(A)

Preamble/Intent: A mobile home park provides rental space for mobile homes. These parks are similar to apartment complexes where a manager runs the entire development. A mobile home park is also similar to a PUD in that homes are clustered, appropriate open space is provided, and streets and parking relate to the individual site plan and the site's unique features. A mobile home park is intended to be a use within an existing residential zoning district.

The purpose of a mobile home park is to encourage safe, healthful and attractive physical development of mobile homes. The intent is to provide for permanent homes and not for camping or transient uses. Since a mobile home park is a residential community, many of the sections in this chapter refer back to Chapter 2, "Residential District Regulations."

(B)

Criteria for Establishment:

(1)

Compliance with comprehensive plan. The mobile home park shall conform to all the policies of the comprehensive plan as shown under residential district regulations, Chapter 2, Section 2.1(B). From this list the following policy has been highlighted:

"Future mobile home parks and subdivisions shall be of high quality with good site planning, landscaping, adequate parks and recreation facilities, and appropriate screening."

(2)

Additional criteria. In addition, the mobile home park shall:

(a)

Prove a definite need for this type of land use.

(b)

Ensure that the project is creating a residential environment of sustained desirability and stability.

(c)

Not adversely affect amenities in the surrounding area.

(d)

Not adversely impact any surrounding neighbors or neighborhoods.

(e)

Meet all applicable residential criteria concerning utilities, drainage, street and parking design and construction, landscaping and general appropriateness and quality in terms of location and site design.

(A)

Location: Mobile home parks may be located as a use by right in any existing MH zone, or by special use permit in any existing R-3 or R-4 zone, or may be considered within a residential or mixed use PUD.

(B)

Allowable Uses:

(1)

Principal:

(a)

Manufacturing homes.

(b)

Modular homes.

(c)

Mobile homes.

(2)

Accessory:

(a)

Mobile home park office.

(b)

Mobile home park clubhouse.

(c)

Mobile home park laundry.

(d)

Recreational facilities for mobile home park residences.

(e)

Common storage areas for use of mobile home park residences.

(f)

Single-family home for the park manager.

(3)

Allowable uses. Please see the use regulations in Chapter 9.

(C)

Size: Minimum mobile home park size is ten (10) acres.

(D)

Density: Maximum density is seven (7) dwelling units per acre.

Please see the height and bulk requirements in Chapter 2, Section 2.3.

(A)

Mobile Home Park Setback: Fifteen (15) foot buffer around the entire park to be landscaped.

(B)

Permitted Accessory Structures:

(1)

Storage building. One detached storage building per space, one hundred (100) square feet maximum size.

(2)

Carports. One (1) carport per space.

(3)

Decks, balcony, porch. One attached deck, balcony, covered porch or combination thereof, per space.

(4)

Location. Accessory structures shall not cross space lines, and shall not be permitted in the front setback.

(C)

Conditions for Home Occupation Permits: Please see the use regulations in Chapter 9.

(D)

Height Exceptions: Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers and fire towers may be erected to any safe height not in conflict with other regulations.

(E)

Conditions for Fences, Walls and Retaining Walls:

(1)

Requirements. The mobile home park shall follow all the requirements under Chapter 2, Section 2.4(E).

(2)

Exterior fencing. In addition, the city shall require exterior fencing for purposes of visual screening. Location and design shall be decided through the plan review and approval process.

(F)

Circulation and Streets:

(1)

Streets. Streets within a mobile home park shall meet all city codes for residential street widths, design and construction specifications.

(2)

Dedication. All streets and rights-of-way are to be dedicated to the city.

(3)

Walkways. Paved walkways shall be provided to service buildings and other community areas.

(4)

Lighting. Lighting for safe street, dwelling and open space use shall be provided.

(G)

Parking Requirements:

(1)

Quantity. Minimum of two (2) off-street parking spaces per dwelling shall be provided.

(2)

Parking location. Off-street parking shall be located in only one side setback or in the front or rear yard.

(3)

Accessory use parking. Off-street parking for accessory uses shall be provided on the same lot, adjacent to the use and at a maximum of three hundred fifty (350) feet from the accessory use.

(H)

Common Open Space:

(1)

Quantity. A minimum of twenty (20) percent of the gross land area shall be set aside for recreational and preservation purposes. Streets, parking and right-of-ways shall not be considered as open space.

(2)

Open space plan approval. The open space plan will be approved based upon:

(a)

Provision of interior walkways and active and passive recreational areas.

(b)

Privacy between uses within the park and adjacent land uses and streets.

(c)

Affect on the overall mobile home park design.

(I)

Common Storage Areas:

(1)

Quantity/size. A common storage area for the use of the mobile home park residents shall be provided. A minimum of one hundred square feet of common storage area per mobile home shall be provided. The area shall be screened from adjacent residential properties and public streets by fencing and/or landscaping and shall be provided with tie-downs or anchors.

(2)

Vehicle storage. Recreational vehicles, not for occupancy, such as boats, horse trailers and detachable campers, shall be parked in this area.

(3)

Storage buildings. Common or individual storage buildings may be provided in this area.

(J)

Sign Requirements: Please see the sign regulations in Chapter 10.

(K)

Landscape Requirements: Please see the landscape regulations in Chapter 11.

(L)

Homeowners' Association (HOA) Requirements: The requirements under residential regulations, Chapter 2, Section 2.4(I), shall be followed.

(M)

Nonconforming Use:

(1)

Existing mobile home parks. Any mobile home park in existence in the city prior to the effective date of this ordinance that complies with all applicable legal and safety requirements is deemed to be a legally nonconforming use and is not subject to the provisions of this chapter. However, each mobile home shall meet the blocking, tie-down and gas hookup requirements within the subdivision regulations.

Any person who alters or extends such a legally nonconforming mobile home park shall conform to all applicable provisions.

(2)

Replacement of existing vacant space. An individual mobile home may be replaced or relocated within a legally nonconforming mobile home park if such mobile home is blocked and tied and has gas connections in compliance with the subdivision regulations and is an appropriate size for the space being occupied.

(3)

Replacement requirements. The replacement of an existing mobile home with another mobile home must meet all minimum requirements for height and bulk as stated in the mobile home park regulations.

(N)

Permit/Maintenance:

(1)

Condition and maintenance. All mobile home parks shall be kept in a neat, orderly and sanitary condition. All private facilities, which may include open spaces, streets, storage, facilities, walkways, service areas and landscaping, shall be well-maintained.

(2)

Park manager required. Every mobile home park shall have a fulltime, onsite resident park manager who shall be responsible for the interests of the owners and continued management and maintenance of the park.

(3)

Permit required. Every mobile home park operator shall obtain an annual mobile home operator's permit from the city; the fee for said permit shall be set periodically by resolution by the governing body of the city.

(4)

Denial of permit. If the mobile home park is not maintained as described above, the annual mobile home operator's permit shall be denied, the mobile homes removed and services discontinued.

(5)

Inspection required. Before any mobile home is hooked up to utility services the building inspector shall inspect the mobile home for safety. Any mobile home considered to be unsafe by the building inspector shall be either removed from the mobile home park or immediately brought into compliance with all applicable building codes.

(O)

Temporary Use Permits: Please see the use regulations in Chapter 9.

(Ord. No. 91-3, § 1, 2-5-91)

The applicant for a mobile home park shall follow the same approval procedures and submittal requirements as any planned unit development. See the planned unit development regulations in Chapter 8, Section 8.5.