The purpose of this chapter is to allow for the usage of mobile homes and mobile home parks within the City, and to allow for proper safety, sanitary and design considerations within the parks. (Ord. 19-07, 9-3-2019)

The following development standards apply to all new development in the Mobile Home District:

 

  

 

 

(Ord. 19-07, 9-3-2019)

   A.   License And Permits:

      1.   No person shall construct, maintain or operate any mobile home park within the City limits without first obtaining a license for the mobile home park from the City office and a certificate of occupancy from the City building inspector.

      2.   No person shall use, permit or cause to be used a mobile home which is structurally unsound, which constitutes a safety hazard, or which does not adequately protect its occupants against the elements.

      3.   No person shall construct, enlarge, alter, improve or convert any lands within the City limits for use as a mobile home park without first obtaining a valid permit for such work from the City office.

      4.   In addition to any applicable regulations in this chapter, all development of mobile home parks shall strictly conform to the procedures and standards set forth in chapter 18, "Subdivisions", of this title.

   B.   Inspections:

      1.   The building inspector shall make such inspections of the mobile home park, during development and upon completion, as may be necessary to determine satisfactory compliance with this and other applicable ordinances and regulations, and shall take such steps as necessary to enforce compliance.

      2.   The building inspector and/or Fire Chief 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 chapter, or regulations issued under it for the purpose of its enforcement.

   C.   Certificate Of Occupancy: Upon the final approval by the building inspector that the newly developed mobile home park complies with all applicable City and State regulations, the building inspector shall issue the developer a certificate of occupancy.

   D.   Physical Requirements For Mobile Home Parks: The soil conditions, groundwater level, drainage and topography of mobile home parks shall not create hazards to the property, adjacent properties or to the health and safety of the occupants. The site shall not be exposed to objectionable smoke, dust, noise, odors or other adverse environmental influences, and no portion shall be subject to predictable sudden flooding or erosion. The site shall not be used for any purpose which would expose persons or property to hazards to health or safety.

   E.   Plans And Lot Placement: Mobile home parks within the City shall have acceptable lot markers for each individual mobile home lot. Lot markers for individual mobile home lots shall substantially conform to the depicted lot markers and lot size on the approved plan. The mobile home park owner shall have responsibility to ensure that lot markers conform with this section.

   F.   Lot Markers: The limits of each mobile home lot shall be clearly marked on the ground by permanent flush stakes or other suitable means.

   G.   Livable Open Space: Livable open space shall be provided on each mobile home lot in an amount equal to at least ten percent (10%) of the lot area; provided, that in no case shall livable space be required to be less than three hundred (300) square feet or more than five hundred (500) square feet. Such required livable open space shall not have a dimension of less than fifteen feet (15').

   H.   Utilities: All utility lines to individual lots shall be underground. Risers for connections, meters, necessary service attachments, etc., which must be aboveground, shall be as uniform in appearance and as unobtrusive as practicable.

   I.   Water Supply And Distribution: The park culinary water supply system shall be connected to the City water system and shall be the only water system used. All water piping fixtures and other equipment shall be constructed in accordance with applicable local, State and Federal regulations and shall be of a type and in locations approved by appropriate health agencies.

   J.   Gas And Electricity:

      1.   Gas equipment and installations within the mobile home park shall be designed and constructed in accordance with applicable codes and regulations.

      2.   All electrical wiring, fixtures and other materials or equipment shall be designed and constructed in accordance with applicable Electrical Codes.

   K.   Telephone And Television: When telephone or cable television service is provided, the distribution system shall be underground, unless evidence can be presented demonstrating that such installation is impractical.

   L.   Sewage Disposal: Sewage systems shall meet local and State codes and regulations for each lot in the park. Wherever feasible, connection shall be made to a public sewage system. All joints shall be watertight. Provisions shall be made for sealing riser pipes on unoccupied lots. Surface drainage shall be diverted away from risers. Rims of risers shall extend at least four inches (4") above ground elevation.

   M.   Setback, Yard Size, Separation Of Buildings: No two (2) mobile homes shall have any point less than twenty feet (20') apart, and all mobile homes shall be set back at least ten feet (10') from the roadway within the mobile home park. The minimum distance from the shorter dimension side of a mobile home to a boundary of the mobile home park shall be eight feet (8'). The minimum distance from the longer dimension side of a mobile home to a boundary of the mobile home park shall be twenty feet (20'). A strip of land at least eight feet (8') wide surrounding the mobile home park shall be left unoccupied.

   N.   Skirting: Each mobile home shall be skirted within thirty (30) days after installation in a mobile home park. Skirting shall be of aluminum or other durable and noncorrosive metal, or other material so constructed and attached to the mobile home as to deter and prevent the entry of animals and to screen from view any materials that might be stored under the mobile home.

   O.   Carports, Awnings, Patio Covers, Etc.: All carports, awnings, patio covers or similar accessory structures or constructions shall meet all applicable City Building Codes, including building permit and inspection requirements.

