Coloma Village City Zoning Code
§ 480-12
Mobile homes and mobile home parks.
A.
Definitions. As used in this section, the following terms shall have the meanings indicated:
ACCESSORY STRUCTURE
All structures constructed on a mobile home lot apart from the basic mobile home unit, including awnings, cabanas, storage cabinets (or sheds), carports, windbreaks, attached porches and garages.
COMMON AREA
Any area or space designed for joint use of tenants occupying the mobile home park.
DEPENDENT MOBILE HOME
A mobile home which does not have complete bathroom facilities.
DRIVEWAY
A minor private way used by vehicles and pedestrians on a mobile home lot or used for common access to a small group of lots or facilities.
LICENSE
A written license issued by the Village of Coloma allowing a person to operate and maintain a mobile home park under the provisions of this chapter and regulations issued hereunder.
LOT AREA
The total area reserved for exclusive use of the occupants of a mobile home.
MOBILE HOME
A manufactured transportable, single-family dwelling unit suitable for year-round occupancy, containing water supply, waste disposal and electrical conveniences and is ready for occupancy except for minor and incidental unpacking and assembly operations at the site and as defined in Ch. 66, § 66.0435, Wis. Stats.
MOBILE HOME LOT
A parcel of land located in a mobile home park for the placement of a single mobile home and the exclusive use of its occupants.
MOBILE HOME PARK
Any plot or plots of ground in public or private ownership upon which two or more mobile home units are occupied for dwelling or sleeping purposes, regardless of ownership and whether or not a charge is made for such accommodation.
MOBILE HOME STAND
That part of an individual lot which has been reserved for the placement of one mobile home unit.
PARK MANAGEMENT
The person who owns or has charge, care or control of the mobile home park.
PARK STREET
A private way which affords principal means of access to individual mobile home lots or auxiliary buildings.
PERMIT
A written permit or certification issued by the Village of Coloma permitting the construction, alteration and extension of a mobile home park under the provisions of this chapter and regulations issued hereunder.
PERSON
Any individual, firm, trust, partnership, public or private association or corporation.
TENANT STORAGE AREA
An enclosed space designed to provide auxiliary general storage space for an individual mobile home.
B.
Permits.
(1)
It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the Village of Coloma unless he holds a valid permit issued by the Village Board in the name of such person for a specific construction, alteration or proposed extension.
(2)
All applications for permits shall be filed with the Village Clerk/Treasurer, reviewed by the Zoning Administrator and the Planning Commission and shall contain the following:
(a)
Name and address of applicant.
(b)
Location and legal description of the mobile home park.
(c)
Complete plans and specifications of the proposed park showing but not limited to the following:
[1]
The area and dimensions of the tract of land.
[2]
The number, location and size of all mobile home lots and the location of common areas.
[3]
The location and width of roadways and walkways.
[4]
The location of the mobile home stand within the mobile home lot.
[5]
Plans and specifications of all utilities including sewage collection and disposal, stormwater drainage, water distribution and supply, refuse storage and collection, lighting, electrical, telephone and television antenna systems.
[6]
Landscaping plans for the entire park, including a planting plan for the required buffer strip.
[7]
Plans and specifications of all buildings to be located within the park.
[8]
Such other plans and specifications and information as may be reasonably required by the Village Board.
(3)
No permit shall be issued for the construction of a mobile home park unless said development shall contain a minimum of five acres.
C.
Licenses.
(1)
It shall be unlawful for any person to operate any mobile home park within the limits of the Village of Coloma unless he holds a valid license issued annually by the Village Board in the name of such person for the specific mobile home park. All applications for licenses shall be made to the Village Clerk/Treasurer who shall issue a license upon compliance by the applicant with provisions of this section.
(2)
Every person holding a license shall give notice in writing to the Village Clerk/Treasurer within three days after having sold, transferred, given away or otherwise disposed of any interest in or control of any mobile home park. Such notice shall include the name and address of the person succeeding to the ownership or control of such mobile home park. Upon application in writing for transfer of the license and deposit of a fee of $10, the license shall be transferred if the mobile home park is in compliance with all applicable provisions of this section.
