Fairview City Zoning Code
Division 12
Mobile Home Zone MH
§ 14.02.571 Purpose.
This zone is designed to provide an adequate controlled area for the placement of mobile homes and to assure an environment suitable for family living. A mobile home as used herein is defined as a manufactured building which has been or was built with a permanent metal chassis.
(1998 Code, sec. 154.155)
§ 14.02.572 Principal permitted uses.
The following are principal permitted uses:
(1)
Individually owned mobile homes and lots.
(2)
Commercial mobile home parks providing, either on a rental or as an outright sale, lots for placement of mobile homes with utilities for those mobile homes. Small shops and washaterias will be permitted within the park.
(1998 Code, sec. 154.156)
§ 14.02.573 Specific zone requirements.
(a)
Individual mobile home lots.
Any individual desiring to place a mobile home on a lot within the area designated as a mobile home zone may do so without meeting the requirements of a commercial mobile home park except for structural protection, under the condition that the mobile home be placed on a lot of no less than one acre and that all the provisions of the one-acre ranch estate zone (RE-1) are met. The conditions set forth for structural protection of mobile homes in mobile home parks will apply to individual mobile home lots.
(b)
Commercial mobile home parks.
(1)
Site plan required.
All applications for development of a mobile home park or mobile home subdivision shall be accompanied by a site plan in duplicate drawn to scale, showing the actual dimensions and shape of the lot to be build upon. The site plan shall show:
(A)
The area and dimensions of the tract of land, with identification of location and boundaries.
(B)
The number, location, and size of all mobile home spaces.
(C)
The location, width and specifications of water and sewer lines and riser pipes.
(D)
The location and details of lighting, electrical and gas systems.
(E)
The location and specifications of all buildings constructed or to be constructed within the park.
(F)
Existing and proposed topography.
(G)
The location of fire mains, including the size, the hydrants, and any other equipment which may be provided.
(H)
Such other information as reviewing officials may reasonably require.
(2)
Size requirements.
(A)
Minimum park size.
A site to be developed as a mobile home community shall have a minimum area of five acres.
(B)
Minimum mobile home space.
Each mobile home space shall have a minimum area of 3,500 square feet; however, no mobile home space shall have dimensions less than 40 feet on the narrow dimension nor 80 feet on the long dimension, not including off-street parking required.
(3)
Temporary hookups.
No temporary hookups will be permitted. Power, water, and sewage must be supplied to every lot.
(4)
Streets, parking, and traffic.
(A)
Design.
(i)
Streets.
An internal street shall provide access to each mobile home space. Such internal street shall be paved according to town specifications. Off-street parking will be provided in the ratio of two parking spaces for each mobile home space. Internal streets shall be continuous and connect with other internal streets or with public streets. If dead-ended, internal streets shall be provided with a cul-de-sac having a minimum diameter of 80 feet free of any on-street parking. No internal street ending in a cul-de-sac shall exceed 150 feet in length. Maintenance of internal streets shall be a private responsibility.
(ii)
Tenant parking.
Each parking space shall be hard surfaced and located to eliminate interference with access to parking areas provided for either mobile homes and for public parking in the park.
(iii)
Visitor and supplemental parking.
In addition to parking spaces required for each mobile home unit, there shall be provided for the mobile home park one visitor parking space for every four mobile home spaces, and one supplemental parking or vehicle storage space for every two mobile home spaces for the parking or storage of boats, campers and similar vehicles or equipment. These visitor and supplemental spaces may be located anywhere within the mobile home community provided that no mobile home space shall be situated further than 150 feet from a visitor space.
(iv)
Parking space size.
Each parking space will not be less than 20 feet by ten feet which is not to be included in the lot size.
(B)
Signs.
Along all sections of emergency access easements, the owner or agent shall erect metal signs prohibiting parking. The sign type, size, height, and location shall follow those regulations as outlined in the sign ordinance of the town. “No parking” signs, street name signs, and other directional and informational signs shall be privately owned, erected, and maintained.
