This chapter is intended to provide regulations for the location, design, construction, enlargement, improvement, alteration, and operation of mobile home parks in order to promote, protect, and secure the health, safety, and general welfare of the public, the residents, and users of such facilities. (Ord. 3097, 4-7-2008)

For purposes of this chapter, the following definitions are applicable:

   FRONTAGE: The side of a mobile home site that is adjacent to any street. If a site is adjacent to more than one street, it must conform to an established frontage where side exits or a common frontage have been established. If there are frontages already established on both of the streets that such a site faces, it may front on either street so long as it maintains yards conforming to both frontages.

   MOBILE HOME: A previously constructed, detached, single dwelling unit that exceeds eight feet (8') in width or forty five feet (45') in length, was constructed in compliance with the applicable prevailing standards of the United States department of housing and urban development at the time of its production, and was constructed on one or more chassis, designed to be transported or towed on its own wheels to the point of use after fabrication, suitable for year round occupancy, and containing a flush toilet, sleeping accommodations, a tub or shower bath, kitchen facilities, and plumbing and electrical connections provided for attachment to appropriate external systems. This includes manufactured homes for purposes of this chapter.

   MOBILE HOME SITE: A plot of ground within a mobile home park that is designed for the accommodation of one mobile home or one manufactured home.

   MOBILE HOME STAND: That part of a mobile home site that has been reserved for the placement of a mobile home, appurtenant structure, or addition.

   PROPERTY LINE: Perimeter boundary of mobile home park.

   VEHICLE TRAVEL LANE: All roads, driveways, and parking areas within a mobile home park. (Ord. 3097, 4-7-2008)

No person may operate any mobile home park within the city without a valid business license. (Ord. 3097, 4-7-2008)

   A.   Permitted Structures: Only the following structures are permitted in a mobile home park:

      1.   Mobile homes, excluding commercial sales of mobile homes;

      2.   Manufactured homes; and

      3.   Accessory buildings or structures, for use only by park management or park residents, which may not exceed two (2) stories and twenty four feet (24') in height.

   B.   Dimensional Standards: Buildings and other structures in a mobile home park must conform to the following dimensional standards:

      1.   The minimum size for a mobile home park is ten (10) acres and fifteen (15) mobile home sites that must be completed and ready for occupancy within one year of the conditional use approval.

      2.   Mobile home park density may not exceed nine (9) mobile homes or manufactured homes per acre.

      3.   Maximum mobile home site coverage, by all structures, is fifty percent (50%) of the lot area.

      4.   All structures within a mobile home park must be set back at least ten feet (10') from the property line.

      5.   Mobile homes must be located so that they are at least twenty five feet (25') apart side to side, fifteen feet (15') apart from side to rear, and fifteen feet (15') apart from rear to rear.

      6.   Each mobile home site must provide a well drained stand with a firm, stable base approved by the building and safety division for the placement of the mobile home. Minimum dimensions are twelve feet by fifty feet (12' x 50') for singlewide homes and twenty four feet by fifty feet (24' x 50') for doublewide homes. Mobile home stands must be at least five feet (5') from road curb.

      7.   An outdoor patio area of at least one hundred eighty (180) square feet must be provided at each mobile home site, conveniently located to the entrance of the mobile home and appropriately related to open areas of the mobile home site and other facilities, for the purpose of providing suitable outdoor living space to supplement the mobile home.

      8.   No mobile home may be higher than twenty four feet (24').

   C.   Vehicular And Pedestrian Access Standards: Mobile home parks must conform to the following vehicular and pedestrian access standards:

      1.   All mobile home parks must have access to a major or minor arterial or collector street. Access is determined according to location and need.

      2.   The city commission may require additional dedication and improvements on streets and highways abutting the proposed mobile home park as may be necessary to provide safe access to and from the park.

      3.   Minimum pavement width in mobile home parks is twenty five feet (25') for all roads without on street parking and ten feet (10') for all driveways. If street parking is allowed on one side of a road, the minimum road width is thirty three feet (33'). If street parking is allowed on both sides of a road, the minimum road width is thirty eight feet (38').

      4.   The mobile home park road system should be so designed as to prevent the use of such roads for through traffic. The entire width of the vehicle travel lanes must be surfaced with a minimum of two inches (2") of asphalt, plant mix, concrete, or other approved materials on suitable road base, as approved by the city engineer. A concrete curb and gutter must be placed along both sides of all roads. Types of curbs and gutters must reflect topographic conditions and road design.

      5.   Sidewalks, constructed in accordance with applicable city requirements, must be provided on the public street side of each mobile home site unless the city commission specifically waives such requirement. The commission may take performance bonds in lieu of construction for a specific period of time.