(3)
Applications for original licenses shall be in writing, signed by the applicant, and by depositing of a fee of $100 for each 50 lots or fraction thereof and shall contain the name and address of the applicant, the location and legal description of the mobile home park showing all mobile home lots, structures, roads, walkways and other service facilities as required by Subsection B(2) of this section.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
(4)
Applications for renewals of licenses shall be made in writing by the holders of the licenses, shall be accompanied by the deposit of a fee of $100 for each 50 lots or fraction thereof and shall contain any change in the information submitted since the original license was issued or the latest renewal granted.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
(5)
In addition to the above license fee, the licensee, owner or occupant of every mobile home shall pay and be jointly and severally liable for the payment of a monthly parking permit fee to the Village of Coloma. Such monthly parking permit fee shall be collected by the licensee, who is primarily liable for the payment, in accordance with § 66.0435(3) and (8), Wis. Stats. Said fee shall be $10.
(6)
After approval of such application in accordance with this section and before issuance of such license, the applicant shall cause to be filed a surety bond in the amount of $2,000 if the park contains 100 units or less or $4,000 if the park contains more than 100 units. The bond shall guarantee the collection from the licensee of the monthly parking fee provided for in Subsection C(5) of this section and the payment of such fees to the Village Clerk/Treasurer.
(7)
Whenever, upon inspection of any mobile home park, the Zoning Administrator or his authorized agent find that conditions or practices exist which are in violation of any provision of this section, the Village Clerk/Treasurer shall give notice in writing in accordance with Subsection E(1) to the person to whom the license was issued that, unless such conditions or practices are corrected within a reasonable period of time specified in the notice by the Village Clerk/Treasurer, the license shall be suspended. At the end of such period, the Zoning Administrator or his authorized agent shall reinspect such mobile home park, and, if such conditions or practices have not been corrected, he shall suspend the license, and the Clerk/Treasurer will give notice in writing of such suspension to the person to whom the license is issued. Upon receipt of such suspension, such person shall cease operation of such mobile home park except as provided in Subsection E(3).
D.
Inspection of mobile home park.
(1)
The Zoning Administrator or his authorized agent is hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance with this section.
(2)
The Zoning Administrator or his authorized agent shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this section.
(3)
The Zoning Administrator or his authorized agent shall have the power to inspect the register containing a record of all residents of the mobile home park.
(4)
It shall be the duty of the park management to give the Zoning Administrator or his authorized agent free access to all lots at reasonable times for the purpose of inspection.
E.
Notices and orders.
(1)
Whenever the Zoning Administrator determines that there are reasonable grounds to believe that there has been a violation of any provision of this section, he may order the discontinuance of such violation and shall give notice of such alleged violation to the person to whom the permit or license was issued. Such notice shall:
(a)
Be in writing.
(b)
Include a statement for the reason of its issuance.
(c)
Allow a reasonable time for the performance of the act it requires.
(d)
Contain an outline of remedial action, which if taken, will effect compliance with the provisions of this section.
(2)
Such notice and order shall have been properly served when a copy has been sent by certified United States Mail to the last registered post office of the permittee or licensee as registered with the Village Clerk/Treasurer or when the same has been personally served upon the attorney-in-fact of such permittee or licensee, or when the same shall have been served in any other manner as provided by the Wisconsin Statutes for the service of process.
(3)
Whenever the Zoning Administrator finds that an emergency exists which requires immediate action to protect the public health, he may, without notice or hearing, issue an order reciting the existence of such an emergency and requiring that such action be taken as it may deem necessary to meet the emergency, including the suspension of the permit or license. Notwithstanding any other provisions of this section, such order shall be effective immediately.
F.
General districts. Any person making application for a permit to construct a mobile home park shall meet the following design and system requirements:
(1)
Standards for mobile homes.
(a)
Each mobile home shall be not less than 14 feet by 60 feet in size.
(b)
Each mobile home shall be not more than two years old upon date of placement in the park.
(c)
Each mobile home shall have a Blue Book value of not less than $25,000, excluding furnishings upon date of placement in the park.
(2)
Environmental requirements.
(a)
Density. The maximum allowable density in a mobile home park development shall be six units, or lots, per acre.
(b)
Minimum mobile home park size. No mobile home park shall be constructed in the Village of Coloma unless said park shall contain a minimum of five acres.
(c)
Minimum lot size. Individual lots within the mobile home park must contain an area of not less than 4,250 square feet and a minimum lot width of 50 feet at the building setback line.
(d)
Required separation between mobile homes and detached structures. Mobile homes shall be separated from other detached buildings and structures on the same lot by at least five feet. Any detached structure shall not be closer than five feet to any lot line. An accessory structure such as an awning, cabana, storage cabinet, carport, windbreak or port attached to the mobile home shall, for purposes of the separation requirement, be considered a part of the mobile home. Detached accessory structures shall be allowed only if included and approved as part of the original or revised mobile home park plan.
