Gregory City Zoning Code
CHAPTER 151
MOBILE HOMES AND PARKS; TRAILERS
§ 151.01 DEFINITIONS.
For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
MOBILE HOME. A detached single-family dwelling unit with all of the following characteristics:
(1) Designed for long-term occupancy, and containing sleeping accommodations, a flush toilet, a tub or shower bath, and kitchen facilities, with plumbing and electrical connections provided for attachment to outside systems.
(2) Designed to be transported after fabrication on its own wheels, or on flatbed or other trailers or detachable wheels.
(3) Arriving at the site where it is to be occupied as a dwelling complete, including major appliances and furniture, and ready for occupancy except for minor and incidental unpacking and assembly operations, location on foundation supports, connection to utilities, and the like.
MOBILE HOME PARK. Any park, trailer park, trailer court, camp, site, lot, parcel or tract of land designed, maintained or intended for the use of supplying a location or accommodation for two or more mobile homes, and upon which the mobile homes are parked permanently or temporarily, and shall include all buildings and utilities used or intended for use as part of the equipment thereof, whether a charge is made for the use of the trailer park and its facilities or not. MOBILE HOME PARK shall not include travel trailer parks or trailer sales lots.
TRAVEL TRAILER. A vehicular portable structure designed as a temporary dwelling for travel, recreational and vacation uses, which:
(1) Is identified on the unit by the manufacturer as a travel trailer;
(2) Is not more than 8 feet in body width;
(3) Can operate independent of connections to external sewer, water and electrical systems; and
(4) Does not include automobiles, trucks or buses adapted for vacation use but not identified by the manufacturers as travel trailers.
TRAVEL TRAILER CAMPGROUND. Any plat or ground on which a camper, travel trailer, motor home or tent is located for short-term occupancy regardless of whether or not a charge is made for the accommodation. However, the definition shall not include the premises of one who stores thereon a single trailer of which he or she is the owner.
(Ord. 124, passed 2-7-1994)
§ 151.02 MINIMUM AREA.
No mobile home park as defined herein shall be located on any parcel of ground having surface area of less than 5 acres unless abutting an existing mobile home park. A minimum of 15 mobile home spaces must be provided for occupancy under the initial construction of a mobile home park to ensure that streets, parking and other facilities are completed for the first occupants.
(Ord. 124, passed 2-7-1994)
§ 151.03 ADMINISTRATION.
(A) The administration and enforcement of this chapter shall be under the supervision and jurisdiction of the Building Inspector.
(B) The Building Inspector shall have the right and is hereby empowered to enter upon any premises on which any mobile homes, travel trailers or campers are or about to be located and inspect the same and all accommodations connected therewith at any reasonable time.
(Ord. 124, passed 2-7-1994)
§ 151.04 LOCATION OUTSIDE PARKS.
(A) Except as otherwise provided, it shall be unlawful, within the limits of the city, to park any mobile home or travel trailer on any street, alley or highway, or other public place, or on any tract of land owned by any person occupied or unoccupied, within the city, except for persons now having located on his or her premises pursuant to a valid permit previously granted and except as provided in this chapter.
(B) No owner or occupant of a mobile home located or placed outside a licensed park in the city shall locate or install the same on any premises in the city without first having obtained a building permit therefor from the building official. The building official shall not issue a building permit to any applicant for the permit unless the applicant shall locate the mobile home on a permanent foundation on a lot or parcel of real property, meeting all the area requirements of a building lot for a single-family dwelling in the residential zone of the city, and shall locate the same on a lot fronting on a dedicated street and on the lot so as to meet all the requirements of the front, side and rear yard areas in a residential zone as provided by the zoning ordinance; and further provided that no permit shall be issued to any applicant who shall not first have secured the written consent of 75% of the owners of real property located within 150 feet of any part of the premises upon which the mobile home shall be located. All mobile homes located in the city and outside a licensed park or campground shall be directly connected to the public water supply and to the public sanitary sewer outlet, or to a septic system in the event the same shall be more than 200 feet from any sewer outlet. The value of any mobile home, as installed, for which a permit is granted under this division shall not be less than $1,000 less than the average full fair market value of the dwelling houses located within a 150-foot radius of any part of the lot or parcel on which any trailer shall be located, the values to be determined from the current tax record.
(C) Emergency or temporary stopping or parking is permitted on any street, alley, or highway for not longer than 1 hour subject to any other or further prohibitions, regulations, or limitations imposed by the traffic and parking regulations for that street, alley or highway.
