (200') of any portion of each manufactured home.
(iii)
Within each manufactured home park, streets shall be named and manufactured homes numbered. Park signs and numbers shall be of standard size and placement to facilitate location by emergency vehicles.
(iv)
Private streets that connect two (2) public street right-of-ways shall, by the use of curves, offsets, location, and/or the use of two (2) or more streets be located to discourage through traffic.
(v)
Private street intersections shall generally be at right angles; offsets at intersections of less than one hundred twenty-five feet (125') centerline to centerline shall be avoided; intersection of more than two streets at one point shall be avoided.
(vi)
Dead-end private streets shall be limited to a maximum length of one thousand feet (1,000') and shall be provided with a vehicular turning space, with a turning circle of eighty feet (80') in diameter.
(vii)
Streets shall be laid out to provide a minimum distance of two hundred forty feet (240'), center to center of parallel streets, between intersections.
(viii)
The private streets, parking lots, walks, and service areas shall be lighted at all times so the manufactured home park shall be safe for occupants and visitors, further providing that all entrances and exits shall be lighted.
8.
Fire safety standards
a.
The storage, handling, and use of liquefied petroleum gases and flammable liquids shall be done in compliance with applicable City ordinances and State statutes.
b.
Approaches to all manufactured home[s] shall be kept clear for emergency vehicles.
c.
Water lines and fire hydrants shall be provided and suitably located for adequate fire protection as determined by the Fire Chief or City Council, but in no case shall the park provide less than a system of standard hydrants located not more than five hundred feet (500') from each manufactured home space and served by water lines not less than six inches (6") in diameter installed in a looped system.
10.
Sewage disposal
a.
Waste from all toilets, lavatories, sinks, and showers in manufactured home parks shall be discharged into a public sewer or a private disposal system approved by the City Council.
b.
All plumbing shall comply with applicable plumbing codes.
c.
Each manufactured home pad shall have a sewer riser pipe of at least four inches (4") which shall be capped when not in use.
11.
Electrical distribution systems
The electrical distribution system shall comply with all applicable electrical codes and other applicable laws of the City and State.
12.
All rooms containing bathroom or laundry facilities
All rooms shall have fire-resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, tubs, lavatories and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof materials or covered with moisture resistant materials.
13.
Refuse and garbage
Solid waste shall be stored in flyproof, waterproof containers, which shall be emptied regularly and maintained in a usable, sanitary condition and the collection and disposal of refuse and garbage shall be so conducted as to create no health hazard. A refuse pickup easement shall be required by the owner of the manufactured home park by the City, if the facilities are located so that they require the entrance of a municipal vehicle into the park.
14.
Maintenance of park
The owner of the park shall insure that it is maintained in a manner that will not attract or aid the propagation of insects or rodents or create a hazard. Growth of plant material such as weeds and grass, especially beneath manufactured homes and other structures, shall be continuously controlled. All streets, parking, and storage areas shall be maintained to provide a fully paved surface.
15.
Conformance to codes
All manufactured home park facilities and manufactured homes contained therein shall conform without limitation to the codes and ordinances of the City of Chandler, including the Building, Plumbing, Electrical, and Fire Codes, and all applicable laws of the State of Texas.
16.
Office
Every manufactured home park shall have an office in which a copy of the park permit or license shall be posted and the park register shall be in such office. It shall be the duty of the licensee to keep a register of park occupancy which shall contain the following information:
a.
Name and address of owner and occupant.
b.
The make, model, serial number, year, and dimensions of all manufactured homes located in the park.
c.
The date of arrival and departure of each manufactured home.
The park operator shall submit the park register to the City Council each year upon requesting license renewal and shall make said register available to any authorized City official upon reasonable request. Upon gaining knowledge of a departure of any manufactured home, the park operator shall notify the City Secretary. Failure to do so shall place the operator in violation of this Article. |
17.
Ordinance compliance
It shall be the responsibility of the licensee to insure that all requirements of this Article are met and maintained. The licensee of any manufactured home park that is found to be in violation of any provision of this Article shall be notified in writing by the City in accordance with Section 9B-6 and upon failure to comply said license shall be revoked.
18.
Nonconforming manufactured home park
a.
Any manufactured home park in use and/or existence on the effective date of this Article and not complying with all applicable provisions of this Article shall be considered a nonconforming manufactured home park. Nonconforming parks shall comply with the requirements of Sec. 9B-4 hereof.
b.
Any land area added to a nonconforming manufactured home park shall conform to all requirements of this Article.
19.
Miscellaneous requirements
a.
Responsibilities of Park Management:
(i)
All responsibilities set out elsewhere in this Ordinance shall apply.
(ii)
The licensee or licensee’s agent shall operate the park in compliance with this and other applicable ordinances and shall provide adequate supervision to maintain the park and all facilities in good repair and in clean and sanitary condition.
(iii)
The licensee or agent shall notify park occupants of all applicable provisions of this Article and inform them of their duties and responsibilities under this Article.
b.
Responsibilities of park occupants:
(i)
All responsibilities of occupants set out elsewhere in this Ordinance shall apply.
(ii)
Park occupants shall comply with all requirements of this Ordinance.
(iii)
Park occupant[s] shall be responsible for proper placement of their manufactured home in its manufactured home pad and proper installation of all utility connections.
(iv)
The use of space immediately beneath a manufactured home for storage shall not be permitted.
(v)
The park occupant shall be responsible for complying with the Texas Department of Labor and Standards Texas Manufactured Home Tie-down Standards. The manufactured home shall be totally skirted with metal, masonry, pressure treated wood, or other nondegradable material that is consistent and compatible with the design and exterior materials of the primary structure. The skirting shall be continually and properly maintained and shall surround the manufactured home unit between the bottom of the unit and the ground.
(Ordinance 03-01 adopted 3/11/03)