(C)
Access.
Every mobile home park shall have direct access from a public street and each mobile home space shall have direct access to a public street or an internal street. Where an internal street provides access the same shall be dedicated to the public as an emergency access easement to allow for the rapid and safe movement of vehicles used for purposes of providing emergency health or public safety services. Each emergency access easement shall have a clear, unobstructed width in compliance with town ordinances on street and road design, shall connect to a dedicated public street, or shall have a turnaround of at least 50 feet in radius with a minimum of 40 feet in radius of paving; corners of intersecting streets shall have sufficient turning area to permit free movement of emergency vehicles.
(D)
Walkways.
Designated, paved walkways, four feet in width will be provided on both sides of roadways or streets.
(E)
Street names, numbering, and signs.
Within each mobile home park, all streets shall be named, and mobile homes numbered in a logical and orderly fashion. Street signs shall be of a color and size contrasting with those on public streets and roadways so that there is no confusion regarding which are private and which are public streets. These signs and numbers shall be of standard size and placement to facilitate location by emergency vehicles.
(F)
Intersections.
Internal streets shall intersect adjoining public streets at approximately 90° and at a location which will eliminate or minimize interference with traffic on those public streets.
(G)
Street lighting.
Street lighting within the mobile home park shall be provided along all emergency access easements. Light standards shall have a height and spacing to insure an average illumination level of not less than 0.2 footcandles.
(5)
Electric and telephone service.
All distribution and service lines of electrical, telephone, television, and other wire-carrier type utilities shall be underground, except that the system of supply lines for multiple subdivision service by utilities may be overhead. Transformers, amplifiers, or similar devices associated with the underground lines shall be located upon the ground or below the ground level. Where the underground installation of such facilities is not a standard practice of the utilities involved, the subdivider or developer shall make all arrangements for payments associated with the nonstandard installation.
(6)
Drainage and soil protection.
The ground surface in all parts of a mobile home park shall be graded and equipped to drain all surface water in a safe, efficient manner. Each mobile home space shall provide adequate drainage for placement of a mobile home. Exposed ground surfaces in all parts of every mobile home park shall be paved, covered with stone screening or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating dust.
(7)
Fire safety.
Storage and handling of flammable gases and liquids.
(A)
Whenever liquefied petroleum gases are stored and dispensed, their handling and storage shall comply with requirements of the town codes, as applicable.
(B)
Wherever gasoline, fuel, oil, or other flammable liquids are stored and/or dispensed, their handling and storage shall comply with town codes.
(8)
Water supply facilities.
Water supply facilities for fire protection service shall meet the minimum requirements of the key rate schedule for a standard city as last adopted by the state department of insurance.
(9)
Firefighting.
(A)
Approaches to all mobile homes shall be kept clear for firefighting.
(B)
The owner or agent of a mobile home park shall be responsible for the instruction of his staff in the use of the park fire protection equipment and in their specific duties in the event of a fire. The owner shall provide standard town fire hydrants located within 300 feet of all mobile home spaces, measured along the driveways or streets.
(C)
The owner or agent of a mobile home park shall be responsible for maintaining the entire area of the park free of dry brush, leaves and weeds.
(D)
The owner or agent of a mobile home park shall provide an adequate system of collection and safe disposal of rubbish, approved by the fire marshal.
(10)
Mobile home spacing standards.
In order to provide adequate separation of mobile homes and of other building and structures for the purposes of safety against the hazards of fire and explosion, and to promote structural safety in the placement of mobile homes on their respective sites, the following spacing standards shall apply.
(A)
The minimum front setback shall be three feet from the nearest corner of the mobile home to the front line of the mobile home space.
(B)
No mobile home shall be closer than 25 feet to any property line.
(C)
For other structures on each mobile home space, the minimum front setback shall be at least 25 feet from the front line of the mobile home space.
(D)
The minimum distance between mobile homes at any point shall be 20 feet.