      6.   Adequate hard surface paving shall be provided for off street parking, vehicle storage, and access in accordance with this title.

   D.   Utilities And Other Services: Mobile home parks must provide utilities and other services as follows:

      1.   All sanitary sewage facilities and plumbing and water facilities, including connections provided to individual mobile homes or manufactured homes, must meet applicable requirements of the city and the state of Montana.

      2.   The plumbing connections to each mobile home or manufactured home must be constructed so that all lines are protected from freezing, from accidental bumping or damage, and from creating any type of nuisance or health hazard.

      3.   An adequate amount of running water from the city water system must be piped to each mobile home.

      4.   Storm drainage facilities must be constructed, in accordance with an approved drainage plan meeting city standards.

      5.   All electric, natural gas, telephone, cable television, and other utility and fuel lines must be underground and designed so as to conform with applicable city and state laws. When meters are installed, each must be located in a uniform manner.

      6.   When exterior television antenna installation is necessary, a master antenna must be installed and extended to individual stands by underground lines. Such master antenna must be so placed as not to be a nuisance to park residents or surrounding areas.

      7.   Facilities must be provided for the sanitary and lawful storage and disposal of solid waste.

      8.   Street and yard lights attached to standards approved by the city must be provided in sufficient number, intensity, and location to permit the safe movement of vehicles and pedestrians at night.

   E.   Skirting, Canopies And Awnings: Skirting, canopies, and awnings are regulated as follows:

      1.   Each mobile home must be skirted within ninety (90) days after placement in a mobile home park.

      2.   Skirting material may be of 26-gauge metal, aluminum, or other noncorrosive metal or material of equal strength, and so constructed and attached to the mobile home as to prevent the entry of rodents, flies, and insects.

      3.   Canopies and awnings may be attached to any mobile home, but they may not exceed twelve feet (12') in width or the length or height of the mobile home.

      4.   A building permit is not required for construction or erection of canopies or awnings that are open on three (3) sides, but is required before construction or erection of any screened, glassed in or otherwise enclosed awning or canopy.

   F.   Fire Extinguishing Equipment: Every mobile home park shall be equipped at all times with fire extinguishing equipment in good working order, of such type, size, and number, and so located within the park, as to satisfy regulations of this code.

   G.   Landscaping And Screening: The following landscaping and screening requirements must be met in all mobile home parks:

      1.   Trees Required: There must be at least two (2) deciduous trees with a minimum one and one-half inch (11/2") caliper for each mobile home site. At least one evergreen tree must be provided for every three (3) mobile home sites and must be located at the front or rear of one of the mobile home sites. Withered or dead plant material must be replaced within a reasonable period of time, but not longer than one growing season.

      2.   Greenbelt Enclosure Of Mobile Home Park: One of the following buffers must be provided between a mobile home park and adjoining properties:

         a.   A greenbelt planting strip, not less than twenty feet (20') in width, must be placed along the perimeter of the mobile home park where it abuts public rights of way or an adjoining area not constituting a mobile home park. The greenbelt must be developed with a mixture of hardy deciduous and coniferous plant material, grass or ground cover, and maintained thereafter in a neat and orderly manner.

         b.   A continuous ornamental wall six feet (6') in height above grade must be erected one foot (1') off property lines abutting other adjoining properties not constituting a mobile home park and six feet (6') off property lines abutting public rights of way. Walls on right of way corners must meet the requirements of this title in regard to the line of sight on rights of way. Such walls must be landscaped with suitable plant materials along both sides to cover at least twenty percent (20%) of each side for the total length of wall existing along rights of way, except for drive approaches into the park. Walls used on property lines must have thirty percent (30%) of total wall length landscaped on the mobile home park side. The remaining areas shall be landscaped and maintained with a well kept lawn or other landscaping materials in accordance with this title. Landscaping must be continually maintained in a healthy, growing, neat, and orderly condition.

         c.   Any combination of these two (2) methods may be used.

      3.   Other Potential Requirements: The city commission may require fencing or screen planting around areas containing solid waste disposal facilities and around service or recreational areas as a condition of approval of a mobile home park.

   H.   On Site Laundry Drying Space: On site, indoor or outdoor, laundry drying space, adequate in relation to the number of mobile or manufactured homes in the park, must be provided. Where outdoor drying space is utilized, individual clothes drying facilities on each mobile home site may be placed in the rear yard only.

   I.   Recreational Space: A minimum of two hundred (200) square feet per mobile home site must be reserved for recreational development. This area must be accumulated in central locations and designed with recreation equipment and approved landscaping. (Ord. 3097, 4-7-2008)