(D) (1) No person shall park or occupy any mobile home or travel trailer on the premises of any occupied dwelling, or on any lot which is not a part of the premises of any occupied dwelling, either of which is situated outside an approved mobile home park or travel trailer campground; except the parking of only 1 unoccupied travel trailer in an accessory private garage building or in a rear yard in any district is permitted providing no living quarters shall be maintained or any business practiced in the travel trailer while so parked or stored.
(2) Temporary parking of an occupied or unoccupied travel trailer for a period not to exceed 7 consecutive days is permitted on private property.
(E) (1) It shall be lawful to locate 1 occupied mobile home on a mobile home sale lot, provided the mobile home shall be served by an approved public water supply and an approved sanitary system.
(2) Normal utility and inspection fees shall apply.
(3) Permission for the location of a mobile home may be granted by the building official which the sales lot is operated.
(Ord. 124, passed 2-7-1994)
§ 151.05 PERMANENT OCCUPANCY.
Mobile homes may be used as permanent places of abode or as permanent dwellings for an indefinite period of time only in the following cases:
(A) Where the mobile home is lawfully located and maintained in a licensed park as herein defined.
(B) Where the owner thereof shall locate and install the same on a permanent foundation on real property of which he or she shall be the owner or lessee.
(Ord. 124, passed 2-7-1994)
§ 151.20 LICENSE; APPLICATION AND ISSUANCE.
(A) It shall be unlawful for any person to establish, operate or maintain or permit to be established, operated or maintained upon any property owned or controlled by him or her, a mobile home park or travel trailer campground within the limits of the city without having first secured a license for each of them from the city granted and existing in compliance with the terms of this chapter. All licenses shall expire on the first day of January of each year; but may be renewed under the provisions of this chapter for additional periods of 1 year. Each application for a license shall include a showing that the applicant's premises comply with this chapter or any amendment of the same, except as provided in state law. A license fee of $50 or $1 for each mobile home lot in the mobile home park whichever is greater shall accompany each application for a new license or the renewal of an existing license.
(B) The initial application for the license shall be made in conjunction with the building permit application. The renewal of the license shall be filed with the Finance Officer. The application for a license or a renewal thereof shall be made on printed forms furnished by the Finance Officer and shall include the name and address of the owner in fee of the tract, if the applicant, a duly verified statement by that person, that the applicant is authorized by him or her to construct or maintain the mobile home park and make the application and the legal description of the premises, upon which the mobile home park is or will be located as will readily identify and definitely locate the premises. The application shall be accompanied by 4 copies of the park plan showing the following, either existing or as proposed:
(1) The extent and area used for park purposes;
(2) Roadways and driveways;
(3) Location of sites or units for mobile homes;
(4) Location and number of sanitary conveniences, including toilets, washrooms, laundries and utility rooms to be used by occupants;
(5) Method and plan of sewage disposal;
(6) Method and plan of garbage removal; and
(7) Plan for electrical power for units.
(Ord. 124, passed 2-7-1994)
§ 151.21 INSPECTION FEE.
(A) Each mobile home moved onto a mobile home park lot shall be inspected by the Building Inspector and a $5 inspection fee paid by the mobile home owner to the Finance Officer prior to occupancy of the mobile home. The inspection shall insure compliance with the provisions of this chapter.
(B) Licenses issued under the terms of this chapter convey no right to erect any building, to do any plumbing work or to do electrical work, and are not transferable.
(Ord. 124, passed 2-7-1994)
§ 151.22 GRANDFATHER CLAUSE.
(A) The following mobile home parks in existence on March 1, 1994 shall be exempt from the provisions of this chapter until 6 months after the mobile home parks are no longer used for mobile home parking: Brumbaugh Trailer Court described as the S 25 feet of Lot 5, Lot 6 of BLK 39; Nemer Trailer Court described as: E 90 feet of lots 15 to 18 of BLK 62; Shaffer Trailer Court described as: Lot A in SE ¼ NE ¼ less north part of E 123 feet in Sec. 13-97-73 Hills First Addition to City of Gregory; Harrison Trailer Court described as Lot B of Outlot in SE ¼ of the NE ¼ of the NE ¼ of Sec. 13-97-73 in Hills First Addition to Gregory; Wendell Trailer Court described as Lot 3-12 in Logan Acre's Addition to Gregory. The grandfather clause will exempt any owner of the above named and described location of the property.
(B) In addition all existing mobile homes placed in the city limits prior to March 1, 1994 shall be exempt from the restrictions in this code that apply to them.
(Ord. 124, passed 2-7-1994)
§ 151.23 PLAN SUBMISSION.
The applicant for a mobile home park license shall submit with his or her application a plan of construction within the proposed park adhering to and observing the space limitations and requirements hereinafter prescribed and within a mobile home park, the following space regulations and other requirements shall apply:
(A) Area requirements:
(1) Minimum lot area shall be 3,200 square feet.