(E)
The average vertical clearance height of the mobile home frame above the finished ground elevation shall not exceed three feet.
(12)
Community buildings and service facilities.
(A)
Structural and other requirements for buildings.
(i)
Construction of all buildings shall comply with applicable codes of the town. All portions of structures shall be properly protected from damage by ordinary uses and by decay, corrosion, termites, and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather.
(ii)
All rooms containing sanitary or laundry facilities shall:
a.
Have sound-resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories, and other plumbing fixtures shall be constructed of dense, nonabsorbent, waterproof materials or covered with moisture-resistant materials.
b.
Have at least one window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each required room shall not be less than 10% of the floor area served by them.
c.
Have at least one window which can be opened easily, or mechanical device which will adequately ventilate the room.
(B)
Sanitary facilities.
(i)
Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open.
(ii)
Hot and cold water shall be furnished in every lavatory, sink, bathtub, shower and laundry fixture; and cold water shall be furnished to every water closet and urinal.
(C)
Heating.
Service buildings shall be maintained at a comfortable temperature by heating equipment permitted by town regulations, between October 1 and May 1.
(E)
Storage facilities.
Storage facilities with a minimum capacity of 200 cubic feet per mobile home space, shall be provided on the space, or in compounds located within 100 feet of each space. Wherever provided, storage facilities shall be faced with masonry, porcelainized enamel, baked enamel, steel, or other material equal in fire resistance, durability and appearance.
(F)
Barbecue pits, fireplaces, stoves.
Cooking shelters, barbecue pits, fireplaces, and wood-burning stoves shall be so located, constructed, maintained, and used as to minimize fire hazards and smoke nuisance both on the property on which used and on neighboring property. No open fire shall be left unattended. No fuel shall be used and no material burned which emits dense smoke or objectionable odors.
(G)
Incinerators.
Incinerators will be specifically prohibited. Incineration of trash and garbage will be prohibited.
(13)
Recreation areas.
Every mobile home park shall have at least one visibly identifiable recreation area for the benefit and use of its residents. Not less than 5% of the gross site area of the mobile home park shall be protected from traffic, thoroughfares, and parking areas. Such space shall be maintained in a sanitary condition and free of safety hazards.
(14)
Water system.
(A)
Supply.
(B)
Connections.
(i)
The water supply system shall be connected by pipes to all mobile homes, buildings, and other facilities requiring water. All water piping, fixtures, and other equipment shall be constructed and maintained in accordance with state and local regulations and requirements.
(ii)
All water line mains servicing fire hydrants will be six inches or larger than the hydrant itself.
(15)
Utilities.
(A)
Electrical.
(i)
The wiring, fixtures, equipment and appurtenances of every electrical wiring system shall be installed and maintained in accordance with applicable codes and regulations for such systems.
(ii)
Power distribution lines shall be located underground. Otherwise, all power distribution lines, individual electrical connections and grounding of the mobile homes and equipment shall comply with the town codes, as applicable.
(B)
Water.
Individual water riser pipes and connections shall be constructed and maintained in accordance with the town codes, as applicable.
(C)
Sewer connections.
(i)
All materials used for sewer connections shall be in accordance with the town codes, as applicable.
(ii)
Each mobile home stand shall be provided with at least four-inch-diameter sewer riser pipe. The sewer riser pipe shall extend at least four inches above ground and shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
(iii)
The sewer connection to the mobile home from the sewer riser pipe and any other sewer connections shall be in accordance with the requirements of the plumbing code, as applicable.
(iv)
Provision shall be made for plugging the sewer riser pipe when no mobile home occupies the space. Surface drainage shall be diverted away from the riser.
(16)
Sewage disposal.
(A)
An approved sewage treatment plant shall be provided to meet the minimum state requirements. No septic tanks will be permitted.
(B)
All requirements of the state as to sanitation, water quality preservation and pollution will be met.