(e)
Setback and buffer strip. Each mobile home shall be located at least 10 feet from any mobile home lot line. There shall be a distance of 10 feet between the mobile home stand and the back of the curb of the abutting park street. All mobile homes shall be located at least 40 feet from any park property boundary line including public streets. The front yard setback requirement shall be 10 feet to any mobile home park street. No mobile home shall be located closer than 40 feet to any community building including any washroom, toilet or laundry facilities within the park.
(f)
Screening. All mobile home parks shall be provided with a screening of trees or shrubs along the property boundary line separating the park and adjacent properties, except where the adjoining property is also a mobile home park. The planting area shall have a minimum width of 20 feet. Within such a planting area, there shall be established within six months after issuance of the license for the occupation of such mobile home parks the following plantings: a permanent planting of evergreen trees and/or shrubs so arranged and in sufficient numbers so as to form a solid wall of plant material. Within one year, such planting shall be planted, or grown and maintained at a height of not less than 10 feet except where line of sight vision is necessary for pedestrian or vehicular traffic safety.
(g)
Recreation areas. Each mobile home park shall devote at least a minimum of 1/2 acre per 100 sites or a minimum of 1/2 acre if less than 100 sites to common space provided for the recreational use and enjoyment of the occupants of the park. Such open space should, where conditions permit, be centrally located so as to be free from traffic hazards.
(h)
Allowable uses. Single-family mobile homes as defined by this chapter shall be allowed, and any approved accessory structures included in the original plans and specifications, or revisions thereof. Dependent mobile homes shall specifically be prohibited from placement within mobile home parks. Parks, playgrounds and open space shall be allowed as well as the following commercial uses when they are for the exclusive use of park residents:
[1]
Mobile home park office.
[2]
Laundromat.
[3]
Clubhouse and facilities for private, social or recreation clubs.
[4]
Storage building.
(i)
Signs pertaining to the lease, hire or sale of individual mobile homes, not more than two square feet in area, shall be allowed as well as one mobile home park identification sign not more than 50 square feet in area to be located in close proximity to the park entrance.
(3)
Access requirements.
(a)
General requirements. All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each mobile home lot. Such access shall be provided by streets, driveways or other means.
(b)
Park entrance. Entrances to mobile home parks shall be designed to minimize congestion and hazards and allow free movement of traffic on adjacent streets.
(c)
Internal streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic and in any case shall meet the following minimum requirements:
[1]
Roadway width, all streets: 26 feet.
[2]
Dead-end streets (culs-de-sac) shall be limited in length to 1,000 feet and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 60 feet.
(d)
Street construction and design standards.
[1]
Pavement. All park streets shall be provided with a minimum of six-inch crushed stone base covered with a two-inch asphalt surface.
[2]
Driveways and roads. Each parking space shall contain a minimum of 200 square feet. The space shall be paved with a smooth, hard and dense surface which shall be durable and well drained under normal use and weather conditions.
(e)
Parking requirements.
[1]
Occupant parking. A minimum of two surfaced parking spaces shall be provided for occupant parking purposes.
[2]
Parking space. Each parking space shall contain a minimum of 200 square feet. The space shall be paved with a smooth, hard and dense surface which shall be durable and well drained under normal use and weather conditions.
(f)
Walkways.
[1]
All parks shall be provided with safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain, between the park streets and all community facilities provided for park residents.
[2]
Individual walks. All mobile home stands shall be connected to paved streets or to paved driveways or parking spaces connected to a paved street or roadway. Such individual walks shall have a minimum width of two feet.
(4)
Mobile home stand.
(a)
For the purpose of this section, a "mobile home stand" shall be defined as an area 16 feet by 70 feet. The area of the mobile home stand shall be improved to provide adequate support for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.
(b)
Anchors and tie-downs shall be placed at least at each corner of the mobile home stand, and each shall be able to sustain a minimum tensile strength of 2,800 pounds.
(5)
Site suitability and stormwater drainage. Condition of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants.
(a)
Soil and ground cover requirements. Exposed ground surfaces in all parts of the mobile home park that are not paved, covered with stone screening, or other solid material shall be protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust.
(b)
Site drainage requirements. The ground surface in all parts of every mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner.
(6)
Water supply and sewerage disposal system.
