Mobile home parks shall be allowed as a special use within an R-1 Single-Family Residential District and only if specifically authorized by the Village Board as allowed in chapter 14 of this title. (Ord. O-9-17-3, 9-18-2017)

Clubhouses and management offices.

Mobile homes, manufactured homes, factory built homes or any other similar homes including movable or portable dwellings constructed for towing on its own chassis and connection to utilities without use of a permanent foundation for purposes of single-family permanent habitation.

Public safety facilities, for use exclusively by the residents and guests of the development.

Recreation facilities, for use exclusively by the residents and guests of the development.

The following accessory uses are permitted accessory uses provided they are constructed as per all applicable ordinances, and separated from the side or rear lot lines a minimum distance of five feet (5'):

One private garage or carport per site not to exceed five hundred (500) square feet.

Storage shed not to exceed one hundred twenty (120) square feet. No side dimension shall be greater than twelve feet (12'). Reference section 9-3-6 of this title for additional requirements. (Ord. O-9-17-3, 9-18-2017)

   (A)   Size And Density: No mobile home park shall contain an area of less than ten (10) acres nor less than twenty (20) mobile home sites provided, however, that mobile home parks in existence on the effective date of this title having a total area or number of mobile home sites less than herein prescribed may continue to operate. Existing mobile home parks may be altered to bring such parks into conformity with this title. However, no additions or alterations may be made to any existing mobile home park unless such additions or alterations are in conformity with this title.

   (B)   Setbacks And Screening For Exterior Boundary:

      1.   All mobile home stands shall maintain the following setbacks from mobile home park boundaries facing public streets:

         (a)   State or U.S. highways or major streets: Fifty feet (50').

         (b)   County highways or collector streets: Fifty feet (50').

         (c)   Township roads or minor streets: Forty feet (40').

      2.   There shall be minimum side and rear yards of forty feet (40').

      3.   All mobile home parks shall be provided with visual screening such as fences or berming, as approved by the Code Enforcement Officer, along all boundary lines abutting existing public rights-of-ways, residential, commercial or industrial development. Such fences or berming shall be of sufficient height and density to adequately filter from view the mobile homes, accessory structures and other uses in the mobile home park.

   (C)   Lot Size Requirements:

      1.   Minimum lot area: Seven thousand two hundred (7,200) square feet.

      2.   Minimum lot width: Sixty feet (60').

      3.   Minimum lot area for corner lots: Nine thousand (9,000) square feet.

      4.   Minimum corner lot width: Seventy five feet (75').

      5.   Minimum home size: Nine hundred twenty four (924) square feet.

         (D)   Yard Setback Requirements:

      1.   Front setback: Twenty five feet (25').

      2.   Side yard setbacks: Ten feet (10').

      3.   Rear yard setback: Twenty feet (20').

      4.   Corner lot setback: Twenty five feet (25').

      5.   Maximum structure height: Twelve feet (12').

      6.   Maximum lot coverage: Thirty percent (30%). (Ord. O-9-17-3, 9-18-2017)

   (A)   License Fee: The Village shall assess a license fee for owner's maintenance and operation of any mobile home park located within the zoning limits of the Village in accordance with the Illinois State Statutes and applicable law of the State of Illinois.

   (B)   License Required: It shall be unlawful for any person to establish, operate or maintain upon any property owned or controlled by him, a mobile home park within the zoning limits of the Village, without having first secured such license therefor from the Village, granted and existing in compliance with the terms of this chapter. Such license shall automatically renew each year based on the date of issuance and may be revoked only after a public hearing.

   (C)   Application: The application for such license shall be made on forms furnished by the Village and shall be filed with the Village Clerk. The application shall be accompanied by a copy of the mobile home park plan showing the following, either existing or as proposed:

      1.   Name and address of the owner of the park and applicant, if different.

      2.   Location and legal description of the park.

      3.   Plans and specifications of the proposed mobile home park development including, but not limited to, the following:

         (a)   A map indicating the area and dimensions of the tract of land.

         (b)   The number, location and size of all manufactured home sites.

         (c)   The location and width of all public and private streets, roadways and walks.

         (d)   The location of all water, storm sewer and sanitary sewer facilities.

         (e)   All building existing or to be constructed within the mobile home park.