(C)
An adequate and safe sewage system shall be provided for conveying sewage to the treatment plant. The sewer system shall be constructed in accordance with applicable local and state health regulations, and the design of the proposed sewage disposal facilities shall be approved by the town prior to construction. Effluent from sewage treatment facilities shall not be discharged into any waters of the state except with prior approval of the town and the controlling governmental state agency.
(17)
Fuel supply and storage.
(A)
Natural gas piping systems shall be installed underground and maintained in accordance with applicable codes and regulations governing such systems. Each mobile home space provided with piped gas shall have a cap on the outlet when not in use to prevent accidental discharge of gas, and shall be in accordance with applicable town codes.
(B)
Liquefied petroleum gas systems shall be installed only if an available natural gas system is more than 1,000 feet from the mobile home park. The liquefied petroleum gas systems shall be maintained in accordance with applicable codes of the town and regulations of the state railroad commission pertaining thereto.
(18)
Refuse handling and collections.
The storage, collection and disposal of refuse shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution.
(A)
Storage facilities.
One or both of the following systems shall be used:
(i)
If refuse is gathered at the individual mobile home spaces, it shall be stored in flytight, watertight, rodentproof containers, which shall be located at each mobile home site. Containers for this use shall be provided by the park in sufficient number and capacity to properly store all refuse.
(ii)
In lieu of storage at individual sites, centrally located refuse containers having a capacity of three cubic yards or larger may be provided. Such containers shall be so designed as to prevent spillage or container deterioration, and to facilitate cleaning around them.
(B)
Frequency of pickup; maintenance of containers.
Refuse and garbage shall be removed from the park at least twice each week. The licensee or agent shall insure that containers in the park are emptied regularly and are maintained in a usable, sanitary condition.
(19)
Animals.
A maximum of two animals per dwelling will be permitted.
(20)
Noise control.
No broadcast or playing of music shall be permitted through any speaker system external to any building or mobile home.
(21)
Insect and rodent control.
Grounds, buildings, and structures shall be maintained free of insect and rodent harborage and infestation. Parks shall be maintained free of accumulation of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests. The growth of brush, weeds and grass shall be controlled to prevent harborage of noxious insects or other pests. Parks shall be maintained so as to prevent the growth of noxious weeds detrimental to health. Open areas shall be maintained free of heavy undergrowth.
(22)
Structural protection.
(A)
Anchorage of mobile homes.
To insure against natural disasters such as tornadoes, high winds, and electrical storms, anchorage at each mobile home shall be provided according to the following schedule:
(i)
Ties.
a.
For each mobile home space designed to accommodate the length of unit shown, frame ties shall be provided in the number indicated:
Length | Number of Ties |
|---|---|
Up to 30 feet | 2 per side |
30 to 50 feet | 3 per side |
50 to 70 feet | 4 per side |
Over 70 feet | 5 per side |
b.
In addition, over-the-unit ties shall be provided as close to each end as possible with straps at stud and rafter locations.
(ii)
Anchors.
Soil tests shall be made to assure that the following types of anchorage will withstand 3,750 pounds of pull per ten-foot length of mobile home:
a.
Cross-section: Auger or deadman, six inches in diameter, arrowhead eight inches.
b.
Depth: Auger or arrowhead four feet, deadman five feet.
c.
Anchor rod shall be at least five-eighths inch in diameter with welded eye at top, and shall be hooked into concrete when used in deadman anchors.
d.
Anchors in slabs shall equal above in pull resistance.
(iii)
Connectors.
Connectors of the following design minimums shall be used:
a.
Galvanized or stainless steel cable: Three-eighths inch (7 x 7, seven strands of seven wires each).
b.
Galvanized aircraft stainless cable: One-quarter inch (7 x 19, seven strands of nineteen wires each).
c.
Steel strap: One and one-quarter inch by thirty-five thousandths of an inch (1-1/4" x .035"), galvanized with tensioning device.
d.