(a)
The mobile home park shall make connection to the Village of Coloma sewerage disposal and water system at the boundary of the site. The mobile home park sewer and water system shall be constructed and maintained according to standards set by the Village of Coloma.
(b)
The sewer and water service charge is based on water consumption per meter reading. Said fee shall be remitted to the Village Clerk/Treasurer by the due date on the water and/or sewer bill.
(7)
Refuse storage and collection system.
(a)
All refuse shall be stored in flytight, watertight, rodent-proof containers, which shall be located not more than 100 feet from any mobile home lot. Containers shall be provided in sufficient number and capacity to properly store all refuse.
(b)
Refuse collection stands shall be provided for all refuse containers. Such container stands shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and to facilitate cleansing around them.
(c)
All refuse containers shall be collected at regular intervals. Where suitable collection service is not available from public or private agencies, the mobile home park operator shall provide this service. All refuse shall be collected and transported in covered vehicles or covered containers.
(8)
Public utility system. All utility service systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.
(a)
Public utility service systems shall be provided at each mobile home stand.
(b)
All utility service lines shall be located underground within the mobile home park.
(9)
Street and public walkway illumination requirements. All parks shall be furnished with lighting units so spaced and equipped with luminaires placed at such mounting heights as will provide the following average maintained levels of illumination for the safe movement of pedestrians and vehicles at night.
(a)
All parts of the park street system. A minimum of 0.4 average maintained footcandle.
(b)
All parts of the public walkway system. A minimum of 0.3 average maintained footcandle.
(c)
Potentially hazardous locations such as street intersections and steps or stepped ramps shall be lighted directly with a luminaire.
(10)
Fire protection.
(a)
Fires shall be made only in barbecue grills, fireplaces, stoves or other equipment intended for such purposes. Incinerators shall be prohibited.
(b)
Portable fire extinguishers rated for Class A, Band C, fires shall be kept in service buildings and shall be maintained in good operating condition. Their capacity shall not be less than 2 1/2 pounds.
(c)
Fire hydrants shall be located within 300 feet of any mobile home, service building or other structure in the park.
G.
Miscellaneous requirements.
(1)
Responsibility of the park management.
(a)
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
(b)
The park management shall notify park occupants of all applicable provisions of this section and inform them of their duties and responsibilities under this section.
(c)
The park management shall supervise the placement of each mobile home on its mobile home stand which includes securing its stability and installing all utility connections.
(d)
The park management shall maintain a register containing the names of all park occupants identified by lot number or street address. A copy of such register, listing all such information, and all monthly changes as of the first day of each month, shall be mailed to the Village Clerk/Treasurer by park management on or before the 10th day of each month.
(e)
The park management shall collect the monthly parking permit fee provided for in Subsection C(5).
(2)
Responsibilities of park occupants.
(a)
The park occupants shall comply with all applicable requirements of this chapter and shall maintain his mobile home lot, its facilities and equipment in good repair and in a clean and sanitary condition.
(b)
The park occupants shall be responsible for proper placement of his mobile home on its mobile home stand and proper installation of all utility connections in accordance with the instructions of park management.
(c)
Pets, if permitted in the park, shall be prohibited to run at large or to commit any nuisance within the limits of any mobile home lot.
(d)
The undercarriage supports and stabilizing devices of the mobile home shall be skirted to maintain an attractive community appearance.
(e)
Porches, awnings and other additions shall be installed only if permitted and approved by the park management. When installed, they shall be maintained in good repair. The space immediately underneath a mobile home shall be used for storage only if permitted by the park management. If permitted, the following conditions shall be satisfied:
[1]
The storage area shall be provided with a base of impervious material.
[2]
Stored items shall be located so as not to interfere with the underneath inspection of the mobile home.
[3]
The storage area shall be enclosed by skirting.
(f)
The park occupant shall store and dispose of all his rubbish and garbage in a clean, sanitary and safe manner. The garbage container shall be rodent-proof, insect-proof and watertight.
H.
Variances. The Village Board upon issuing licenses and permits under this section may in appropriate cases and subject to appropriate conditions and safeguards make special exceptions to the terms of this chapter, when recommended by the Board of Appeals, in harmony with its general purpose and intent, so that the spirit of this chapter shall be maintained, public safety and welfare secured and substantial justice done.
I.
Penalties. Any person who shall violate any provision of this section shall, upon conviction thereof, be subject to the general penalty provided in § 480-3Q of this chapter.