The purpose of a planned unit mobile home development district is to permit an alternative to the traditional mobile home subdivision development. The planned unit mobile home development district will differ from the traditional mobile home subdivision in some respects, particularly as to development standards and jointly held common areas. Ownership of open space, private streets, recreational vehicle storage areas, service and recreational facilities shall be as jointly held common areas.

(Ord. No. 784; Code 1984, § 22700)

The objectives of the PUMH zone are to:

(1)

Establish a PUD mobile home district with development requirements that generate a more favorable cost revenue balance for the city than the traditional mobile home subdivision.

(2)

Encourage the use of private streets and the private maintenance thereof.

(3)

Create a vehicle for the conversion of qualified rental mobile home parks to an own-your-own lot or space mobile home park.

(4)

Encourage a refinement of recreational amenities and common areas, with controls and maintenance thereof managed through a homeowners' association or a nonprofit corporation.

(5)

Encourage the retention of natural slopes, waterways and other natural features by preserving such areas in the form of open space, as well as innovative mobile home space locations in harmony with natural features.

(Code 1984, § 22701)

A planned unit mobile home development district shall be established only in conjunction with a residential zone, and shall be designated on the official zoning map with the symbol "PUMH" in conjunction with the underlying zone classification (i.e., "R-1 PUMH").

(Ord. No. 784; Code 1984, § 22702)

The following general criteria are established for use in the classification of land to the PUMH overlay district:

(1)

The district may be established on land that is zoned, consisting of 20 acres or more, to be planned and developed in a manner consistent with the purpose of this article.

(2)

Any application for approval of a PUMH overlay district shall be accompanied by a master plan for the entire area covered by the application.

(3)

All land in an application for a proposed PUMH overlay district shall be held in one ownership or under unified control or have the written consent or agreement of all owners of property proposed for inclusion in the PUMH overlay district.

(4)

Utility systems (water, sewer, drainage, electrical, gas and communication facilities) shall be constructed to the standards of the city or the appropriate jurisdiction in effect at the time of application. Utilities shall be installed in perimeter streets and streets within the PUMH development.

(5)

Establishment of an association or nonprofit corporation of all property owners within the project area to ensure perpetual maintenance of all common open space, common recreational amenities and private streets is required.

(6)

All commonly owned open space, private streets and recreational amenities (known as common property) shall continue as such and shall only be used in accordance with the development plan. Appropriate land use restrictions shall be contained in all deeds to ensure that the common properties are permanently preserved and maintained in accordance with the development plan. The deed restrictions shall run with the land and be for the benefit of present as well as future property owners, and shall contain a prohibition against partition of common open space, recreational facilities or other common properties. The deed restrictions shall include the requirement of all property owners to join an established homeowners' association or nonprofit corporation for the control and maintenance of common properties, as well as obligation and methodology to pay such established fees for such maintenance. The deed shall contain a provision for an optional veto by the city of any action by the established homeowners' association or nonprofit corporation which would tend to decrease the amount of the regular annual assessment. Such optional veto shall be exercised upon a finding by the city that such a decrease could or would adversely affect the long-term maintenance of the common properties or common areas. To enable the city to exercise the optional veto, the declaration shall provide that any association or corporation action to decrease the annual assessment shall not become effective until 60 days after notice of such action is given to the city.

(Code 1984, § 22703; Ord. No. 1919, § 1(Exh. 5), 9-27-16)

The following design criteria are established for the PUMH district:

(1)

The project site shall consist of 20 acres or more of contiguous property.

(2)

The development standards of the underlying zone shall not apply to the PUMH overlay district; however, the following standards are hereby established:

a.

Density. In any PUMH overlay district, the number of mobile home spaces per net acre of land shall not exceed a maximum density of seven units per net acre.

b.

Lot size. Minimum lot sizes shall not be less than 4,400 square feet, with only one mobile home per lot. Every lot shall have a minimum width of 55 feet and a minimum depth of 80 feet.

c.

Yards.

1.

Front yard. Every lot or space shall have a front yard of not less than ten feet in depth.

2.

Side yards. Every lot or space shall have a minimum five-foot side yard on each side of the lot. No covered patios shall extend into the five-foot side yard setback.

3.

Rear yard. Every lot or space shall have a rear yard not less than ten feet in depth. No covered patios shall extend into the rear ten-foot setback.

d.