         (f)   The location of internal lighting and electrical systems.

         (g)   Location of recreational and retention facilities.

         (h)   Proper conformance with Village building, zoning and plumbing regulations.

         (i)   As built plan showing the location and depth of all underground utilities.

         (j)   Such further information as may be requested by the Village to enable it to determine if the proposed park will comply with legal requirements.

   (D)   Annexation Fee: Commencing upon final plat approval of the first phase of any mobile home park, a monthly annexation fee, as determined at time of annexation through the agreement, shall be assessed per unit (any mobile home hooked up to Village sewer and water utilities and located within the park, whether sold and occupied or not).

   (E)   Revocation And Suspension: The Village Board of Trustees is hereby authorized to revoke any license issued pursuant to the terms of this chapter if after due investigation and public hearing they determine that the holder thereof has violated any of the provisions of this chapter, or that any mobile home, or mobile home park, is being maintained in an unsanitary or unsafe manner or is a nuisance. Said hearing shall be conducted in accordance with procedure to be adopted by said Board of Trustees.

   (F)   Single Ownership: Each licensed mobile home park shall be licensed and maintained as a single unit and the entire tract shall remain in single ownership.

   (G)   Special Assessments: All special assessments levied by the Village shall be levied against the entire tract comprising the mobile home park.

   (H)   Restriction: Licenses issued under the terms of this chapter convey no right to erect any building, to do any plumbing or electrical work without first obtaining a permit and having proper inspection to meet all codes of the Village. (Ord. O-9-17-3, 9-18-2017)

   (A)   No mobile home park or extension thereof shall be allowed until and unless a special use permit has been granted therefor, in accordance with the zoning regulations of the Village as specified under section 9-14-12 of this title. The Planning Commission may, in conformance with the zoning regulations, recommend, and the Board of Trustees may issue, through the Code Enforcement Officer, a license for the location of a mobile home park.

   (B)   No mobile home park shall be located within the Village limits unless Village water and sewer connections and fire protection facilities are available. (Ord. O-9-17-3, 9-18-2017)

   (A)   All utilities, including, but not limited to, water, sewer, electric, gas, telephone, and cable television must be located in underground unobstructable locations including individual connections to each dwelling unit pad. Each dwelling unit shall be individually metered for utility service.

   (B)   No mobile home park shall be located in an area where the conditions of soil, ground water level, drainage or topography may cause hazard to the property, health or safety of the occupants. The park shall be located on a well drained site, properly graded to ensure rapid drainage and freedom from stagnant pools of water. The development shall be laid out to avoid adversely affecting ground water and aquifer recharge, to reduce cut and fill, to avoid unnecessary impervious cover, to prevent flooding, to provide adequate access to lots and sites, and to mitigate adverse effects of shadow, noise, odor, traffic, drainage, and utilities on neighboring properties. An underground storm sewer system shall be provided, in accordance with Village standards, to serve any mobile home development.

   (C)   No mobile home park shall be located such that it is exposed to objectionable smoke, dust, noise, odors, vibrations or other adverse influences.

   (D)   Ingress and egress to a mobile home park shall be provided in such a manner to facilitate access by emergency vehicles, and should be designed to provide efficient and safe traffic circulation in the vicinity.

   (E)   No part of any mobile home park shall be used for nonresidential purposes except accessory uses that are required to directly serve mobile home park residents and for management and maintenance of the mobile home park.

   (F)   Due to the unique nature of mobile home construction and installation, all mobile home parks shall have safety buildings available for park residents during severe weather or other emergencies.

   (G)   All developments shall be required to provide at least twenty five percent (25%) of the buildable land area as open space. Developed open space shall be designed to provide active recreational facilities to serve the residents of the area. Such facilities shall be centrally located on the site and readily accessible to all mobile home occupants. Undeveloped open space shall be designed to preserve important site amenities or environmentally sensitive areas. Retention and detention areas shall not be considered as fulfilling any portion of open space requirements.

   (H)   Landscaping shall be provided as part of the site plan and subdivision design. It shall be provided comprehensively throughout the site, integrating the various elements of site design, preserving and enhancing the particular identity of the site, and creating a pleasing site character. Landscaping shall include plant materials such as trees, shrubs, ground covers, perennials, and annuals, and other materials such as rocks, water, sculpture, art, walls, fences and paving materials.