(2) Minimum lot width at building line shall be 35 feet.
(3) Minimum space between mobile homes shall be 10 feet if a 1-hour fire resistive wall 8 feet in height is constructed on the lot line between the front yard and rear yard lines. In the absence of a wall, the minimum space between mobile homes shall be 20 feet. Except, mobile homes located on lots within mobile home parks at the time of passage of this code shall be required to have a minimum distance between mobile homes or structures attached thereto of 16 feet so long as the mobile home remains on the same lot.
(4) Maximum projection of an attached structure to 1 side shall be 5 feet and a carport may be attached; the projections shall not be included in side yard measurements. Any projection other than the 2 above specified instances shall be counted in determining side yard requirements.
(5) Side yards and rear yards for the mobile home park shall be at least 25 feet; except, when adjacent to other mobile home parks or campgrounds or to zones other than R-1 and R-2, the side and rear yards shall be at least 10 feet.
(6) Front yards of 30 feet shall be provided on dedicated streets measured from the lot line, or 10 feet on private streets measured from the edge of the roadway or back of curb.
(7) In no case shall any mobile home occupy more than 1/3 the total area of any lot.
(8) Exceptions to area requirements for lots established in mobile home parks prior to October 11, 1972:
(a) Minimum lot area shall be 2,200 square feet.
(b) Minimum lot width at building line shall be 31 feet.
(c) Front yards of 25 feet shall be provided on dedicated streets measured from the lot line.
(9) The maximum building site of each mobile home shall be shown on the park plan for each mobile home lot.
(10) BUILDING SIZE in division (A)(9) of this section is defined as the outside measurements of the mobile home excluding the trailer hitch and tongue.
(B) Street and access requirements:
(1) Minimum roadway widths within a mobile home park shall be:
(a) Twenty feet with no parking permitted.
(b) Thirty feet with parking permitted on 1 side only.
(c) Forty feet with parking permitted on both sides.
(2) All mobile home space shall abut upon hard surfaced streets. Surfacing shall be Portland cement concrete or asphaltic concrete. Completion of surfacing shall be within 2 years of the first occupancy.
(3) All dead-end streets shall terminate in an open space having a 60-foot minimum diameter. No dead-end street shall exceed 500 feet in length.
(4) Streetlights of 175 watt luminairs at 150 feet maximum spacing shall be provided for the safe movement of pedestrians and vehicles at night.
(5) Sidewalks shall be provided within the mobile home park between the individual mobile homes, the park streets and all community facilities provided for park residents. Interior sidewalks and individual walks shall be of Portland cement concrete at least 4 inches in thickness and 2½ feet in width; except, individual walks 2 feet in width may be retained where they exist on the date of passage of this code. Exterior sidewalks and sidewalks along public streets shall comply with the requirements of the ordinances of the city pertaining to public sidewalks.
(6) The owner of a mobile home park shall provide a roadway which shall be at least 20 feet in width with no parking permitted, or 30 feet in width with parking permitted on 1 side only, or 40 feet in width with parking permitted on both sides for the purpose of connecting the roadway system within the mobile home park with the public highway system.
(7) It shall be unlawful and a violation of this chapter for any person to obstruct any roadway required by the provisions of this section.
(C) Every mobile home park shall be located on a well-drained area, and the premises shall be properly graded so as to prevent the accumulation of storm or other waters.
(D) Car parking areas shall be provided at the rate of at least 2 car spaces for each mobile home lot, and at least one of the spaces shall be located on the lot. The car parking spaces shall be surfaced with Portland cement concrete or asphaltic concrete completed in place before occupancy. In no case shall parking be permitted on interior drives within 25 feet of exterior driveways or interior intersections.
(E) Exposed ground surfaces in all parts of every mobile home park shall be paved, or covered with stone screenings, or other solid material or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust.
(F) Each mobile home space shall be provided with a hardstand of sufficient size and depth to adequately accommodate a mobile home.
(G) Anchors such as deadmen, screw augers or arrowhead anchors approved by the Building Inspector shall be provided and installed by the owner of each mobile home.
(H) Each lot in the mobile home park shall be identified by a clearly visible number the size of which shall be at least 3 inches in height.
(Ord. 124, passed 2-7-1994)
§ 151.24 PLACEMENT PERMIT.
The mobile home court owner shall submit a permit application to the Building Inspector before a mobile home is allowed to be placed in a new or vacated space in the owner's court. The permit shall include the mobile home owner's name, mobile home make/model/size, date and time of anticipated arrival, and the court lot location assigned.