Cable ends: Secured by two U-bolt clamps.
e.
Steel rods: Five-eighths inch with ends welded and closed to form an eye.
f.
Turnbuckles: Five-eighths inch drop forged with closed eyes, or other tensioning devices of equivalent strength.
(iv)
Piers and footings.
The location and design of piers and footings shall satisfy the following standards:
a.
Spaced at ten-foot internals on both frame rails with end ones to [no] further than five feet from end of mobile home.
b.
Footings of solid concrete 16 inches by 16 inches by four inches (16" x 16" x 4").
c.
Piers of standard eight inches by eight inches by sixteen inches (8" x 8" x 16") of solid concrete.
d.
Treated trim shingles may be used for leveling.
e.
Pier or footing designs equivalent to the above when approved by the town engineer.
(B)
Park buildings, patio awnings, and cabana roofs.
All permanent park buildings, patio awnings, and cabana roofs hereafter constructed and all extensions to existing structures shall comply with applicable construction codes of the town.
(C)
General application.
These provisions for structural protection shall also apply to individual mobile home lots.
(23)
Responsibilities of park management.
The licensee, or his agent, of every mobile home park located within the corporate limits of the town shall operate and maintain the park in compliance with these regulations and with all other applicable ordinances of the town. He shall provide adequate supervision to maintain the park, its facilities, and equipment in good repair and in a clean and sanitary condition. The licensee or agent shall notify park occupants of all applicable provisions of these regulations and inform them of their duties and responsibilities under these regulations. The licensee or agent shall bear final responsibility for any violations of the ordinances set forth for mobile home parks, except as specifically outlined as responsibility or park occupants.
(A)
Register.
(i)
Information required.
The licensee or agent shall maintain a register of park occupancy which shall contain the following information:
(ii)
Register open to public officials.
A new register shall be initiated on January 1 of each year, and the old register be retired but shall be retained on the premises for at least three years following the retirement. Registers shall be available for inspection at all reasonable times by a public official whose duties necessitate access to the information contained therein.
(B)
Information to tax assessor-collector.
The licensee or agent shall furnish to the tax assessor-collector for the town, no later than January 10 and July 10 of each year, a list of all mobile home residents in the park on the last day of the preceding month. The register shall provide information on the make, length, width, year of manufacture and identification number of the mobile home; the address or location description of said mobile home within the park; and information on mobile homes which have moved out of the park since the last report including the foregoing data plus the departure dates of each mobile home and, if known, its destination. Said lists shall be prepared using forms provided by the tax assessor-collector for the town.
(24)
Responsibilities of park occupants.
Every occupant of a space in a mobile home park located within the corporate limits of the town shall maintain his mobile home space, its facilities and equipment in good repair and in a clean sanitary condition. He shall be responsible for proper placement of his mobile home in its mobile space and proper installation of all utility connections in accordance with the instructions of the park management.
(A)
Skirting and additions.
Fire-resistant skirting with the necessary vents, screens and/or openings shall be required on all mobile homes in mobile home parks and shall be installed within ten days after emplacement of the mobile home. Skirting, porches, awnings, and other additions, when installed, shall be maintained in good repair.
(B)
Storage.
The use of space immediately underneath a mobile home for storage shall be prohibited.
(25)
Inspections.
(A)
Inspections by public officials.
The mayor or his designate and the fire marshal are hereby authorized and directed to make such inspections as are necessary to determine compliance with these regulations.
(B)
Inspection and investigation.
The mayor or his designate, the fire marshal, the tax assessor-collector, and the water superintendent 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 these regulations. They shall have the power and authority in discharging their official duties to inspect the register containing a record of all residents of the mobile home park.
(C)
Access to premises.
It shall be the duty of every occupant of a mobile home park to give the licensee, his agent, or authorized employee access to any part of such park at reasonable times for the purpose of making repairs or alterations as are necessary to effect compliance with these regulations.
(1998 Code, sec. 154.157)