   (I)   A landscape plan prepared by a qualified expert shall be submitted with each subdivision development request. The plan shall identify existing and proposed trees, shrubs, and ground covers, natural features such as rock outcroppings, and other landscaping elements. The plan shall show where they are or will be located and planting and/or construction details. Special attention shall be paid so as to substantially screen the development from all adjoining zoning districts and land uses as outlined in section 9-3-5 of this title.

   (J)   Lot layout shall provide for clustering or various angle arrangements of the lots, as opposed to a grid pattern.

   (K)   Petitioners and owners of the development shall comply with any and all ordinances of the Village in constructing any improvements within the park, including, but not limited to, all of the building, plumbing, electrical, as well as the zoning ordinances, subdivision ordinances and stormwater ordinance of the Village. Specific fees applicable to the development will include the current plat fee, annexation fee, cost allocation recapture fee and water and sewer tap on fees for each home.

   (L)   The construction of public and private streets and all extensions of existing sanitary, storm and water mains necessary to serve the property shall be constructed and installed in accordance with plans and specifications approved by the Village, but at the expense of the owners. (Ord. O-9-17-3, 9-18-2017)

   (A)   The water and sanitary sewer systems within the limits of the park property, with the exception of the certain water and sewer mains as identified by the Village, shall be owned and maintained by the park.

   (B)   The Village shall identify, own and maintain the water and sewer mains within the park. The park shall provide a perpetual easement of access to the Village for the repair and maintenance of said water and sewer mains. Said easement shall be recorded with the Kankakee County Recorder of Deeds. No structures shall be placed on the Village's utility easements.

   (C)   The park is responsible for providing properly working and accessible water service related portions of their system, keeping the same maintained and repaired at all times. These portions shall include, but are not limited to, private mains, curb stops, water shut off boxes and service lines to individual homes.

   (D)   If the Village determines that certain measures are required for the maintenance of the water or sanitary sewer system within the park, excepting those owned and maintained by the Village, the Village shall notify the park. The park shall undertake such measures at the park's expense. If, after notification, the park fails to perform said measures, the Village shall be granted total access to perform or have performed the necessary measures and bill the expense to the park.

   (E)   The Village shall have the right to set water and sewer rates, to read individual water meters, and to collect water usage fees from the individual residents and/or other uses at the park. Said rates shall be the same as rates set within the Village for single-family detached housing.

   (F)   The Village shall have access to any of the residential water meters located within the park for the purpose of maintenance, repair and/or replacements. This access shall be provided at any time that the Village requests it, utilizing the maintenance personnel of said park. Any maintenance and/or removal of water meters shall be performed by the park personnel, but only at the request of and under the direct supervision of the Grant Park Water Department. The Village shall incur no financial obligation as a result of any of the aforesaid maintenance and/or replacement work.

   (G)   All water meters shall be installed in weather protected environment to ensure proper and accurate registration. The Village shall incur no financial obligations in the event that a frozen or abused water meter replacement is deemed necessary. (Ord. O-9-17-3, 9-18-2017)

   (A)   Placements: The mobile home stand shall be so placed as to provide for the practical placement on the site of both the manufactured home and its appurtenant structures and the retention of the mobile home on the site in a stable condition and in satisfactory relationship to its surroundings.

   (B)   Location: The location of each mobile home stand shall be at such elevation, distance, and angle in relation to the access street and the mobile home lot driveway that placement and removal of the mobile home is practical.

   (C)   Construction: Concrete slab with full continuous perimeter foundation.

   (D)   Gradient: There shall be a minimum of two percent (2%) longitudinal and adequate crown or cross gradient and surface drainage.

   (E)   Undercarriage: Each mobile home unit shall be skirted via a structural treatment similar to that of the home unit or a landscaping treatment conforming to the subdivision landscaping plan in such a manner so as not to permit the undercarriage of the unit to be visible. Each unit shall have its wheels removed and appropriate means of anchoring the units shall be provided so as to reduce the potential for damage during periods of high winds.