(Ord. 124, passed 2-7-1994)
§ 151.25 ANNUAL COMPLIANCE PLAN REVIEW.
Prior to the annual licensing of all mobile home courts, an inspection shall be conducted of each mobile home court to determine the court owner's conformance with the signed mobile home court ordinance compliance plan. The inspection shall include a review of all variances granted in the plans to determine the status and/or continued need for those variances.
(Ord. 124, passed 2-7-1994)
§ 151.40 WATER SUPPLY AND SANITARY SEWER.
Within any mobile home park the following regulations applicable to water supply and sanitary waste removal shall be observed:
(A) All units in any mobile home park shall be individually served by a connection with the public water supply, an adequate supply of pure water, furnished through a pipe distribution system connected directly with the city water system.
(B) All units in any mobile home park shall be equipped with flush-type toilets and be connected to the city sewer system.
(Ord. 124, passed 2-7-1994)
§ 151.41 REFUSE DISPOSAL.
Within any mobile home park the following regulations relating to the collection and disposal of solid and semisolid waste shall be observed:
(A) The storage, collection and disposal of refuse in the mobile home park shall be so managed as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution.
(B) All refuse shall be stored in flytight, watertight, rodentproof containers, which shall be located not more than 150 feet from any mobile home space. Containers shall be provided in sufficient number and capacity to properly store all refuse.
(C) All refuse shall be collected in accordance with existing ordinances.
(Ord. 124, passed 2-7-1994)
§ 151.42 PLUMBING, HEATING AND ELECTRICAL REPAIR WORK.
All plumbing, heating and electrical alterations or repairs in a mobile home park shall be made in accordance with applicable local regulations.
(Ord. 124, passed 2-7-1994)
§ 151.43 SKIRTING REQUIRED.
Every mobile home owner shall cause the home to be skirted with material approved by the building official after placement of the home. Areas enclosed by skirting shall be maintained so as not to provide a harborage for rodents, or create a fire hazard.
(Ord. 124, passed 2-7-1994)
§ 151.44 ADDITIONS.
No additions shall be built onto or become a part of any mobile home unless approved by the building official.
(Ord. 124, passed 2-7-1994)
§ 151.45 REGISTER OF OCCUPANTS.
(A) It shall be the duty of each licensee 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:
(1) The name and address of the owner of each mobile home;
(2) The name and address of the mobile home renter, if not the owner;
(3) The make, model, year, lot number, license number and exterior dimensions of each mobile home;
(4) The state, territory or country issuing the licenses; and
(5) The date of arrival and of departure of each mobile home.
(B) The park shall keep the register available for inspection at all times by law enforcement officers, public health officials and other 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 3 years following the date of departure of the registrant from the park.
(Ord. 124, passed 2-7-1994)
§ 151.46 MANAGEMENT, MAINTENANCE AND CONTROL; OWNER.
(A) An office, denoted by a sign, should be maintained in every mobile home park in which shall be located a person in charge of the park. A copy of the park license and of this chapter shall be posted therein and the park register shall at all times be kept in the office. A map of the mobile home park shall be displayed showing the location of each lot. In the event no office is maintained in the mobile home park, illuminated signs shall be maintained at each entrance to the mobile home park showing the name of the mobile home park and a map showing the location and lot number of each lot in the mobile home park.
(B) It is hereby made the duty of the attendant or person in charge together with the licensee, to:
(1) Keep at all times the register of all occupants as hereinbefore provided;
(2) Maintain the park in a clean, orderly and sanitary condition at all times;
(3) Cut and control all noxious weeds;
(4) Post speed limit signs meeting the specifications of the city engineer at the entrances of the park restricting motor vehicle traffic to not more than 15 mph;
(5) Notify the Building Inspector whenever a space is vacated;
(6) Notify the Building Inspector before a mobile home is placed in a new or vacated space;
(7) See that the provision of this chapter and all other applicable laws and ordinances are complied with; and
(8) Cap all sewers not connected to a mobile home trailer.
(Ord. 124, passed 2-7-1994)
§ 151.47 FIRE EXTINGUISHERS REQUIRED.
Fire extinguishers of class B, C, with a UL rating of 5 shall be furnished in operating condition by the mobile home owner at the time of occupancy and maintained by the mobile home occupant thereafter in all mobile homes in the city.
(Ord. 124, passed 2-7-1994)
§ 151.48 UNLAWFUL OCCUPANCY.
It shall be unlawful and a violation of this chapter for any person to occupy for residential purposes or for the purpose of a home occupation any mobile home which is not so located, maintained or equipped as to fully comply with the provisions and requirements of this chapter.
(Ord. 124, passed 2-7-1994)