   P.   Individual Structures: Freestanding or attached structures covering not more than one hundred (100) square feet of ground space may be located in any portion of the required open space on individual mobile home lots with the exception of the eight foot (8') zone that shall surround the outside of the mobile home park. Any such structure shall be separated from any structure on any neighboring lot by at least five feet (5') of open space.

   Q.   Streets And Streetlighting:

      1.   Streets, drives, parking and service areas within the mobile home park shall provide safe and convenient access to dwelling units and supporting facilities and shall allow convenient access for service and emergency vehicles. Access to individual lots within the mobile home park shall be limited to streets internal to the park.

      2.   Streets and roads shall have a minimum width of thirty two feet (32'), shall be durably paved to a width of at least twenty six feet (26') and be well drained under normal use and weather conditions. Their surfaces shall be protected by suitable means to prevent shifting of the base.

      3.   Lighting shall be designed to produce a minimum of 0.1 foot-candles throughout the street system. Potentially hazardous locations, such as major street intersections, shall be illuminated with a minimum of 0.3 foot-candles.

   R.   Parking: Two (2) off street parking spaces shall be provided for each mobile home lot. The parking spaces must be located on the lot and must have a minimum area of two hundred (200) square feet for each space.

   S.   Inspection Of Mobile Home Parks:

      1.   The building inspector and Fire Chief are hereby authorized and directed to inspect the mobile home park, at least yearly, by the first business day in December, to determine satisfactory compliance with this chapter and the regulations issued hereunder.

      2.   The building inspector and Fire Chief, or their representatives, are hereby authorized 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 chapter.

   T.   Penalty For Developing Or Operating Mobile Home Park Without Permit:

      1.   Any person or other entity who commences development or operation of a mobile home park without first securing the necessary permits and licenses from the City shall be guilty of developing or operating a mobile home park without a proper permit. When the building inspector or other authorized person learns of a violation, he or she shall have authority to require that the work or operation stop immediately and that it not continue until an authorized person acquires a permit.

      2.   Any person or entity that violates this subsection T shall be guilty of an infraction, and shall be subject to penalty as provided in title 1, chapter 4 of this Code for each offense. A separate offense shall be deemed committed upon each day during or on which a violation occurs or continues.

   U.   Penalty And Procedure For Violating This Chapter:

      1.   Any person or other entity who violates any provision of this chapter shall be guilty of an infraction and shall be subject to penalty as provided in title 1, chapter 4 of this Code for each offense and shall be required to correct the violation.

      2.   Before issuing a citation for an infraction, the building inspector or other authorized person shall issue a warning notice, describing the alleged offense, the location, the ordinance or Code section involved, and a statement of what must be done to correct the violation. The notice shall state the date by which such correction must be completed. Such date shall give five (5) calendar days from the date of the notice; provided, that a shorter time shall be specified if there is substantial immediate danger to persons or property. A longer time than five (5) days shall be stated if there would be practical physical difficulties in completing the correction within five (5) days and there is no emergency.

      3.   Failure of the City to issue a warning as described in subsection U2 of this section, shall not affect the validity of any prosecution for an infraction.

   V.   Safety And Fire Protection:

      1.   Mobile home parks shall be subject to the fire and safety rules and regulations as set up by the City Council.

      2.   Mobile home parks shall be kept free of litter, rubbish and other flammable materials.

      3.   Portable fire extinguishers of a type approved by the Fire Chief or his authorized representative shall be kept in mobile home park service buildings and at all other locations designated by the Fire Chief and shall be maintained in good operating condition.

      4.   Cooking shelters, barbecue pits, fireplaces and stoves shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance, both on the property on which they are used and on neighboring property. Installation of stoves and fireplaces must meet current Building Code regulations. Stoves must be UL approved for mobile homes. An inspection shall be made by the Fire Chief prior to operation of such stoves and/or fireplaces.

      5.   Fire hydrants shall be installed in accordance with all applicable Fire and Building Codes.

   W.   Responsibilities Of Mobile Home Park Management:

      1.   The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and regulations issued hereunder and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair, in a clean and sanitary condition and in a manner free of fire hazards.

      2.   The mobile home park management shall notify park occupants of all applicable provisions of this chapter and shall inform them of their duties and responsibilities under this chapter and regulations issued hereunder.

      3.   The park management shall supervise the placement of each mobile home on its mobile home space, including securing its stability and installing all utility connections.

      4.   The park management shall maintain a register containing the names of all park occupants.

   X.   Responsibilities Of Mobile Home Park Occupants: Mobile home park occupants shall comply with all applicable requirements of this chapter and regulations issued hereunder and shall maintain their mobile home lots, facilities and equipment in good repair, in a clean and sanitary condition and in a manner free of fire hazards.

   Y.   Permit Required Prior To Relocation And Occupancy: A mobile home permit shall be required to move any mobile home into a mobile home park. Occupancy may occur after inspection and approval by the City building inspector.

   Z.   Conflict With State Or Federal Law: Nothing in this chapter or in its interpretation, application or enforcement shall act or be allowed to operate in conflict with any State or Federal law. (Ord. 19-07, 9-3-2019)