   (F)   Additions To Mobile Homes: The maximum lot coverage of the mobile home and any additions thereto shall not exceed thirty percent (30%) of the total lot area. (Ord. O-9-17-3, 9-18-2017)

   (A)   Storage facilities shall be provided for the active storage of outdoor equipment, furniture or tools, and for the inactive storage for such materials which are used only seasonally or infrequently, and cannot be stored in the manufactured home.

   (B)   Storage facilities shall be designed to enhance the appearance of the park, constructed out of materials similar to the manufactured home, coordinated with appropriate landscaping plan, provide for hazardous weather protection, and must be maintained in coordination with other features of the manufactured home. (Ord. O-9-17-3, 9-18-2017)

See title 4, chapter 5 of this Code. (Ord. O-9-17-3, 9-18-2017)

   (A)   A sufficient number of adequate fly proof and watertight containers shall be supplied for the storage of garbage and shall be kept in sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the garbage cans shall not overflow. Garbage containers shall be disposed of in a Village approved manner which creates neither a nuisance nor a menace to health.

   (B)   Garbage and waste areas shall be fenced in and completely screened from public rights-of-way. (Ord. O-9-17-3, 9-18-2017)

   (A)   Mobile home parks shall be kept free of all litter, rubbish or other accumulated flammable materials. All buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.

   (B)   Approved fire hydrants shall be located throughout the mobile home park and shall be located not more than five hundred feet (500') from any mobile home. The hydrants shall deliver a minimum of seventy five (75) gallons of water per minute at a pressure of twenty (20) pounds per square inch at the highest elevation point of the mobile home park.

   (C)   Every park shall be equipped at all times with fire extinguishers of a type approved by the State Fire Marshal for use at mobile home parks in good working order of such number and so located in the park as to satisfy applicable reasonable regulations of the Fire Departments. No open fires shall be permitted.

   (D)   No owner or person in charge of any dog, cat or other pet or animal shall permit it to run at large or commit any nuisance within the limits of any mobile home park.

   (E)   A public safety facility shall be provided to serve the residents of the mobile home park. Adequate provisions or plans shall be in place to protect or shelter the residents of the park during severe weather, emergencies, or other situations which potentially threaten health, safety or welfare.

   (F)   Adequate insect and rodent control measures shall be employed. All buildings shall be fly and rodent proof and rodent harborages shall not be permitted to exist in the park. (Ord. O-9-17-3, 9-18-2017)

   (A)   Each development shall have a responsible attendant or manager in charge and present at all times. Duties of the attendant or manager will include the maintenance of the park, its facilities and equipment, in a clean, orderly and sanitary condition, and be answerable for any violation of the provisions of this chapter.

   (B)   Each development shall have a building in which shall be located the office of the person in charge of said park. Within this office, a copy of the park license and of this chapter shall be posted and the park register shall at all times be kept.

   (C)   It is the duty of the person in charge, together with the licensee, to see that the provisions of this chapter are complied with and enforced and to report promptly to the proper authorities any violation of this chapter or any other violations of law which may come to his attention. (Ord. O-9-17-3, 9-18-2017)

   (A)   All ordinances of the Village relating to subdivision controls, zoning, official plans and buildings, housing and related construction shall be in effect for all aspects of the development unless provisions are specifically amended within this chapter.

   (B)   Residents of the park are required to comply with all Village codes and ordinances unless provisions are specifically amended within this chapter or pursuant to conditions of the special use permit. All plumbing, electrical, building and other work on or at any mobile home park licensed under this chapter shall be in accordance with the provisions of this title regulating such work unless said provisions are specifically made inapplicable under the terms of this chapter. (Ord. O-9-17-3, 9-18-2017)

   (A)   The road system shall be designed to permit the safe, efficient, and orderly movement of traffic; to meet, but not exceed the needs of the present and future population served; to have a simple and logical pattern; to respect natural features and topography; to meet the needs of snow plows, fire trucks, school buses (if necessary), ambulances, and other emergency vehicles; and to present an attractive streetscape. The road system shall be designed to serve the needs of the development and to discourage use by through traffic.

   (B)   A separate, secondary private drive shall be provided for emergency use only. The location and construction of such drive shall be approved by the Code Enforcement Officer, the Grant Park Police Department, and the Grant Park Fire Department.

   (C)   Entrance drive into mobile home parks shall have direct access to a public street and shall be designed to have free traffic flow onto such public streets. No parking or mobile home lot access driveway shall be permitted off an entrance drive for a distance of fifty feet (50') from a public right-of-way.