Lot coverage; screening.

1.

All buildings, including accessory buildings and structures, shall not cover more than 60 percent of the lot. Of the remaining area, ten percent shall be live landscaping.

2.

A maximum six-foot-high wall or decorative wall may be placed around the development perimeter, provided that such wall is set back five feet from the right-of-way line of dedicated streets. The setback area shall be in live landscaping, although consideration may be given to sidewalks with tree wells. Landscaping and tree wells shall be irrigated and maintained as common property or, at the discretion of the parks director, be included in the city lighting and landscaping district.

3.

Where a site adjoins a single-family zone or a site general planned for low density single-family use, a solid masonry wall six feet in height shall be located adjoining the property line, except adjoining a required front yard; and an area at least five feet in depth adjoining the property line shall be landscaped with live plant materials, including trees. Where a carport or garage is placed within three feet of a property line adjoining a single-family zone or a site general planned for low density single-family use, no landscaped buffer is required.

e.

Streets. All streets within the PUMH district and perimeter public streets shall be developed to city standards and specifications. All streets within the PUMH development shall be maintained as private streets and shall be considered as common property. Adequate traffic circulation to and within the development for emergency and protective services, including fire and police equipment, shall be provided. Private street widths and designs shall be determined by the overall development plans as approved by the public works director. Access rights shall be granted to the city and other public or quasi-public agencies.

f.

off-street parking and loading.

1.

Two covered parking spaces shall be provided for each lot or space. No covered parking spaces shall extend into the front yard setback.

2.

No recreational vehicle storage shall be permitted in any area other than those so designated in the master development plan.

3.

Common areas for guest parking shall be provided. Visitor parking shall be provided in accordance with article XL of this chapter.

g.

Community recreation. A minimum of 270 square feet per mobile home space of recreation area, exclusive of any mobile home space, shall be provided within the PUMH district. The recreation areas shall contain a clubhouse and a recreational area for outdoor games and activities such as shuffleboard and horseshoes or facilities such as putting greens and swimming pools. The community recreation and service area, together with the activities planned and recreational vehicle storage area, shall be shown on the plans and specifications. The location and size of all facilities indicated in this subsection shall be determined by approval of the master plan of development. The clubhouse shall have a floor area of not less than 25 square feet for each residential lot or space, and shall contain adequate kitchen, restroom and storage facilities therein.

(Ord. No. 784; Ord. No. 918; Ord. No. 963; Ord. No. 1009; Code 1984, § 22704)

(a)

Building height. Building heights for recreational and accessory buildings in the PUMH district shall be limited to 35 feet, with the exception of skylights, towers, steeples, flagpoles, chimneys or similar structures, provided that such structures are included in the master plan.

(b)

Energy conservation. The development shall be designed to comply with all energy conservation features and materials required by current state and local laws.

(c)

Fire detection systems. Early warning smoke detection systems will be installed in buildings designed or used for the gathering of 50 or more persons.

(d)

Address numbering.

(1)

Each street name shall be clearly and visibly identified, with the location, type and color to be approved by the public works director.

(2)

Street address numbers shall be uniformly marked and placed, and shall be clearly visible from the street. Street address numbers shall be no less than four inches in height, with at least a one-half-inch brush stroke.

(3)

All street names and street address numbers shall be clearly visible to approaching emergency vehicles.

(e)

Mailboxes. Mail and newspapers shall be received at a master box near the entrance directory, which shall have automatically controlled night lighting or be lighted on a 24-hour basis.

(f)

Directory board. A master directory board shall be placed in a convenient location near each entry to the development. The directory board shall be easily read from a vehicle, and shall have automatically controlled night lighting or be lighted on a 24-hour basis.

(g)

Lighting. A lighting system approved by the public works director shall be installed along all perimeter public streets and along all private streets within the PUMH development. Additionally, an onsite lighting system shall be installed along all vehicular accessways and major walkways. Such lighting shall be directed onto driveways and along walkways within the development and away from adjacent properties. Outdoor lighting devices shall be approved exterior all-weather fixtures.

(h)

Trash collection areas. Trash collection areas for private and common property shall be located in areas designated by the public works director. Such areas shall be enclosed with a masonry wall having a minimum height of five feet. The access gate or door to any trash area shall be of opaque material.

(i)

Recreational vehicle storage. A specially designated area shall be provided for all recreational vehicle storage. If provided on the site, such area shall be included and maintained as part of the common property. Any onsite recreational vehicle storage shall be enclosed from public view with appropriate fencing and landscaping. No chainlink or portable fencing shall be permitted. Security features to preclude theft and unauthorized intrusion by outsiders shall be incorporated into the design.

(j)

Laundry areas. Where laundry areas other than those located within individual mobile homes are provided, such areas shall be located so as to minimize unsightliness and noise disturbances both within and outside the development. No common areas or private lots or spaces shall be used for the handling or drying of laundry unless screened from view.

(k)

Exterior utility meters. Exterior utility meters shall be screened architecturally or with live landscaping.

(l)

Individual storage units. Individual lot or space storage units shall not be permitted in the required front or side yard setbacks or in carports in such a manner that would necessitate a parked vehicle protruding onto a front yard setback or onto the street.

(m)

Gates. Any gates blocking any entrance or exit to a public street shall have an approved breakaway device for emergency public safety vehicles. The breakaway gate shall be approved by the public works director.

(n)

General design. The general design of the development should facilitate the reduction of crime through adequate security, lighting and fencing, with close cooperation with the city chief of police for security design.

(Ord. No. 784; Ord. No. 959; Code 1984, § 22705)

(a)

No mobile home may be occupied in a planned unit mobile home development until the community development director and public works director have certified that all requirements of this article and all building code requirements have been met, except that one mobile home unit may be used as a temporary sales office, with such use to expire at the completion of development.

(b)

No mobile home shall be used for commercial purposes at any time.

(Code 1984, § 22706)

To achieve the purposes of this article, the subdivider of a planned unit mobile home development shall include a copy of those portions of the declaration and restrictions proposed to be recorded as required by state law, together with any and all documents required and relating to the items regulated by this article, in all proposals for the planned unit mobile home development made pursuant to the provisions of this article. Once the declaration is accepted in final form by the city attorney, no portion of the declaration relating to items regulated by this chapter shall be modified or amended in any way without the written consent of the city attorney.

(Code 1984, § 22707)

A planned unit mobile home development which is not in compliance with all standards and requirements of this article may be approved if, upon application by the subdivider, the city council finds that, although there are unusual circumstances regarding the development's location, site or configuration, the development is in substantial compliance with this article, or that there are mitigating features incorporated in the development which tend to further the expressed intents and purposes of this article.

(Code 1984, § 22708)

The purpose of a planned unit mobile home development conversion is to permit park owners and park residents desiring to convert from a rental park to an own-your-own lot or space park a vehicle for such conversion. The consequent purposes of sections 90-730 through 90-732 are as follows:

(1)

To ensure that all rental spaces being converted to own-your-own lots meet the intent of the planned unit mobile home development district.

(2)

To help mitigate the high costs of relocating coaches from rental spaces to own-your-own lots.

(3)

To promote the concept of home ownership and to encourage a greater amount of owner-occupied mobile home lots within the economic means of most segments of the community, thus encouraging participation in the various economic and social benefits associated with home ownership.

(Ord. No. 784; Code 1984, § 22709)

(a)

In addition to the requirements relating to the planned unit mobile home development district, the application for mobile home development conversion shall include the following:

(1)

Tenant and rental information, which shall consist of the name and address of each present tenant of the development, and identification of the vacant spaces.

(2)

Schedule of proposed improvements needed to meet the development standards and criteria for a planned unit mobile home development district.

(3)

Notice that each tenant has been given a minimum of 150 days' written notice of the owner's intention to convert the development from a lease park to an own-your-own lot or space park prior to termination of tenancy.

(4)

Notice that the present tenant of any space to be converted has been given an exclusive right to purchase the space occupied, as specified or provided by state law.

(b)

Those tenants who were not given written notice by the park owner of the intention to convert the lots to the own-your-own configuration at the time of their lease and those tenants who do not wish to purchase their converted lots shall be given an additional 60 days to relocate.

(Ord. No. 784; Code 1984, § 22710)

Recognizing that conversion from a rental mobile home park to a planned unit mobile home development may present unique problems, the city council may, following application by the subdivider, grant an exception to the requirements of a particular subsection upon a finding that the proposed conversion will not have the potential to contravene the intents and purposes of this article.

(Code 1984, § 22711)