   (D)   All lots shall front on residential access or subcollector streets, not on collector streets. The right-of-way of residential streets shall be in accordance with the subdivision regulations and recommended by the Village Engineer. All streets shall have paving materials, curbs, gutters, grading, intersections, off sets, radii of curvature, streetlights, street trees, storm sewers, and sidewalks accompanying same in accordance with Village design standards.

   (E)   The internal private street system serving mobile home sites shall provide convenient circulation by means of minor streets and properly located collector public streets. Cul-de-sac streets shall be limited to a length of three hundred feet (300').

   (F)   There will be no dedicated streets within the park. The responsibility of said roads and their maintenance shall belong to the developer, with the Village having access and final determinations during special use process.

   (G)   All residential parking will be off street. No on street parking is allowed.

   (H)   Off street parking shall be provided in front and side yards only. Two (2) off street parking spaces shall be provided per dwelling unit. The off street parking surface shall be covered with a concrete surface. Each space shall not be less than ten feet (10') wide by twenty feet (20') deep. Enclosed garage space shall not count toward the required off street parking requirements. Such parking shall be located on the mobile home space rather than in roadways or access ways and under no circumstances shall such parking be permitted in public rights- of-way.

   (I)   All sidewalks and driveways shall be concrete and meet Village standards.

   (J)   All driveways and walkways within the park shall be lighted at night with electric lamps of not less than fifty (50) watts each (equivalent in gas lighting), spaced at intervals of not more than one hundred feet (100').

   (K)   Individual walks to each mobile home stand from paved streets or parking areas are required and shall be a minimum of two feet (2') in width.

   (L)   Common sidewalks are required throughout the mobile home park and shall be a minimum of four feet (4') in width.

   (M)   No walk shall be used as a drainage way. Sudden changes in alignment and gradient shall be avoided.

   (N)   Streetlights shall be designed to produce illumination consistent with Village standards, as approved by the Village Engineer. Potentially hazardous locations such as intersections, major pedestrian crossings, and portions of streets abutting service buildings and recreation areas shall be illuminated to standards as set by the Village Engineer. (Ord. O-9-17-3, 9-18-2017)

Mobile home sales are permitted on a limited basis. One home may be used for a model, and one model is allowed for each park. This model must follow all structural and aesthetic guidelines as outlined for a manufactured residence. (Ord. O-9-17-3, 9-18-2017)

It shall be the duty of each licensee and permittee to keep a register containing a record of all mobile home owners and occupants located within the park. The register shall contain the following information:

   (A)   The name and address of each mobile home occupant.

   (B)   The name and address of the owner of each mobile home.

   (C)   The make, model, year and license number of each mobile home or motor vehicle.

   (D)   The state, territory or country issuing such licenses.

   (E)   The date of arrival and of departure of each mobile home.

The park shall keep a current register available for inspection at all times by law enforcement officers, public health officials and other Village officials whose duties necessitate acquisition of the information contained in the register. The register record for each occupant registered shall not be destroyed for a period of six (6) years following the date of registration. (Ord. O-9-17-3, 9-18-2017)

   (A)   Existing parks shall file an application for a mobile home park permit in conformity with this chapter within ninety (90) days after the effective date of this chapter. The complete plan submitted shall show compliance with all applicable provisions of this chapter except where compliance would constitute an unreasonable hardship or a special permit annexation specifies otherwise. A mobile home park permit shall be issued at such time as the Village Board determines that the existing park conforms fully to the complete plan submitted with the application.

   (B)   Mobile home parks in existence on the effective date of this chapter which provide mobile home spaces having a width or area less than that required may continue to operate with spaces of the existing width and area, provided that any expansion or reorganization of an existing mobile home park shall in all respects comply with the terms of this chapter. (Ord. O-9-17-3, 9-18-2017)

Any person who either intentionally or unintentionally violates, disobeys, omits, neglects or refuses to comply with, or resists enforcement of any provisions of this chapter, shall be subject to a fine of not less than fifty dollars ($50.00) nor more than five thousand dollars ($5,000.00) for each offense and suffer the penalties herein provided. (Ord. O-9-17-3, 9-18-2017)